17047
DAVID DOUGLAS
SCHOOL DISTRICT
2018 Facility Condition Assessments Summary Report
BBL ARCHITECTS 200 North State Street
Lake Oswego, Oregon 97034
(503) 635-4425
October 26, 2018
David Douglas School District
Facility Condition Assessment Summary Report 1
Table of Contents
Background Page 2
Executive Summary – General Facility Condition Assessments Page 3
Summary Table Page 4
Individual Facility Condition Assessments
Cherry Park Elementary School Page 6
Earl Boyles Elementary School Page 15
Gilbert Heights Elementary School Page 21
Gilbert Park Elementary School Page 30
Lincoln Park Elementary School Page 37
Menlo Park Elementary School Page 41
Mill Park Elementary School Page 47
North Powellhurst Elementary School Page 51
Ventura Park Elementary School Page 55
West Powellhurst Elementary School Page 61
Alice Ott Middle School Page 69
Floyd Light Middle School Page 75
Ron Russell Elementary School Page 83
David Douglas High School – North Campus Page 87
David Douglas High School – South Campus Page 99
Fir Ridge HS Page 109
DDSD Aquatic Center Page 113
DDSD Performing Arts Center Page 115
DDSD Facilities – South Powellhurst Campus Page 117
DDSD Administration Building (Halsey) Page 124
Appendices:
Appendix A: Cherry Park ES Assessment Spreadsheets
Appendix B: Earl Boyles ES Assessment Spreadsheets
Appendix C: Gilbert Heights ES Assessment Spreadsheets
Appendix D: Gilbert Park ES Assessment Spreadsheets
Appendix E: Lincoln Park ES Assessment Spreadsheets
Appendix F: Menlo Park ES Assessment Spreadsheets
Appendix G: Mill Park ES Assessment Spreadsheets
Appendix H: North Powellhurst ES Assessment Spreadsheets
Appendix I: Ventura Park ES Assessment Spreadsheets
Appendix J: West Powellhurst ES Assessment Spreadsheets
Appendix K: Alice Ott MS Assessment Spreadsheets
Appendix L: Floyd Light MS Assessment Spreadsheets
Appendix M: Ron Russell MS Assessment Spreadsheets
Appendix N: David Douglas HS – North Campus Assessment Spreadsheets
Appendix O: David Douglas HS – South Campus Assessment Spreadsheets
Appendix P: DDSD Aquatic Center Assessment Spreadsheets
Appendix Q: DDSD Performing Arts Assessment Spreadsheets
Appendix R: DDSD Facilities – South Powellhurst Assessment Spreadsheets
Appendix S: DDSD Administration Building Assessment Spreadsheets
David Douglas School District
Facility Condition Assessment Summary Report 2
Background
BBL Architects (BBL) was asked by the David Douglas School District to determine the expected costs
for essential infrastructure maintenance and repair. Between February 14, 2018 and April 5, 2018 BBL
Architects (BBL) inspected the nine elementary schools (Cherry Park Elementary School, Earl Boyles
Elementary School, Gilbert Heights Elementary School, Gilbert Park Elementary School, Lincoln Park
Elementary School, Menlo Park Elementary School, Mill Park Elementary School, Ventura Park
Elementary School, and West Powellhurst Elementary School), the three middle schools (Alice Ott
Middle School, Floyd Light Middle School, and Ron Russell Middle School),The Child Development
Center at North Powellhurst School, David Douglas High School (including all buildings at both the
north and south campuses), Fir Ridge High School, and district Administration and Facilities sites (the
Halsey Building and South Powellhurst site) with mechanical and electrical designers/engineers from
System Design Consultants, and a representative from the David Douglas School District to assess the
conditions of the sites, building envelopes, interior finishes, plumbing and mechanical systems, and
the electrical systems. Destructive tests or in-depth investigations were not performed, but District
staff with significant knowledge of each building noted less observable issues.
Deficiencies are to be given a priority level as follows:
• Priority 1 – Must Correct: Building element has reached the end of its useful life, does not
meet jurisdictional requirements, or presents a safety concern.
• Priority 2 – Need to Correct: Building element is still functioning, but is nearing the end of its
useful life, worn out elements that do not present a safety concern.
• Priority 3 – Want to Correct: Building elements that replacement would provide improved
environment, elements that are worn out, all other items
Based on each site inspection, square footage, and other quantity estimates were developed for each
maintenance task. Standard items were entered into the Assessment Tool, a cost estimating and
facility assessment spreadsheet provided by the Oregon Department of Education, which generates
costs based on unit cost provided by the State of Oregon. These unit costs are then marked up a fixed
percentage based on facility type (elementary school, high school, gymnasium building, etc.), location
by county, and a multiplier for architectural and engineering design fees, permitting fees, and
contractor overhead and profit. Non-standard items that did not have a suitable line item in the
Assessment Tool were estimated by ACC Cost Consultants (ACC), a firm that specializes in construction
cost estimates. These non-standard items also receive the same mark up as the line items in the
Assessment Tool.
David Douglas School District
Facility Condition Assessment Summary Report 3
Executive Summary - General Facility Condition Assessments
The facilities in the David Douglas School District are generally well maintained. Some short-term
maintenance projects that have been delayed will need to be addressed as noted below in the
Individual Facility Condition Statements.
Site access is adequate and landscaping was well-kept. Concrete sidewalks are level and crack-free,
except as noted in the more detailed breakdown of each school. Many parking areas, including access
driveways and vehicular circulation areas, require asphalt repairs. The existing asphalt is cracked and
heaved in areas, requiring either slurry coat repair or complete removal and replacement.
The exterior envelopes are, for the most part and as noted below, structurally sound and in good
condition. Many schools have roofs or portions of roofs that have been replaced within the last ten
years, but some schools need partial or complete roofing replacement with the David Douglas School
District standard of a four-ply built-up roofing system. These existing built-up roofs have reached the
ends of their lives and are a Priority 1 replacement. The areas where the roof will be replaced will
require the insulation to meet the current energy code. This may require the raising of parapets,
modification to wall cladding, and flashing changes to accommodate potential changes to the roof
elevation.
Aside from some minor repairs, the interior wall and ceiling finishes are in good condition. Most of the
classrooms and corridors have 12”x12” glue-up acoustic ceiling tiles. These are generally in good
condition, but limited replacement is recommended due to broken and/or stained tiles. At many
schools both the interior and exterior door hardware needs replacement. Existing knobs should be
replaced with ADA levers. Polished concrete floors generally need limited patching, sealing, and re-
polishing. The limited amount of carpet in these facilities is generally worn and needs to be replaced
with polished concrete. The wood floors throughout the district are in need of sanding and refinishing,
but this is a low priority item as most stages are not used as such, but are typically custodial and/or
storage spaces.
The district has chosen to provide blackout shades at exterior windows as well as interior relights for
both light control and safety and security. Most buildings require partial or complete replacement of
existing window blinds to meet this standard.
Plumbing fixtures were largely functional and in good condition. A number of schools need
replacement of aging water piping with new copper water piping. Except as noted, mechanical and
ventilation systems were generally in good working condition. Electrical systems were adequate
except as noted below.
Most schools need ADA upgrades, whether that be in the form of removing protruding objects,
replacing plumbing fixtures, door hardware, or providing access to inaccessible areas of the facilities.
These deficiencies are described in more detail in the Individual Facility Condition Statements.
David Douglas School District
Facility Condition Assessment Summary
Site Building Physical Condition Budget Subtotal Budgeted Development Costs Physical Condition Budget Total Replacement Budget Replacement Cost Index
Cherry Park Elementary School Main Building $5,554,600 $2,110,748 $7,665,348 $25,329,614 30.3%
Portable Building $82,538 $31,364 $113,902 $626,175 18.2%
Covered Play Area $0 $0 $0 $1,578,720 0.0%
Total $5,637,137 $2,142,112 $7,779,249
Earl Boyles Elementary School Main Building $3,278,429 $1,245,803 $4,524,232 $31,353,835 14.4%
Covered Play Area $19,538 $7,424 $26,962 $1,973,400 1.4%
Total $3,297,967 $1,253,227 $4,551,194
Gilbert Heights Elementary School Main Building $5,620,987 $2,135,975 $7,756,962 $24,858,313 31.2%
Covered Play Area $0 $0 $0 $1,420,848 0.0%
Total $5,620,987 $2,135,975 $7,756,962
Gilbert Park Elementary School Main Building $3,991,219 $1,516,663 $5,507,882 $19,579,657 28.1%
Gymnasium Building $406,615 $154,514 $561,129 $4,331,613 13.0%
Covered Play Area $5,600 $2,128 $7,728 $1,874,730 0.4%
Total $4,403,434 $1,673,305 $6,076,739
Lincoln Park Elementary School Main Building $4,301,210 $1,634,460 $5,935,669 $25,782,547 23.0%
Covered Play Area $300 $114 $414 $1,578,720 0.0%
Total $4,301,510 $1,634,574 $5,936,083
Menlo Park Elementary School Main Building $4,268,716 $1,622,112 $5,890,829 $22,425,414 26.3%
Portable Building $57,924 $22,011 $79,935 $678,356 11.8%
Covered Play Area $0 $0 $0 $1,578,720 0.0%
Total $4,326,640 $1,644,123 $5,970,764
Mill Park Elementary School Main Building $8,347,143 $3,171,914 $11,519,058 $24,859,565 46.3%
Covered Play Area $0 $0 $0 $1,578,720 0.0%
Total $8,347,143 $3,171,914 $11,519,058
North Powellhurst Elementary School Main Building $2,999,602 $1,139,849 $4,139,451 $15,576,729 26.6%
Total $2,999,602 $1,139,849 $4,139,451
Ventura Park Elementary School Main Building $4,024,519 $1,529,317 $5,553,836 $23,605,545 23.5%
Portable Building $44,189 $16,792 $60,980 $626,175 9.7%
Covered Play Area $0 $0 $0 $1,420,848 0.0%
Total $4,068,707 $1,546,109 $5,614,816
West Powellhurst Elementary School Main Building $2,754,979 $1,046,892 $3,801,871 $18,220,440 20.9%
Satellite Classroom Building $2,437 $926 $3,363 $960,135 0.4%
Gymnasium Building $340,903 $129,543 $470,446 $3,453,450 13.6%
Covered Play Area $39,500 $15,010 $54,510 $1,973,400 2.8%
Total $3,137,818 $1,192,371 $4,330,189
Alice Ott Middle School Main Building $7,904,285 $3,003,628 $10,907,914 $37,949,605 28.7%
Total $7,904,285 $3,003,628 $10,907,914
Site Building Physical Condition Budget Subtotal Budgeted Development Costs Physical Condition Budget Total Replacement Budget Replacement Cost Index
Floyd Light Middle School Main Building $6,665,351 $2,532,833 $9,198,184 $36,245,514 25.4%
Total $6,665,351 $2,532,833 $9,198,184
Ron Russell Middle School Main Building $3,846,595 $1,461,706 $5,308,302 $50,835,285 10.4%
Total $3,846,595 $1,461,706 $5,308,302
David Douglas High School - North Campus Main Building $16,902,745 $6,423,043 $23,325,789 $84,240,408 27.7%
Social Studies Building $983,427 $373,702 $1,357,130 $13,228,004 10.3%
Multi-Purpose Building $3,120,516 $1,185,796 $4,306,313 $14,558,804 29.6%
Satellite Classroom Building $2,437 $926 $3,363 $878,573 0.4%
Portable Building $150,925 $57,351 $208,276 $878,573 23.7%
Clinic Building $14,728 $5,597 $20,325 $651,844 3.1%
Total $21,174,779 $8,046,416 $29,221,195
David Douglas High School - South Campus Main Building $17,932,305 $6,814,276 $24,746,580 $69,584,194 35.6%
Green House and Horticulture Building $232,941 $88,518 $321,459 $910,800 35.3%
Auto Shop Building $1,669,508 $634,413 $2,303,920 $4,098,600 56.2%
Total $19,834,753 $7,537,206 $27,371,960
Fir Ridge High School Main Building $1,111,907 $422,525 $1,534,432 $14,291,044 10.7%
Total $1,111,907 $422,525 $1,534,432
Aquatic Center Main Building $367,793 $139,761 $507,554 $8,394,540 6.0%
Total $367,793 $139,761 $507,554
Performing Arts Center Main Building $3,093,706 $1,175,608 $4,269,314 $14,022,343 30.4%
Total $3,093,706 $1,175,608 $4,269,314
DDSD Administration Building (Halsey) Main Building $150,721 $57,274 $207,995 $10,041,570 2.1%
Total $150,721 $57,274 $207,995
DDSD Facilities - South Powellhurst Campus Main Building $7,247,442 $2,754,028 $10,001,470 $26,562,116 37.7%
Transportation Maintenance Building $652,269 $247,862 $900,131 $2,808,300 32.1%
Wood and Metal Shops Building $1,305,399 $496,052 $1,801,451 $3,506,580 51.4%
Warehouse Building $151 $57 $208 $1,516,482 0.0%
Total $9,205,261 $3,497,999 $12,703,261
TOTAL ALL SITES $119,496,098 $45,408,517 $164,904,615
Notes:
1. Physical Condition Budget Subtotal is the dollar number needed to repair deficiencies listed in the Physical Condition Assessment spreadsheets
2. Budgeted Development Costs is a percentage of the Physical Condition Budget Subtotal that contains escalation (10%) to mid-2019, design fees (A/E), direct-hire specialists (envelope, commissioning, cost estimating, etc.), state solar, permits, survey, geo,
bond issuance, management, furnishings, and 15% contingency (38%)
3. Physical Condition Budget Total is the sum of the Physical Condition Budget Subtotal and the Budgeted Development Costs
4. Replacement Budget is the State of Oregon's square foot cost to replace a building of that particular type (elementary school, high school, gymnasium building, etc.)
5. Replacement Cost Index is the Physical Condition Budget Total divided by the Replacement Budget
David Douglas School District
Facility Condition Assessment Summary Report 6
Individual Facility Condition Assessments
Cherry Park Elementary School
Main Building
Figure 1 Main office
Site Assessment
A small portion of the parking lot requires removal and replacement due to significant settling near a
catch basin. The settling has resulted in a significant drainage problem in this area as the area of
settled asphalt does not allow stormwater to make it all the way to the catch basin. The settlement is
adjacent to the ADA parking spots and has resulted in the slope along the accessible route to be too
steep.
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Facility Condition Assessment Summary Report 7
Figure 2 Ponding at accessible route due to settling of catch basin
There is significant cracking and settling of some of the concrete sidewalks. Removal and replacement
is recommended.
The existing backstops at the south baseball field are sagging and present safety concerns.
Replacement is recommended.
Exterior Building Assessment
Portions of the exterior wood lap siding is cracked and requires replacement. Some of the brick veneer
is spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer and
repointing of portions of the mortar joints is recommended. The other wood siding requires new paint
as the current paint is reaching the end of its functional life. Cleaning and resealing the brick veneer is
also needed in order to keep moisture out of the wall cavity.
The majority of the existing built-up roofing system is nearing the end of its useful life. The building
received a partial reroof within the last 5 years, but the remainder of the roof has approximately 5-10
years remaining. Granule loss was observed in the field. Replacement of the aging roof with the
David Douglas School District
Facility Condition Assessment Summary Report 8
district standard built-up roofing membrane is recommended. The areas where the roof will be
replaced will require the insulation to meet the current energy code. This may require the raising of
parapets, modification to wall cladding, and flashing changes to accommodate potential changes to
the roof elevation.
Figure 3 Exterior wall showing cracked brick veneer and windows due for replacement
Some of the existing windows are original to the building and due to be replaced with new aluminum
windows that meet the current energy code. The classroom and corridor windows have been recently
replaced, but the windows in the gymnasium and the staff areas are original to the building and due to
be replaced with new aluminum windows that meet the current energy code. The windows in the new
building addition are in good condition.
A majority of the exterior hollow metal doors are original to the building and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
David Douglas School District
Facility Condition Assessment Summary Report 9
The exterior exposed glue-laminated beam at the new building addition is weathering poorly.
Restoration of this element to prevent further decay by sanding and providing a marine sealer is
recommended.
Interior Building Assessment
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
Figure 4 Typical corridor showing doors due for replacement
There are unreinforced masonry walls (hollow clay tile) in the locker rooms, which have been
repurposed into general storage and isolation rooms, to the south of the gymnasium. In a seismic
event these walls are at increased risk of collapse. These walls should be removed or braced to
prevent this hazard. The district would like to use this space as a proper storage and laundry room.
The current space has been haphazardly planned to utilize this space in this manner but it currently
does not function very well as these spaces have not been properly remodeled from its existing use as
locker rooms.
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Facility Condition Assessment Summary Report 10
Figure 5 Example of unreinforced masonry wall in storage rooms
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement.
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Facility Condition Assessment Summary Report 11
Figure 6 Kitchen showing aging serving line that is not accessible
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, and heat
exchangers is recommended. The HVAC piping will require replacement since the district is switching
from steam boilers to hot water boilers.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system, fire alarm system, and lighting control system is aging and requires upgrades.
David Douglas School District
Facility Condition Assessment Summary Report 12
The site utilities, including domestic water supply, sanitary sewer, and storm sewer, are aging and
need to be replaced. Providing an emergency power generator is recommended in order to not rely
on battery backup light fixtures. Upgrades to the existing site lighting is recommended as it is currently
inadequate for safety and security.
Covered Play Area
Figure 7 Covered Play Area
This building did not have any observable deficiencies.
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Facility Condition Assessment Summary Report 13
Portable Building
Figure 8 Portable Building
Site Assessment
The existing wood-framed stair/ramp/landing structure is deteriorating. Replacement is necessary for
the safety of students and staff who use this building.
Exterior Building Assessment
The existing asphalt shingle roof was replaced during the last bond project and is approximately 3
years old. It is in good condition.
The existing vinyl windows have reached the end of their functional lives and should be replaced with
similar windows with insulated glass units to meet the energy code.
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Facility Condition Assessment Summary Report 14
Interior Building Assessment
Minor repairs at the existing vinyl-covered walls is recommended to prevent further damage to the
wall finishes. The existing acoustic tile ceiling is sagging in areas and should be repaired.
The existing carpet is original to the building and is completely worn out. Replace this carpet with new
carpet or a vinyl floor system.
Mechanical, Plumbing, and Electrical Assessment
The existing air handler serving the portable building is original and needs to be replaced.
David Douglas School District
Facility Condition Assessment Summary Report 15
Earl Boyles Elementary School
Main Building
Figure 9 Main entry
Site Assessment
A small portion of the access roadways requires a slurry coat to reseal the areas of exposed aggregate
in the asphalt. There is significant cracking and settling of some of the concrete sidewalks. Removal
and replacement is recommended at these areas. Minor landscape restoration is recommended
where plant die-off has occurred.
The principal of the school mentioned that the metal slide in the early childhood education area of the
school gets quite hot in the afternoon when the sun shines in the courtyard. Providing a sunshade for
the slide would help prevent future injury.
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Facility Condition Assessment Summary Report 16
Figure 10 Provide new sun shade at metal slide
The existing wood benches at the bus drop off area are showing signs of weather-related wood rot.
Replacement of these benches is recommended.
Exterior Building Assessment
The existing wood siding is extremely weathered and is due for replacement. A lower-maintenance
system is recommended and the district has had success with replacing wood siding with metal panel
siding in the past. This is the recommended course of action for this deficiency.
David Douglas School District
Facility Condition Assessment Summary Report 17
Figure 11 Heavily weathered wood siding
New elastomeric paint is needed at the existing concrete walls. The existing paint is peeling off of the
walls and is an avenue for water infiltration. Repointing and other repairs at areas of the brick walls is
recommended.
A majority of the exterior hollow metal doors are original to the building and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
The majority of the existing built-up roofing system is nearing the end of its useful life. The building
received a partial reroof within the last 5 years, but the remainder of the roof has approximately 5-10
years remaining. Granule loss was observed in the field. Replacement of the aging roof with the
district standard built-up roofing membrane is recommended. The areas where the roof will be
replaced will require the insulation to meet the current energy code. This may require the raising of
parapets, modification to wall cladding, and flashing changes to accommodate potential changes to
the roof elevation.
David Douglas School District
Facility Condition Assessment Summary Report 18
Figure 12 Existing built-up roofing system showing signs of alligatoring and deterioration of asphalt
Interior Building Assessment
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The exterior windows were recently replaced with thermally broken metal window frames with
insulated glass units. No replacement is required.
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Minor remodeling of the stage areas will be required to accommodate the modified stairs.
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students.
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Facility Condition Assessment Summary Report 19
The existing carpet in the music room and library spaces are worn and require replacement.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building, excluding the main office area, is original to the building and
requires replacement. Countertops are damaged, cabinet boxes are deteriorating, and the cabinet
hardware is difficult to operate. Existing toilet compartments are aging and require replacement with
the district standard phenolic core toilet compartments.
Figure 13 Typical classroom showing aging casework
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler (new in 2002, so lower priority), air
handlers, furnaces, classroom ventilator units, and heat exchangers is recommended. The HVAC piping
will require replacement since the district is switching from steam boilers to hot water boilers.
David Douglas School District
Facility Condition Assessment Summary Report 20
The computer lab needs additional receptacles and the lighting in the gymnasium is inadequate. The
existing clock and intercom system is aging and requires replacement.
The site utilities, including domestic water supply, sanitary sewer, and storm sewer, are aging and
need to be replaced. An emergency generator provides back-up power for a portion of the building.
Replacement with a larger emergency power generator is recommended in order to not rely on
battery backup light fixtures. Upgrades to the existing site lighting is recommended as it is currently
inadequate for safety and security.
The existing data closets do not have cooling. Adding a split system air conditioning unit is
recommended to keep IT equipment cool and functioning.
Covered Play Area
The covered play structure is generally in good condition. The existing gutters are not working
properly; replacement is recommended. The existing structure is rusted and requires a rust-inhibiting
primer and new finish paint.
David Douglas School District
Facility Condition Assessment Summary Report 21
Gilbert Heights Elementary School
Main Building
Figure 14 Main office entry
Site Assessment
A significant portion of the parking lot and parking lot driveways require removal and replacement
due to significant cracking of the asphalt. There is significant cracking and settling of some of the
concrete sidewalks. Removal and replacement is recommended.
Minor landscape restoration is recommended where plant die-off has occurred.
The south-facing classrooms of the west classroom wing are served by asphalt walkways that are not
accessible as the slope exceeds the maximum 1:12 slope. Re-grading and replacement of the asphalt
walkways is required to provide a viable second exit from these classrooms.
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Facility Condition Assessment Summary Report 22
Figure 15 South-facing classrooms with asphalt walkways that are too steep
There is currently no accessible route connecting the playground at the front of the site and the
playground at the rear of the site. The school staff expressed the desire to add an accessible
circulation route around the outside of the building to connect the two playground areas.
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Facility Condition Assessment Summary Report 23
Figure 16 Significant damage to planting areas showing circulation to the rear of the site without an
accessible route
Exterior Building Assessment
The existing concrete walls of the cafeteria require patching and painting over roughly 50% of the wall
surface. The Exterior Insulation and Finish System (EIFS) at the gymnasium building appears to be
failing. Cracks and moss are present over the majority of the wall surface. This is a known defect in
early EIFS systems, so complete removal and replacement with a different material is recommended.
Potential replacement finish options include a cement board stucco system to preserve the existing
look of the building or replace the EIFS system with a metal panel system.
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Facility Condition Assessment Summary Report 24
Figure 17 Failing at exterior insulated finish system (EIFS) at classroom wing at the Gymnasium addition
A free-standing brick wall near the kitchen is failing. Water appears to have infiltrated the top of the
wall and worked its way into the brick system. Bricks are spalled, loose, or missing. This represents a
falling hazard to staff and students.
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Facility Condition Assessment Summary Report 25
Figure 18 Significant water intrusion at bring wing wall near kitchen
The existing metal windows throughout the building are original and need to be replaced with new
thermally broken metal frames with insulated glass units to meet the energy code. The exterior hollow
metal and storefront doors are also original to the building and need to be replaced with new hollow
metal doors and frames with insulated glass units to meet the energy code.
The existing roofing over the main building area has fewer than 5 years of functional life remaining.
This roof area should be replaced with the district standard 4-ply built-up roofing system. The areas
where the roof will be replaced will require the insulation to meet the current energy code. This may
require the raising of parapets, modification to wall cladding, and flashing changes to accommodate
potential changes to the roof elevation. The roof at the gymnasium building was replaced relatively
recently and does not require maintenance or replacement.
The roof on the Gym addition is newer and in good condition with a single blister repair that needs to
be made near one of the roof drains.
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Facility Condition Assessment Summary Report 26
Figure 19 Blister, moss growth, ponding, and cracking of asphalt is widespread at the main building
David Douglas School District
Facility Condition Assessment Summary Report 27
Interior Building Assessment
Figure 20 Typical classroom showing original metal windows and aging casework
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Remodeling of the stage areas will be required to accommodate the modified stairs.
Portions of the interior gypsum/plaster wall board and concrete and concrete block walls need to be
patched and painted due to usual wear and tear from students. The wood paneling in the corridors is
original to the building and heavily damaged. Replacement is recommended.
The existing elevator is aging but still functional. No repairs or replacement is recommended at this
time.
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Facility Condition Assessment Summary Report 28
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
Figure 21 Typical restroom showing aging metal toilet compartments
There is currently no private nurse’s office in the administration area. The staff has created a semi-
private area using furniture and casework, but it does not provide the privacy needed for sick or
injured children. The main office area can be remodeled to accommodate a nurse’s office.
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Facility Condition Assessment Summary Report 29
Mechanical, Plumbing, and Electrical Assessment
The majority of the building’s HVAC was recently upgraded. Aside from adding split-system air
conditioning units to the network closets and replacing some exhaust fans the building HVAC system is
adequate.
Urinals need to be replaced throughout the main building.
Classrooms currently do not have enough receptacles. The lighting in the building is aging and should
be replaced with new high-efficiency LED light fixtures.
The data cabling in the building is outdated category 5 cable. This cabling should be replaced with the
district standard category 6 cable. The existing clock system, intercom system, and fire alarm system is
aging and requires replacement.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures.
Covered Play Area
This building did not have any observable deficiencies.
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Facility Condition Assessment Summary Report 30
Gilbert Park Elementary School
Main Building
Figure 22 Building exterior
Site Assessment
A portion of the parking areas and the access roadways requires a slurry coat to reseal the areas of
exposed aggregate in the asphalt. There is significant cracking and settling of some of the concrete
sidewalks. Removal and replacement is recommended at these areas. Minor landscape restoration is
recommended where plant die-off has occurred.
David Douglas School District
Facility Condition Assessment Summary Report 31
Figure 23 Example of concrete sidewalk and asphalt driveway cracking
Exterior Building Assessment
The existing wood lap siding is deteriorating due to heavy weathering. A lower-maintenance system is
recommended and the district has had success with replacing wood siding with metal panel siding in
the past. This is the recommended course of action for this deficiency. Some of the brick veneer is
spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer and
repointing of portions of the mortar joints is recommended.
David Douglas School District
Facility Condition Assessment Summary Report 32
The existing metal windows throughout the building are original and need to be replaced with new
thermally broken metal frames with insulated glass units to meet the energy code. The exterior hollow
metal doors are original to the building and need to be replaced with new hollow metal doors and
frames with insulated glass units to meet the energy code.
Figure 24 Example of blistering and mole runs at existing built up roofing membrane
The majority of the existing built-up roofing system is nearing the end of its useful life and is heavily
blistered with significant granule loss. The roofing at the new classroom addition is in good condition.
Replacement of the aging roof with the district standard built-up roofing membrane is recommended.
The areas where the roof will be replaced will require the insulation to meet the current energy code.
This may require the raising of parapets, modification to wall cladding, and flashing changes to
accommodate potential changes to the roof elevation. The existing metal roofing is in good condition.
Interior Building Assessment
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
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Facility Condition Assessment Summary Report 33
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement. Portions
of the existing carpeting are aging and worn out and should be replaced with the district standard of
polished concrete in classroom areas and carpet in the administration, library, and music room areas.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
Figure 25 Example of typical classroom showing casework and windows due for replacement
The doors into the classrooms from the corridor are constructed such that they do not meet
accessibility requirements for pullside clearance. Per the ANSI 117.1 code, doors are required to have
1’-6” clearance at the latch side of the door; the doors at Gilbert Park Elementary School do not have
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Facility Condition Assessment Summary Report 34
any pullside clearance. Significant modifications to the entry into the classroom will be required to
meet the code requirement.
Mechanical, Plumbing, and Electrical Assessment
A significant portion of the existing plumbing fixtures in the building have reached the end of their
functional lives. Replace these fixtures with district standard water closets, urinals, and lavatories.
Similarly, a large portion of the existing water distribution piping needs to be replaced with copper
pipe. Sanitary waste piping needs to be replaced.
The existing air handlers are aging and need to be replaced. The existing ductwork and piping
throughout the building contains hazardous materials and has not yet been abated. Since the building
needs new ductwork and piping for the HVAC system, abatement of the hazardous materials
throughout the building will be required.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system, fire alarm system, and lighting control system is aging and requires upgrades.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrades to the existing site lighting is recommended as it is currently inadequate for safety
and security.
David Douglas School District
Facility Condition Assessment Summary Report 35
Gymnasium Building
Figure 26 Gymnasium building exterior
Exterior Building Assessment
The exterior hollow metal doors are original to the building and need to be replaced with new hollow
metal doors and frames with insulated glass units to meet the energy code.
There is a small area of the existing metal roofing that has been an ongoing maintenance problem
with leaks. It appears to be related to a pipe vent penetration through this area. Further replacement
and repairs are required to keep the building dry.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board need to be patched and painted due to usual wear
and tear from students.
There are two classroom spaces within the gymnasium building that have carpet floors. The carpeting
is aging and worn out and should be replaced with the district standard of polished concrete.
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Facility Condition Assessment Summary Report 36
The existing collapsible bleachers are aging and present a safety hazard for staff and students.
Replacement of the bleachers is recommended.
Water leaks over the years have damaged the acoustic wall panels and replacement is recommended.
Mechanical, Plumbing, and Electrical Assessment
Generally the HVAC system is in working order. The air handler is aging, but operational, but
replacement is recommended.
The two main distribution panels are aging and should be replaced. The lighting serving the
classrooms, hallway, and storage/mechanical mezzanine is insufficient and/or aging and should be
replaced with new high-efficiency LED light fixtures.
The fire alarm system, clock/intercom system, and security cameras require replacement or repair.
There are (4) missing cameras and several missing intercom stations.
Battery backups for the emergency lighting system are located in the gymnasium building. The
building should receive a new emergency generator (see “Main Building”) but emergency circuits need
to be extended to the gymnasium building.
Covered Play Area
The covered play structure is generally in good condition. There are no gutters or downspouts at this
building and rainwater pours off the roof directly on the adjacent asphalt. Adding gutters and
downspouts is recommended to prevent further damage to the asphalt areas underneath the roof
edges.
David Douglas School District
Facility Condition Assessment Summary Report 37
Lincoln Park Elementary School
Main Building
Figure 27 Lincoln Park Elementary School
Site Assessment
A significant portion of the parking lot driveways require removal and replacement due to significant
cracking of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry
and seal coat to encapsulate the exposed aggregate. There is significant cracking and settling of some
of the concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is
recommended where plant die-off has occurred. Areas of the perimeter fencing is damaged and
requires repair work.
David Douglas School District
Facility Condition Assessment Summary Report 38
Figure 28 No accessible route to baseball field
There is currently no accessible route from the building to the easternmost baseball field. A 5’-0” wide
asphalt path should be provided from the parking area to the bleachers at this field. Replacement of
the asphalt pad where the bleachers sit at this baseball field will be required as the existing asphalt is
badly worn and cracked. It does not provide a suitable hard surface to accommodate wheelchair
traffic.
Exterior Building Assessment
Overall the exterior envelope is in good condition. The majority of the windows in the school were
replaced in the summer of 2017. The 1994 building addition’s windows are still in good condition.
There are a few high windows in the gymnasium that need to be replaced with metal frames with
insulated glass units that meet the current energy code. The exterior hollow metal doors are original
to the building and are due for replacement. The existing doors have old hardware and the vision
panel is single-glazed glass. The new hollow metal doors would include insulated glass units that meet
the current energy code.
The concrete exterior walls were repainted with an elastomeric paint and the metal panel walls were
pressure washed in the summer of 2017.
David Douglas School District
Facility Condition Assessment Summary Report 39
A significant portion of the existing built-up roof has reached the end of its functional life. Widespread
blisters, cracks, and granule loss was observed. This area of roofing needs to be replaced with the
district standard 4-ply built-up roofing system. The areas where the roof will be replaced will require
the insulation to meet the current energy code. This may require the raising of parapets, modification
to wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
Interior Building Assessment
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware. There are a
number of interior hollow metal doors that are aging and require replacement of the door hardware.
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement. The
carpet in the library has reached the end of its functional life and should be replaced with new carpet
tiles.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. The cafeteria lunch tables are aging and need to be replaced.
Mechanical, Plumbing, and Electrical Assessment
A significant portion of the existing plumbing fixtures in the building have reached the end of their
functional lives. Replace these fixtures with district standard water closets, urinals, and lavatories.
Similarly, a large portion of the existing water distribution piping needs to be replaced with copper
pipe.
Complete replacement of the HVAC system, including the boiler, air handlers, classroom ventilators
and radiators is recommended. The HVAC piping will require replacement since the district is
switching from steam boilers to hot water boilers.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system and building lighting requires upgrades.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrades to the existing site lighting is recommended as it is currently inadequate for safety
and security.
David Douglas School District
Facility Condition Assessment Summary Report 40
Covered Play Area
Figure 29 Covered play area
The covered play area is in very good condition. The structure is approximately five years old and
needs no significant maintenance. There is a section of damaged downspout that has been crushed
that requires replacement.
David Douglas School District
Facility Condition Assessment Summary Report 41
Menlo Park Elementary School
Main Building
Figure 30 Menlo Park Elementary School
Site Assessment
A portion of the parking areas and the access roadways requires a slurry coat to reseal the areas of
exposed aggregate in the asphalt. There is significant cracking and settling of some of the concrete
sidewalks. Removal and replacement is recommended at these areas. Minor landscape restoration is
recommended where plant die-off has occurred.
Storm drainage drywells are not functioning properly, and require repair or replacement. The
drywells in front of the school are just piles of rocks.
Exterior Building Assessment
The cladding at the exterior walls is generally in very good condition.
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Facility Condition Assessment Summary Report 42
The classroom windows have been recently replaced as part of a seismic upgrade, but the corridor
windows are original to the building and due to be replaced with new aluminum windows that meet
the current energy code.
A majority of the exterior hollow metal doors are original to the building and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
Figure 31 Example of heavily worn built-up roof membrane
Approximately half of the existing built-up roof has reached the end of its functional life. Widespread
blisters, cracks, and granule loss was observed. This area of roofing needs to be replaced with the
district standard 4-ply built-up roofing system. The areas where the roof will be replaced will require
David Douglas School District
Facility Condition Assessment Summary Report 43
the insulation to meet the current energy code. This may require the raising of parapets, modification
to wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement. The
existing carpet is original to the building and is completely worn out. Replace this carpet with new
carpet or a vinyl floor system.
There are unreinforced masonry walls (hollow clay tile) in the locker rooms, which have been
repurposed into office space for outside programs. In a seismic event these walls are at increased risk
of collapse. These walls should be removed or braced to prevent this hazard.
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Minor remodeling of the stage areas will be required to accommodate the modified stairs.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. The cafeteria lunch tables are aging and need to be replaced.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, and heat
exchangers is recommended. The HVAC piping will require replacement since the district is switching
from steam boilers to hot water boilers. Building exhaust fans have reached the end of their useful life
and require replacement.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system, fire alarm system, and lighting control system is aging and requires upgrades.
David Douglas School District
Facility Condition Assessment Summary Report 44
The existing data closets do not have cooling. Adding a split system air conditioning unit is
recommended to keep IT equipment cool and functioning.
Covered Play Area
Figure 32 Covered play area
This building did not have any observable deficiencies.
David Douglas School District
Facility Condition Assessment Summary Report 45
Portable Building
Figure 33 Portable building
Site Assessment
The existing wood-framed stair/ramp/landing structure is deteriorating. Replacement is necessary for
the safety of students and staff who use this building.
Exterior Building Assessment
The existing wood plywood siding is original to the building and heavily weathered. If the district
intends to keep this portable structure for the foreseeable future it is recommended to replace the
wood siding with metal panel siding. If the district intends on replacing the portable building with
permanent classroom space then a short-term repair of replacing the wood plywood siding with like
material is the recommended course of action.
Interior Building Assessment
The existing carpet is original to the building and is completely worn out. Replace this carpet with new
carpet or a vinyl floor system.
David Douglas School District
Facility Condition Assessment Summary Report 46
Mechanical, Plumbing, and Electrical Assessment
The existing air handler serving the portable building is original and needs to be replaced.
David Douglas School District
Facility Condition Assessment Summary Report 47
Mill Park Elementary School
Main Building
Site Assessment
Approximately half of the asphalt access roadways to the site and the parking areas are severely
cracked and require removal and replacement. Similarly, about half of the asphalt parking areas
require a slurry coat to reseal the areas of exposed aggregate in the asphalt. There is significant
cracking and settling of some of the concrete sidewalks. Removal and replacement is recommended at
these areas. Minor landscape restoration is recommended where plant die-off has occurred.
Figure 34 Building exterior showing cracked pedestrian path, unsafe playground equipment, and covered
play area beyond
There is significant cracking and settling of some of the asphalt pedestrian paths. Removal and
replacement of these heavily worn areas is required. The remainder of the asphalt pedestrian paths
should be sealcoated to prevent further degradation.
The existing backstops at the south baseball field are sagging and present safety concerns.
Replacement is recommended. There is currently no accessible route from the building to the south
baseball field. A 5’-0” wide asphalt path should be provided from the parking area to the bleachers at
this field. Replacement of the asphalt pad where the bleachers sit at this baseball field will be required
as the existing asphalt is badly worn and cracked. It does not provide a suitable hard surface to
accommodate wheelchair traffic.
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Facility Condition Assessment Summary Report 48
The majority of the playground equipment is aging and does not meet current safety standards.
Replace the (2) swingsets, swing bars, climbing structure, monkey bars, and balance beams with new
playground equipment.
Exterior Building Assessment
Exterior concrete walls are in need of painting and patching. The existing parge coat is turning loose in
many locations. The existing parge coat is known to contain hazardous materials and will need to be
abated so that the exterior walls can be painted with an elastomeric paint. The existing metal wall
panels at the gymnasium are in good condition.
The existing metal windows throughout the building are original and need to be replaced with new
thermally broken metal frames with insulated glass units to meet the energy code. The exterior hollow
metal and storefront doors are also original to the building and need to be replaced with new hollow
metal doors and frames with insulated glass units to meet the energy code.
Figure 35 Heavily worn built-up roof membrane
The majority of the existing built-up roofing system is nearing the end of its useful life. Granule loss
was observed in the field. Replacement of the aging roof with the district standard built-up roofing
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Facility Condition Assessment Summary Report 49
membrane is recommended. The areas where the roof will be replaced will require the insulation to
meet the current energy code. This may require the raising of parapets, modification to wall cladding,
and flashing changes to accommodate potential changes to the roof elevation.
Interior Building Assessment
Figure 36 Heavily stained ceiling tiles beneath roof leak
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
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Facility Condition Assessment Summary Report 50
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The existing carpet in the music room and library is worn and require replacement.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
The existing staff restrooms near the main office are not accessible. These restrooms should be
remodeled to provide accessibility.
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler, air handlers, classroom ventilators,
and classroom furnaces is recommended. The HVAC piping will require replacement since the district
is switching from steam boilers to hot water boilers.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system, fire alarm system, and lighting control system is aging and requires upgrades.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrades to the existing site lighting are recommended as it is currently inadequate for safety
and security.
The existing data closets do not have cooling. Adding a split system air conditioning unit is
recommended to keep IT equipment cool and functioning.
Covered Play Area
This building did not have any observable deficiencies.
David Douglas School District
Facility Condition Assessment Summary Report 51
North Powellhurst Elementary School
Main Building
Site Assessment
The asphalt in the parking and drive areas is worn and requires re-sealing with a slurry and seal coat to
encapsulate the exposed aggregate. There is significant cracking and settling of some of the concrete
sidewalks. Removal and replacement is recommended. Minor landscape restoration is recommended
where plant die-off has occurred. Areas of the perimeter fencing are damaged and requires repair
work.
The site currently has no van accessible parking space and one should be added. An additional
accessible aisle is needed as well as regrading one of the accessible parking spaces, which is too steep.
Areas of the site require additional site lighting for safety.
There is an exterior wood deck that serves as an exit landing for classrooms that is heavily weathered
and is sagging significantly.
David Douglas School District
Facility Condition Assessment Summary Report 52
Figure 37 Covered bike parking structure
The existing covered bike parking area appears to have settled and is twisted in appearance. The
columns do not have cross bracing to resist out-of-plane loading. Given the age of the structure,
removal and replacement is recommended.
Exterior Building Assessment
Significant portions of the existing brick veneer is loose, spalled, or has failed mortar joints.
Restoration or replacement is recommended. Contained in the cost estimating is repair of the brick
veneer, though the cladding could be removed and replaced with a metal panel system to relieve
further maintenance issues.
David Douglas School District
Facility Condition Assessment Summary Report 53
Figure 38 Example of compromised brick veneer
The existing metal windows are original to the building and due to be replaced with new thermally
broken aluminum windows that meet the current energy code. The exterior hollow metal and
storefront doors are original to the building and are due for replacement. The existing doors have old
hardware and the vision panel is single-glazed glass. The new hollow metal doors would include
insulated glass units that meet the current energy code.
The existing roof is in good condition. There is a small area of asphalt shingles that requires removal
and replacement, but the existing built-up roofing system only requires limited patching of blisters,
cracks, and areas of granule loss. The roof has approximately five years of functional life remaining
before replacement or significant restoration is required.
David Douglas School District
Facility Condition Assessment Summary Report 54
There is significant rot present at the wood fascia around the perimeter of the dugout roofs at the
athletic fields. Removal and replacement, including modifications to the gutters, is recommended.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the tile restroom wainscot is damaged and requires replacement.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. The cafeteria lunch tables are aging and need to be replaced.
A portion of the interior doors are original to the building and are reaching the end of their functional
lives. Replacement is recommended due to the security risks associated with aging doors and door
hardware. Knobs are present at almost all interior doors and should be replaced with ADA compliant
levers.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
Mechanical, Plumbing, and Electrical Assessment
Domestic water piping is aging and requires replacement building-wide. Many areas, including
restrooms and office, are either missing ventilation entirely or require additional ventilation. Provide
new exhaust fans at these locations.
The existing electrical service and distribution system is aging and requires renovation. The clock and
fire alarm systems are aging and require upgrades. The intercom system has recently been upgraded.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrades to the existing site lighting are recommended as it is currently inadequate for safety
and security.
The existing data closets do not have cooling. Adding a split system air conditioning unit is
recommended to keep IT equipment cool and functioning.
David Douglas School District
Facility Condition Assessment Summary Report 55
Ventura Park Elementary School
Main Building
Figure 39 Ventura Park Elementary School
Site Assessment
Large areas of the parking lot driveways require removal and replacement due to significant cracking
of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry and seal
coat to encapsulate the exposed aggregate. There is significant cracking and settling of some of the
concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is
recommended where plant die-off has occurred. Areas of the perimeter fencing is damaged and
requires repair work.
The existing metal-framed greenhouse is aging. The roofing and siding appear to be near failure.
Replacement with a similar structure is recommended if the school still uses this building. There is
currently no accessible route to the greenhouse, so a 5’-0” wide asphalt path should be installed to
provide access from the main building.
David Douglas School District
Facility Condition Assessment Summary Report 56
The existing wood-framed and sided gardening shed is heavily weathered and appears to be near
failure. Remove and replace this structure with a prefabricated outdoor storage shed.
The majority of the playground equipment is aging and does not meet current safety standards.
Replace the (4) swingsets, hanging bars, monkey bars, and balance beam with new playground
equipment.
Figure 40 Example of inaccessible building exit
There is currently no accessible route from the building to the baseball fields. A 5’-0” wide asphalt
path should be provided from the parking area to the bleachers at this field. Provide asphalt pads
where the bleachers sit at this baseball fields.
Exterior Building Assessment
Some of the brick veneer is spalled or the mortar joints are cracking and crumbling. Limited
replacement of brick veneer and repointing of portions of the mortar joints is recommended. There is
heavy moss growth and efflorescence on the glazed CMU wall at the end of the central courtyard. It
appears that the flashing at the top of the wall has failed and water has penetrated the wall.
David Douglas School District
Facility Condition Assessment Summary Report 57
Replacement of the sheet metal flashing cap and cleaning and sealing of the CMU wall is
recommended to prevent further deterioration.
Figure 41 Example of earth-covered brick veneer weeps
Many brick veneer weeps are covered up by the dirt from the planting beds that surround the
building. These areas of the site should be regraded to allow the air space behind the brick veneer to
drain properly. Earth up against brick weeps does not allow moisture to escape and can allow growth
of organic material inside the wall cavity. A dank, wet smell was observed in the north classroom wing,
which could be a sign of organic growth within these walls. Further investigation is recommended.
The existing metal windows are original to the building and due to be replaced with new thermally
broken aluminum windows that meet the current energy code. The exterior hollow metal and
storefront doors are original to the building and are due for replacement. The existing doors have old
hardware and the vision panel is single-glazed glass. The new hollow metal doors would include
insulated glass units that meet the current energy code.
There is widespread rot of the painted wood fascia behind the existing gutters. To prevent further
decay and possible detachment of the gutters, these areas of fascia should be removed and replaced.
David Douglas School District
Facility Condition Assessment Summary Report 58
The existing roof is relatively new and is in good condition.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. The cafeteria lunch tables are aging and need to be replaced.
David Douglas School District
Facility Condition Assessment Summary Report 59
Figure 42 Example of heavily worn classroom door
A portion of the interior doors are original to the building and are reaching the end of their functional
lives. Replacement is recommended due to the security risks associated with aging doors and door
hardware. Knobs are present at almost all interior doors and should be replaced with ADA compliant
levers.
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Minor remodeling of the stage areas will be required to accommodate the modified stairs.
David Douglas School District
Facility Condition Assessment Summary Report 60
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
Mechanical, Plumbing, and Electrical Assessment
The District is planning an upgrade to the HVAC system in the building including a new boiler, piping,
and radiant units. It is in good working condition, but the existing ductwork should be cleaned. The
existing data closets do not have cooling. Adding a split system air conditioning unit is recommended
to keep IT equipment cool and functioning.
The lighting in the gymnasium, cafeteria, and kitchen is inadequate and should be replaced with high-
efficiency LED fixtures.
The data cabling in the building is aging CAT 5e and should be replaced with the district standard CAT
6 cable. The head end for the school’s intercom system needs to be replaced. There are approximately
15 hardwired clocks still present in the building. These should be replaced with the district standard
wireless clocks.
The existing fire alarm control panel should be replaced.
Covered Play Area
This building did not have any observable deficiencies.
Portable Building
Exterior Building Assessment
The existing asphalt shingle roof is original to the building and is approximately 18 years old. It has
reached the end of its functional life and should be replaced with new asphalt shingles.
The existing wood plywood siding is original to the building and heavily weathered. If the district
intends to keep this portable structure for the foreseeable future it is recommended to replace the
wood siding with metal panel siding. If the district intends on replacing the portable building with
permanent classroom space then a short-term repair of replacing the wood plywood siding with like
material is the recommended course of action.
Interior Building Assessment
The interior has been maintained in good condition.
Mechanical, Plumbing, and Electrical Assessment
The existing air handler serving the portable building is original and needs to be replaced.
David Douglas School District
Facility Condition Assessment Summary Report 61
West Powellhurst Elementary School
Main Building
Figure 43 West Powellhurst Elementary School
Site Assessment
Large areas of the parking lot driveways require removal and replacement due to significant cracking
of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry and seal
coat to encapsulate the exposed aggregate. There is significant cracking and settling of some of the
concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is
recommended where plant die-off has occurred. Areas of the perimeter fencing are damaged and
require repair work.
There is an on-site oil tank that requires decommissioning and removal.
There are limited areas where the asphalt pedestrian paths require resealing to prevent further
degradation, or complete removal and replacement due to settling, cracking, and heaving.
David Douglas School District
Facility Condition Assessment Summary Report 62
Exterior Building Assessment
Figure 44 Degraded steel, flashing, and glazed CMU
New elastomeric paint is needed at the existing concrete walls. The existing paint is peeling off of the
walls and is an avenue for water infiltration. Repointing and other repairs at areas of the brick walls is
recommended. There is heavy efflorescence on the glazed CMU wall at the main entry area. It appears
that the flashing at the top of the wall and where the canopy meets the wall has failed and water has
penetrated the wall. Replacement of the sheet metal flashing and cleaning and sealing of the CMU
wall is recommended to prevent further deterioration.
Most of the windows in the building are new aside from the cafeteria windows. These should be
replaced with thermally broken aluminum windows with insulated glass units to meet the current
energy code.
The exterior hollow metal doors are original to the building and are due for replacement. The existing
doors have old hardware and the vision panel is single-glazed glass. The new hollow metal doors
would include insulated glass units that meet the current energy code.
David Douglas School District
Facility Condition Assessment Summary Report 63
Figure 45 Heavy rust at metal roofing at entry
The existing built-up roof is relatively new and requires only limited maintenance to repair blisters.
The metal roofing over the main entry canopy is heavily rusted and should be replaced.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. The corridor wainscot is damaged and requires replacement. There are
limited areas in the school that contain carpet that is aging and worn out and should be replaced with
the district standard of polished concrete.
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Minor remodeling of the stage areas will be required to accommodate the modified stairs.
David Douglas School District
Facility Condition Assessment Summary Report 64
Figure 46 Kitchen
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
Existing toilet compartments are aging and require replacement with the district standard phenolic
core toilet compartments.
The restrooms near the cafeteria should be remodeled to make them accessible.
A bottle filling station should be added in the cafeteria.
David Douglas School District
Facility Condition Assessment Summary Report 65
Mechanical, Plumbing, and Electrical Assessment
The boiler is original to the building and needs to be replaced with a hot water boiler. The HVAC piping
will require replacement since the district is switching from steam boilers to hot water boilers. The
domestic water piping throughout the building needs to be replaced as well.
Many enclosed spaces within this school do not have code-required outside air ventilation. Add fresh
air supply to these spaces.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures.
The data cabling in the building is aging CAT 5e and should be replaced with the district standard CAT
6 cable. The clock and intercom system is aging and requires upgrades.
Classroom Building
Figure 47 Classroom building
Exterior Building Assessment
This building is quite new and the exterior of the building is in good condition.
David Douglas School District
Facility Condition Assessment Summary Report 66
Interior Building Assessment
Portions of the interior gypsum wall board needs to be patched and painted due to usual wear and
tear from students.
Mechanical, Plumbing, and Electrical Assessment
This building is quite new and the HVAC and electrical systems are in good condition and functional.
Gymnasium Building
Figure 48 Gymnasium building
Exterior Building Assessment
The existing wood siding and metal roof are in good condition. The existing metal windows are in good
condition and contain insulated glass units.
David Douglas School District
Facility Condition Assessment Summary Report 67
The exterior hollow metal doors are original to the building and are due for replacement. The existing
doors have old hardware and the vision panel is single-glazed glass. The new hollow metal doors
would include insulated glass units that meet the current energy code.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement. There
are two classroom spaces within the gymnasium building that have carpet floors. The carpeting is
aging and worn out and should be replaced with the district standard of polished concrete.
Figure 49 Interior of gymnasium building showing bleachers
The existing collapsible bleachers are aging and present a safety hazard for staff and students.
Replacement of the bleachers is recommended.
Water leaks over the years have damaged the acoustic wall panels and replacement is recommended.
David Douglas School District
Facility Condition Assessment Summary Report 68
Mechanical, Plumbing, and Electrical Assessment
The existing air handling unit is aging and due for replacement.
Two of the electrical panelboards are aging and due for replacement. The lighting in the two
classrooms, halls, and the mezzanine are inadequate and should be replaced with high-efficiency LED
fixtures. Battery backups for the emergency lighting system are located in the gymnasium building.
The building should receive a new emergency generator (see “Main Building”) but emergency circuits
need to be extended to the gymnasium building.
The intercom stations should be replaced. The existing fire alarm system is aging and due for
replacement.
Covered Play Area
Figure 50 Covered play area
The covered play structure is generally in good condition. The existing structure is rusted and requires
a rust-inhibiting primer and new finish paint.
David Douglas School District
Facility Condition Assessment Summary Report 69
Alice Ott Middle School
Main Building
Figure 51 Alice Ott Middle School
David Douglas School District
Facility Condition Assessment Summary Report 70
Site Assessment
A significant portion of the parking lot driveways require removal and replacement due to significant
cracking of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry
and seal coat to encapsulate the exposed aggregate. There is significant cracking and settling of some
of the concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is
recommended where plant die-off has occurred.
Figure 52 Exterior of the building showing heavily worn asphalt, aging hollow metal doors, and an
accessible parking spot that exceeds the maximum cross slope
The existing athletic track requires resurfacing and repainting.
Exterior Building Assessment
New elastomeric paint is needed at the existing concrete walls at the gymnasium wing. The existing
paint is peeling off of the walls and is an avenue for water infiltration. There is significant wear and
tear at the existing brick veneer walls, which makes up the majority of the building’s exterior. There
are areas of spalled brick and failed mortar joints. Replace the damaged brick veneer and repoint the
damaged mortar joints to repair the rain screen and protect the building from water intrusion.
David Douglas School District
Facility Condition Assessment Summary Report 71
Figure 53 Brick veneer showing failures in the mortar joints
The existing wood windows in the older portions of the building are original and need to be replaced
with new thermally broken frames with insulated glass units to meet the energy code. The majority of
existing metal windows that are aging and need to be replaced with thermally broken metal frames
with insulated glass units to meet the energy code. The remaining windows are in good condition and
need no work.
Approximately 50 percent of the exterior hollow metal doors are aging and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
Approximately half of the existing built-up roofing system is nearing the end of its useful life and is
heavily blistered with significant granule loss. Replacement of the aging roof with the district standard
built-up roofing membrane is recommended. The areas where the roof will be replaced will require
the insulation to meet the current energy code. This may require the raising of parapets, modification
to wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
David Douglas School District
Facility Condition Assessment Summary Report 72
Interior Building Assessment
There are areas inside the building where the existing slab on grade has settled over time. Removal of
the existing slab, excavation, and shoring up of the dirt and gravel below is required for proper
support of the weakened areas. Additionally, there is significant cracking at areas of the basement
walls. To prevent further degradation and potential water intrusion from water perched in the soils
next to the baseball walls, routing and patching of the cracks is recommended.
There are unreinforced masonry walls (hollow clay tile) in the basement classrooms beneath the
multipurpose space. In a seismic event these walls are at increased risk of collapse. These walls should
be removed or braced to prevent this hazard.
The interior doors, both wood and hollow metal, at the older portions of the building are original and
are reaching the end of their functional lives. The door hardware is difficult to operate and the doors
are extremely worn. Replacement is recommended due to the security risks associated with aging
doors and door hardware.
The existing stairs to the stage in the multipurpose room are too steep for current codes. Additionally,
there are no handrails serving the stairs. The stairs are located in areas that will not permit them
simply being rebuilt in place to accommodate the riser-tread requirements of the current building
code. Minor remodeling of the stage areas will be required to accommodate the modified stairs.
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement.
There is limited carpeting in select areas around the school that is worn and due for replacement.
The wood flooring at the multipurpose room, cafeteria, and weight room is very worn and should be
refinished.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
David Douglas School District
Facility Condition Assessment Summary Report 73
Figure 54 Typical classroom in the original building showing original windows and casework
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
David Douglas School District
Facility Condition Assessment Summary Report 74
Figure 55 Restroom at south classroom wing showing need for renovation
There are four restrooms, two boys and two girls, in the south classroom addition that are non-
functional due to degraded finishes, worn out or non-functioning plumbing fixtures, inadequate HVAC
and lighting, and accessibility issues. These four restrooms should be remodeled to make functional
spaces.
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, classroom
ventilators, and classroom radiators is recommended due to the age of the components. The HVAC
piping will require replacement since the district is switching from steam boilers to hot water boilers.
Limited ductwork replacement is also required. Building exhaust fans have reached the end of their
useful life and require replacement along with the addition of building exhaust fans in the art room,
storage closets, and custodial storage rooms. There are storage closets that have been converted to
office spaces that require fresh air ventilation by code.
The existing HVAC controls require retrocommissioning for a fully functioning HVAC system.
The site utilities, including exterior steam heat distribution piping and storm sewer, are aging and
need to be replaced. Upgrades to the existing site lighting is recommended as it is currently
inadequate for safety and security.
The existing electrical service and distribution system is aging and requires renovation. The lighting in
the administration spaces and the upper gymnasium is inadequate and should be replaced with high-
efficiency LED fixtures. The clock and intercom system is aging and requires replacement.
David Douglas School District
Facility Condition Assessment Summary Report 75
Floyd Light Middle School
Main Building
Figure 56 Floyd Light Middle School
Site Assessment
A significant portion of the asphalt parking lot driveways and parking areas require removal and
replacement due to significant cracking. There is significant cracking and settling of some of the
concrete sidewalks. Removal and replacement is recommended. Areas of the perimeter fencing is
damaged and requires repair work. Minor landscape restoration is recommended where plant die-off
has occurred.
David Douglas School District
Facility Condition Assessment Summary Report 76
Figure 57 Courtyard with poor drainage and flooding issues, looking south
The central courtyard has had persistent drainage issues that cause soggy conditions in the
landscaped areas as well as flooding in the corridor at the north side of the gymnasium. Area should
be regraded with additional drains provided at the low point of the courtyard with a drain pipe that
has been directionally bored under the building to the south, providing an outlet for the storm water
from the courtyard.
David Douglas School District
Facility Condition Assessment Summary Report 77
Exterior Building Assessment
Figure 58 Example of exposed aggregate exterior finish. Note large section of finish that has fallen off the
building at the left side of the photograph
The exposed aggregate concrete finish at portions of the exterior walls is failing and requires removal.
Portions of this finish have already been removed and is known to contain hazardous materials.
Removal of this finish will require containment and abatement to deal with hazardous material. Once
the finish is removed, the wall will require patching and painting to provide a weather-resistant
surface.
A small portion of the brick veneer is spalled or the mortar joints are cracking and crumbling. Limited
replacement of brick veneer and repointing of portions of the mortar joints is recommended.
David Douglas School District
Facility Condition Assessment Summary Report 78
Figure 59 This mechanical screen is the suspected source of the persistent leak at the north side of the
building
A roof leak at the north side of the building at the large mechanical screen has compromised a portion
of the existing wood roof structure. The leak has been patched at the roof, but replacement of the
plywood decking is required. Further investigation should be made to determine if other structural
repair work required to roof framing or deck.
The existing metal windows are original to the building and due to be replaced with new aluminum
windows that meet the current energy code. A majority of the exterior hollow metal doors are original
to the building and are due for replacement. The existing doors have old hardware and the vision
panel is single-glazed glass. The new hollow metal doors would include insulated glass units that meet
the current energy code.
The existing built-up roofing has been replaced in the recent past. Limited maintenance on this roofing
is required to address areas of blistering.
David Douglas School District
Facility Condition Assessment Summary Report 79
Figure 60 Abandoned chimney is causing water leaks
The existing chimney near the boiler room is no longer operational and can be removed. There has
been significant water intrusion around this chimney, so additional repairs will be needed once the
chimney is demolished. The additional repairs include work to the fascia, soffit, roof deck, brick
veneer, and roofing. The plaster ceiling in the mechanical room below the chimney is crumbling and
falling due to the amount of water that has entered the building.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. The existing carpet in the library and music rooms is aging and is completely
worn out. Replace this carpet with new carpet. The wood flooring at the upper gymnasium and
cafeteria stage is very worn and should be refinished.
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
One classroom at the north side of the building showed evidence of settling in the existing slab on
grade. Removal of the existing slab, excavation, and shoring up of the dirt and gravel below is required
for proper support of the weakened areas.
David Douglas School District
Facility Condition Assessment Summary Report 80
Figure 61 Example of stage stairs that are too steep and have inadequate handrails
The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there
are no handrails serving the stairs. The stairs are located in areas that will not permit them simply
being rebuilt in place to accommodate the riser-tread requirements of the current building code.
Minor remodeling of the stage areas will be required to accommodate the modified stairs.
The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the
kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for
the food services manager. The food services manager is currently located within the dry storage
room.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
David Douglas School District
Facility Condition Assessment Summary Report 81
phenolic core toilet compartments. The cafeteria lunch tables and many of the classroom desks/chairs
are aging and need to be replaced.
There is currently no interior accessible route between the south portion of the building and the north
classrooms as the corridor ramp is too steep. Students with disabilities currently have to exit the
building and traverse the exterior walkways and re-enter the building in order to gain access to the
north classrooms and vice versa. It would be possible to provide a platform lift or elevator at the
stairwell adjacent to the library. This would require students to circulate through the library in order
to access the lift, which is not desirable, but is the logical solution to this issue.
Mechanical, Plumbing, and Electrical Assessment
This facility has received HVAC upgrades in the recent past. The system is generally in good condition
and operational. However, the existing chiller requires replacement and the water piping throughout
the building needs to be replaced as well. The existing data closets in the older portions of the building
do not have cooling. Adding a split system air conditioning unit is recommended to keep IT equipment
cool and functioning.
Figure 62 Storage area under lower gym. This space is currently functioning as sports storage and return
air plenum. The wood framing is not properly anchored to the building foundation
David Douglas School District
Facility Condition Assessment Summary Report 82
The return air serving the gymnasium is currently an open plenum system in the basement beneath
the main gymnasium floor. The district also uses this space for storage of sports uniforms. By code,
plenum spaces are not allowed to contain organic material, such as wood framing, or other forms of
potential contaminants, such as football uniforms. The return air needs to be reconfigured and routed
through metal ductwork.
The existing dust collection system in the wood shop does not meet current NFPA fire and safety
requirements. Replace with a modern system that complies with these standards.
The main electrical distribution panels are aging and should be replaced. The existing intercom system
is not the district standard system and should be replaced. The existing fire alarm system is aging and
should be replaced. Lighting controls are needed for the classroom spaces.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrading the existing site lighting is recommended as it is currently inadequate for safety
and security.
David Douglas School District
Facility Condition Assessment Summary Report 83
Ron Russell Middle School
Main Building
Figure 63 Ron Russell Middle School
Site Assessment
Portions of the asphalt access roadways and parking areas require a slurry coat to reseal the areas of
exposed aggregate in order to prevent further degradation. There is significant cracking and settling of
small portions of the concrete sidewalks. Removal and replacement is recommended at these areas.
Minor landscape restoration is recommended where plant die-off has occurred.
David Douglas School District
Facility Condition Assessment Summary Report 84
The landscaped area to the west of the cafeteria has had persistent drainage issues that cause soggy
conditions. This area should be regraded with additional drains provided to move water out of this
area.
Exterior Building Assessment
A portion of the existing mortar joints at the exterior CMU walls requires tuck pointing to address
cracking and failing mortar joints.
Some exterior hollow metal doors require replacement of the door hardware.
Figure 64 Built-up roof showing extensive patching and seam problems
The existing built-up roofing has large areas of blistering and wrinkling. To prevent further degradation
of the roof membrane these areas should be repaired. There are other areas that have had leaks in
the past, but the district believes these have been addressed. The gymnasium skylights in the
gymnasium are very weathered and should be replaced before they fail.
Birds were roosting at the covered canopy that conveys students from the drop-off area to the main
entry at the time of this assessment. The district has since added bird deterrents, to address the
nuisance and health issues with bird droppings. The success of the deterrent should be watched to
determine if the issue has been resolved.
David Douglas School District
Facility Condition Assessment Summary Report 85
Interior Building Assessment
Figure 65 Example of cracking at gypsum board panel joints
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. The upper floor of the south classroom wing has shown extensive cracking of
the gypsum board wall finish. The cracks appear to follow the joints between the gypsum board
panels, which suggests the joint tape has failed or was omitted entirely during the construction of the
building. Providing new joint tape, joint compound skim coat, and new paint is recommended
throughout this area of the building. The vinyl flooring throughout the school is very worn and
cracked, specifically in the main corridors. This tile should be removed and replaced with polished
concrete per the district standards. The striping at the upper gymnasium is heavily worn and should
be repainted.
The roof leaks at the north classroom wing have caused widespread staining of the acoustic tile
ceilings in the second floor corridor. These stained and damaged tiles should be replaced now that the
roof leaks have ceased.
A small portion of the door hardware at interior doors is becoming worn and should be replaced.
There is significant damage to most of the countertops in the science classrooms. Replace the existing
countertops with chemical-resistant solid surface material.
David Douglas School District
Facility Condition Assessment Summary Report 86
The steel at the building’s interior, including stair railings, door frames, exposed structure, and other
miscellaneous exposed steel, is worn and requires new paint.
Mechanical, Plumbing, and Electrical Assessment
Limited replacement of aging mechanical systems is warranted. Approximately half of the building’s
air handers should be replaced and the entire HVAC system should be rebalanced. Building exhaust
fans have reached the end of their useful life and require replacement. The existing HVAC controls
require retrocommissioning for a fully functioning HVAC system. Add control of the HVAC equipment
to the DDC control system. They currently are only monitored, but controls would permit the district
better control over the units to improve efficiency and prolong the life of the units.
The existing electrical service and equipment is adequate and functional.
The building’s data cabling is CAT 5e cable and should be replaced with the district standard CAT 6
cabling. The building’s clock and intercom system is not to the district standard and should be
replaced.
Cellular reception at this site is practically non-existent. In the event of an emergency this could
present a communication problem. Provide an emergency antenna or a cellular network antenna to
provide service to this site.
David Douglas School District
Facility Condition Assessment Summary Report 87
David Douglas High School – North Campus
Main Building
Figure 66 David Douglas High School – North Campus
Site Assessment
A significant portion of the parking lot and parking lot driveways require removal and replacement
due to significant cracking of the asphalt. There is significant cracking and settling of some of the
concrete sidewalks. Removal and replacement is recommended.
Minor landscape restoration is recommended where plant die-off has occurred.
Exterior Building Assessment
A small, but significant, portion of the exterior concrete walls are cracked and require patching prior
to repainting the walls with an elastomeric paint. Small portions of the brick veneer are spalled or the
mortar joints are cracking and crumbling. Limited replacement of brick veneer and repointing of
portions of the mortar joints is recommended. Cleaning and resealing the brick veneer is also needed
in order to keep moisture out of the wall cavity.
David Douglas School District
Facility Condition Assessment Summary Report 88
Figure 67 Exterior wall showing cracking in the concrete wall finish and original metal windows
The existing windows are original to the building and due to be replaced with new aluminum windows
that meet the current energy code. The exterior hollow metal and storefront doors are original to the
building and are due for replacement. The existing doors have old hardware and the vision panel is
single-glazed glass. The new hollow metal doors would include insulated glass units that meet the
current energy code.
The majority of the existing built-up roofing system is nearing the end of its useful life. Granule loss
and blistering was observed in the field. Replacement of the aging roof with the district standard built-
up roofing membrane is recommended. The areas where the roof will be replaced will require the
insulation to meet the current energy code. This may require the raising of parapets, modification to
wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
The bus lane canopy on the north High School Building blocks access for equipment to get into the
courtyards on that side of the building should utility work or other work requiring heavy equipment
need to be done. The canopy could be raised or a section cut out at each courtyard to provide access
in the future.
David Douglas School District
Facility Condition Assessment Summary Report 89
Interior Building Assessment
Figure 68 Locker room with unreinforced masonry walls
There are unreinforced masonry walls (hollow clay tile) in the locker rooms below the gymnasium. In a
seismic event these walls are at increased risk of collapse. These walls should be removed and
replaced or braced to prevent this hazard.
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Portions of the painted masonry walls require new paint. The existing carpet
is worn out and should be replaced with like materials. The carpeting is typically is in the
administration areas, the library, and computer lab areas. The wood flooring at the gymnasiums is
very worn and should be refinished.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
David Douglas School District
Facility Condition Assessment Summary Report 90
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The existing wood-framed stairs to the stage in the cafeteria and the stairs to the multi-tiered film
room area are too steep for current codes. Additionally, there are no handrails serving the stairs. The
stairs are located in areas that will not permit them simply being rebuilt in place to accommodate the
riser-tread requirements of the current building code. Minor remodeling of these areas will be
required to accommodate the modified stairs.
The corridor ceilings are a popcorn gypsum board ceiling that is known to contain hazardous
materials. This ceiling is falling down in certain areas of the building and needs immediate removal
and replacement. These ceilings will require abatement to remove the hazardous materials and
should be replaced with acoustic tile ceilings and new lighting. Fire sprinkler heads, mechanical grilles,
and other ceiling-mounted equipment will need to be modified to attach to the new ceiling grid.
The existing food service equipment requires replacement. The size of the kitchen is adequate, but
new serving lines, preparation tables, and walk-in cooler are needed. The district added a new walk-in
freezer this year.
Mechanical, Plumbing, and Electrical Assessment
The existing boiler is due for replacement. This should be replaced with a new hot water boiler. The
supply and return for the heating system will need to be replaced as the existing piping is for a steam
boiler. The building’s air handlers have reached the end of their functional lives and should be
replaced. The main building was added to the district’s direct digital control (DDC) system in 2018.
The existing data closets do not have cooling. Adding a split system air conditioning unit is
recommended to keep IT equipment cool and functioning. Building exhaust fans have reached the end
of their useful life and require replacement. All the other HVAC components of the building are
adequate and functional. The existing water distribution piping needs to be replaced with copper pipe.
The existing electrical service is inadequate and the distribution system is aging and requires
renovation. The building’s lighting is substandard and should be upgraded with high-efficiency LED
fixtures. The clock and intercom system, data cabling, intrusion alarm, fire alarm system, and lighting
control system is aging or inadequate and requires upgrades.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrading the existing site lighting is recommended as it is currently inadequate for safety
and security.
Sanitary sewer systems serving the building have had failures and back-ups. Lines in one of the
courtyard have been dug up in the past to make repairs. Sewer lines could be scoped to determine if
there are areas of breakage or clogs.
David Douglas School District
Facility Condition Assessment Summary Report 91
Social Studies Building
Figure 69 Social Studies Building
Exterior Building Assessment
Limited replacement of brick veneer and repointing of portions of the mortar joints is recommended.
Some brick veneer weeps are covered up by the dirt from the planting beds that surround the
building. These areas of the site should be regraded to allow the air space behind the brick veneer to
drain properly. Earth up against brick weeps does not allow moisture to escape and can allow growth
of organic material inside the wall cavity.
The building was completed in 2008 and has a ten year old roof system. The roof was partially blown
off during a wind storm but has since been repaired. The roof will be a candidate for replacement in
5-10 years.
David Douglas School District
Facility Condition Assessment Summary Report 92
Interior Building Assessment
Figure 70 Typical classroom
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Existing toilet compartments are aging and require replacement with the
district standard phenolic core toilet compartments.
Mechanical, Plumbing, and Electrical Assessment
The existing boiler was replaced 3 years ago. Building exhaust fans have reached the end of their
useful life and require replacement. All the other HVAC components of the building are adequate and
functional.
The data cabling in the building is aging CAT 5e and should be replaced with the district standard CAT
6 cable. The clock and intercom system is aging and requires upgrades.
David Douglas School District
Facility Condition Assessment Summary Report 93
Multipurpose Building
Figure 71 Multipurpose Building
Disclaimer: As noted below, the west side of the building contains the district’s original pool, which has
since been decommissioned due to required maintenance to get the pool functioning as well as the
construction of the adjacent Aquatic Center, which was completed in 2014. Due to the large number of
repairs required to make the pool functional as well as make the building habitable it is recommended
to demolish this portion of the building.
David Douglas School District
Facility Condition Assessment Summary Report 94
Exterior Building Assessment
Figure 72 Damage at exterior walls
There is significant cracking at the exterior concrete walls of the west side of the building, which is the
area that houses the decommissioned pool and locker rooms. Significant repairs and/or structural
upgrades will be required to make this a habitable space again.
The majority of the existing built-up roofing system is nearing the end of its useful life. Granule loss
and blistering was observed in the field. Replacement of the aging roof with the district standard built-
up roofing membrane is recommended. The areas where the roof will be replaced will require the
insulation to meet the current energy code. This may require the raising of parapets, modification to
wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
The existing windows are original to the building and due to be replaced with new aluminum windows
that meet the current energy code. There is a curtain wall assembly on the south wall of the pool area
that is assembled from single-glazed glass. This should be replaced with a thermally broken system
with insulated glass units or removed entirely if the district intends to repurpose this area of the
building. The exterior hollow metal and storefront doors are original to the building and are due for
replacement. The existing doors have old hardware and the vision panel is single-glazed glass. The
new hollow metal doors would include insulated glass units that meet the current energy code.
David Douglas School District
Facility Condition Assessment Summary Report 95
Interior Building Assessment
Figure 73 Decommissioned pool
The existing pool within the multipurpose building, which has been drained down and
decommissioned, is known to have active leaks. If the district intends on using the pool again then the
concrete slab and waterproofing requires significant repairs to the bottom and sides of the pool.
There are unreinforced masonry walls (hollow clay tile) in the locker rooms at the pool side of the
building. In a seismic event these walls are at increased risk of collapse. These walls should be
removed or braced to prevent this hazard. If the district elects to repurpose this area of the building
the masonry walls could be removed as part of the remodel.
David Douglas School District
Facility Condition Assessment Summary Report 96
Figure 74 Typical classroom
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Many of the interior doors are original to the building and are reaching the
end of their functional lives. The door hardware is difficult to operate and the doors are extremely
worn. Replacement is recommended due to the security risks associated with aging doors and door
hardware.
The paint at the exposed structure at the underside of the roof at the pool side of the building is
flaking and peeling. If the district intends on using the pool again then the exposed structure will need
to be repainted.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
David Douglas School District
Facility Condition Assessment Summary Report 97
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler, air handlers, and ductwork is
recommended. The HVAC piping will require replacement since the district is switching from steam
boilers to hot water boilers.
The existing electrical service and distribution system is aging and requires renovation. The data
cabling, clock and intercom system, and lighting control system is aging and requires upgrades.
A significant portion of the existing plumbing fixtures in the building have reached the end of their
functional lives. Replace these fixtures with district standard water closets, urinals, and lavatories.
Similarly, a large portion of the existing water distribution piping needs to be replaced with copper
pipe.
Classroom Building
This building did not have any observable deficiencies.
Clinic Building
Figure 75 Clinic Building
The Clinic Building is generally in very good condition. Minor repairs are needed to the interior finishes
as everyday wear-and-tear has worn the wall materials and flooring materials. One additional exterior
camera is needed to fully monitor the front entry to the building.
David Douglas School District
Facility Condition Assessment Summary Report 98
Portable Building
Site Assessment
The existing wood-framed stair/ramp/landing structure is deteriorating. Replacement is necessary for
the safety of students and staff who use this building.
Exterior Building Assessment
The existing asphalt shingle roof is original to the building and has reached the end of its functional life
and should be replaced with new asphalt shingles. The existing wood panel siding is in good condition
but requires new paint.
Interior Building Assessment
The existing carpet is original to the building and is completely worn out. Replace this carpet with new
carpet or a vinyl floor system. The existing acoustic tile ceiling system is sagging. Replacement of the
entire ceiling is recommended.
Mechanical, Plumbing, and Electrical Assessment
The existing mechanical system is aging and should be replaced. This includes the air handler and the
controls system.
Various electrical upgrades are recommended, including replacement of the distribution panel,
lighting, and data cabling. The exterior doors do not currently have emergency lighting. By code this is
required and to be provided.
David Douglas School District
Facility Condition Assessment Summary Report 99
David Douglas High School – South Campus
Main Building
Figure 76 David Douglas HS - South Campus
David Douglas School District
Facility Condition Assessment Summary Report 100
Site Assessment
Figure 77 Significantly worn asphalt at parking areas
Significant portions of the parking lot and parking lot driveways require removal and replacement due
to significant cracking of the asphalt. There is significant cracking and settling of some of the concrete
sidewalks. Removal and replacement is recommended.
Minor landscape restoration is recommended where plant die-off has occurred.
David Douglas School District
Facility Condition Assessment Summary Report 101
Exterior Building Assessment
Figure 78 Exterior photo showing original windows and deteriorating paint finish on concrete walls
A small portion of the exterior concrete walls are cracked and require patching prior to repainting the
walls with an elastomeric paint.
The existing windows are original to the building and due to be replaced with new aluminum windows
that meet the current energy code. The exterior hollow metal and storefront doors are original to the
building and are due for replacement. The existing doors have old hardware and the vision panel is
single-glazed glass. The new hollow metal doors would include insulated glass units that meet the
current energy code.
The majority of the existing built-up roofing system is nearing the end of its useful life. Granule loss
and blistering was observed in the field. Replacement of the aging roof with the district standard built-
up roofing membrane is recommended. The areas where the roof will be replaced will require the
insulation to meet the current energy code. This may require the raising of parapets, modification to
wall cladding, and flashing changes to accommodate potential changes to the roof elevation.
David Douglas School District
Facility Condition Assessment Summary Report 102
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Portions of the painted masonry walls require new paint. The existing carpet
is worn out and should be replaced with like materials. The carpeting is typically is in the
administration areas, offices, and other like spaces. The wood flooring at the gymnasiums is very worn
and should be refinished.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware.
The corridor ceilings are a popcorn gypsum board ceiling that is known to contain hazardous
materials. This ceiling is falling down in certain areas of the building and needs immediate removal
and replacement. These ceilings will require abatement to remove the hazardous materials and
should be replaced with acoustic tile ceilings and new lighting. Fire sprinkler heads, mechanical grilles,
and other ceiling-mounted equipment will need to be modified to attach to the new ceiling grid.
The existing food service equipment requires replacement. The size of the kitchen is adequate, but
new serving lines, preparation tables, and walk-in freezer and cooler are needed.
David Douglas School District
Facility Condition Assessment Summary Report 103
Figure 79 Main entry area in its unfinished state showing evidence of prior uses
The main entry portion of the building is largely unused, except as a storage area, and requires
updates to the finishes in order to make it a functional space. The existing wood paneling has been
untouched since the David Douglas School District administration relocated to the building on Halsey
St. and shows evidence or signage that has been removed. The paint has deteriorated and the flooring
restoration is in progress. There are areas where the resilient base is missing. There are adjacent office
areas that, again, are largely unused and should be remodeled or renovated prior to using these
spaces.
The school’s Career Technical Education (CTE) spaces are accessed from this main entry area. These
areas should be remodeled to provide full CTE functionality as the school placed this program in those
spaces with minimal or no remodeling. This area would function better for staff and students if it
receives a full remodeling with CTE programs in mind.
Mechanical, Plumbing, and Electrical Assessment
Complete replacement of the HVAC system, including the boiler and air handlers. The HVAC piping will
require replacement since the district is switching from steam boilers to hot water boilers. A large
portion of the existing water distribution piping needs to be replaced with copper pipe. Building
David Douglas School District
Facility Condition Assessment Summary Report 104
exhaust fans have reached the end of their useful life and require replacement. The existing data
closets do not have cooling. Adding a split system air conditioning unit is recommended to keep IT
equipment cool and functioning. The existing HVAC controls require retrocommissioning for a fully
functioning HVAC system.
The existing dust collection system in the wood shop does not meet current NFPA fire and safety
requirements. Replace with a modern system that complies with these standards. Similarly, the
welding hood requires replacement in the metal shop. Ventilation and makeup air units will be
required to supplement the new vent hood. The ranges in the culinary arts room require ventilation
hoods.
The ventilation and exhaust system in the locker rooms is substandard. Provide additional mechanical
units to service these spaces.
The existing electrical service and distribution system is aging and requires renovation. The building’s
lighting is substandard and should be upgraded with high-efficiency LED fixtures. The clock and
intercom system, data cabling, intrusion alarm, fire alarm system, and lighting control system is aging
or inadequate and requires upgrades. Upgrading the existing site lighting is recommended as it is
currently inadequate for safety and security.
The lighting at the sports fields should be replaced with high-efficiency LED fixtures, which will require
additional electrical distribution.
Auto Shop Building
Figure 80 Auto Shop Building
David Douglas School District
Facility Condition Assessment Summary Report 105
Site Assessment
The asphalt parking and circulation areas surrounding the building are heavily cracked, settled, and/or
heaved. Complete replacement is recommended.
Exterior Building Assessment
Cracking of the exterior concrete walls is widespread. These areas present avenues for water intrusion
and should be repaired prior to repainting the building’s exterior. Additionally, portions of the wood
lap siding require replacement prior to exterior painting as they are cracked, split, or missing entirely.
The existing windows are original to the building and need to be replaced with thermally broken
aluminum windows with insulated glass units to meet the current energy code. The exterior hollow
metal doors are original to the building and are due for replacement. The existing doors have old
hardware and the vision panel is single-glazed glass. The new hollow metal doors would include
insulated glass units that meet the current energy code.
The existing roofing has outlived its useful life and has many leaks. Replacement of the aging roof with
the district standard built-up roofing membrane is recommended. The areas where the roof will be
replaced will require the insulation to meet the current energy code. This may require the raising of
parapets, modification to wall cladding, and flashing changes to accommodate potential changes to
the roof elevation.
Interior Building Assessment
There are large areas of the existing concrete slab that are heavily cracked, heaved, or settled.
Removal of the existing slab, excavation, and shoring up of the dirt and gravel below is required for
proper support of the weakened areas.
David Douglas School District
Facility Condition Assessment Summary Report 106
Figure 81 Splitting in beam at roof structure
Similarly, there are significant portions of the existing roof structure that are sagging, deflecting, or
have had large areas removed from the bottom third of the beams and joists in order to route auto
maintenance equipment. There are widespread areas where the structural framing is splitting. This
may have compromised the roof structure.
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. The paint at the exposed structure at the underside of the roof is flaking and
peeling.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate.
The existing overhead doors serving the vehicle maintenance bays are completely worn out and due
for replacement.
Mechanical, Plumbing, and Electrical Assessment
Replacing of the building’s aging air handlers and adding DOAS ventilation is recommended. The
building does not currently have a vehicle exhaust system. The heaters are new. When a vehicle is
started inside, the aging overhead doors need to be opened in order to vent the vehicle exhaust. This
approach does not fully vent the vehicle exhaust from the building.
The existing plumbing fixtures in the building have reached the end of their functional lives. Replace
these fixtures with district standard water closets, urinals, and lavatories. Similarly, a large portion of
the existing water distribution piping needs to be replaced with copper pipe.
David Douglas School District
Facility Condition Assessment Summary Report 107
The existing electrical service and distribution system is aging and requires renovation. The building’s
lighting is substandard and should be upgraded with high-efficiency LED fixtures. The clock and
intercom system, fire alarm system, access controls, and lighting control system is aging and requires
upgrades.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrades to the existing site lighting is recommended as it is currently inadequate for safety
and security.
Green House and Horticulture Modular Building
Site Assessment
The asphalt parking and circulation areas surrounding the building are heavily cracked, settled, and/or
heaved. Complete replacement is recommended.
The wood-framed exterior ramp, stair, and landing at the horticulture building is heavily weathered
and due for replacement.
Exterior Building Assessment
The wood siding at the horticulture modular building that is adjacent to the green house structure has
deteriorated significantly in many locations. Replacement of the entire siding material is
recommended.
The existing asphalt shingle roof at the horticulture building is original to the building and has reached
the end of its functional life and should be replaced with new asphalt shingles. The existing wood
panel siding is in good condition but requires new paint.
The existing windows at the horticulture building are original to the building and should be replaced
with thermally broken aluminum windows with insulated glass units to meet the current energy code.
A majority of the exterior hollow metal doors are original to the building and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
Interior Building Assessment
There are large areas of the existing concrete slab at the horticulture building that are heavily cracked,
heaved, or settled. Removal of the existing slab, excavation, and shoring up of the dirt and gravel
below is required for proper support of the weakened areas.
The interior gypsum board walls at the horticulture building require repainting. The existing carpet is
original to the building and is completely worn out. Replace this carpet with new carpet or a vinyl floor
system.
David Douglas School District
Facility Condition Assessment Summary Report 108
Mechanical, Plumbing, and Electrical Assessment
The existing air handler at the horticulture building is due for replacement along with the building’s
HVAC controls. The circulating fans serving the greenhouse are worn out and require replacement.
The lighting at the horticulture building is inadequate and should be replaced with high-efficiency LED
fixtures.
David Douglas School District
Facility Condition Assessment Summary Report 109
Fir Ridge High School
Main Building
Figure 82 Fir Ridge High School
Site Assessment
The asphalt driveways and parking areas require a slurry coat to reseal the areas of exposed aggregate
in the asphalt. There is significant cracking in limited areas of the concrete sidewalks. Removal and
replacement is recommended at these areas. Minor landscape restoration is recommended where
plant die-off has occurred.
Replacement of the existing high-intensity discharge lamps with high-efficiency LED lamps at the site
lighting is recommended.
David Douglas School District
Facility Condition Assessment Summary Report 110
Figure 83 Outdoor amphitheater area
The grassy area at the northeast side of the building was very saturated and soggy. Additional
drainage should be provided in this area to prevent further damage to the landscaping. Further to the
north the students have created an amphitheater area by using concrete landscape wall stones that
are dry stacked. This presents a maintenance concern as the blocks may fall without warning and
could cause injury. These amphitheater “seats” should be replaced with a different system that is
safer for the students to be around. There is also no accessible route from the building to this area.
Provide a 5’-0” asphalt path and space for accessible seating at the amphitheater.
Exterior Building Assessment
Small portions of the brick veneer are spalled or the mortar joints are cracking and crumbling. Limited
replacement of brick veneer and repointing of portions of the mortar joints is recommended. Cleaning
and resealing the brick veneer is also needed in order to keep moisture out of the wall cavity. The
wood siding requires new paint as the current paint is reaching the end of its functional life.
David Douglas School District
Facility Condition Assessment Summary Report 111
Figure 84 Widespread blistering and mole runs in the roofing membrane
The existing built-up roofing system is nearing the end of its useful life. Granule loss and known leaks
were observed in the field. Replacement of the aging roof with the district standard built-up roofing
membrane is recommended. The areas where the roof will be replaced will require the insulation to
meet the current energy code. This may require the raising of parapets, modification to wall cladding,
and flashing changes to accommodate potential changes to the roof elevation. The metal roofing
system is generally in good condition, but there are areas where flashing conditions have caused some
localized leaks.
A portion of the exterior hollow metal doors are original to the building and are due for replacement.
The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal
doors would include insulated glass units that meet the current energy code.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students. Some of the corridor wainscot is damaged and requires replacement.
A small portion of the interior doors require replacement of worn out door hardware.
David Douglas School District
Facility Condition Assessment Summary Report 112
The existing carpet in the office and staff areas is original to the building and is completely worn out.
Replace this carpet with new carpet or a vinyl floor system. There are limited areas of damaged
countertops in the staff lounge area that should be replaced.
Mechanical, Plumbing, and Electrical Assessment
The air handlers serving the building are original and are due for replacement. Once the air handler is
replaced, building-wide testing and balancing will be required. The existing data closets do not have
cooling. Adding a split system air conditioning unit is recommended to keep IT equipment cool and
functioning.
The lighting in the gymnasium and corridors is inadequate and should be replaced with high-efficiency
LED fixtures.
The clock and intercom system is aging and should be upgraded with the district standard system.
David Douglas School District
Facility Condition Assessment Summary Report 113
David Douglas School District Aquatic Center
Main Building
Figure 85 Main reception desk at the Aquatic Center
Site Assessment
The site around the Aquatic Center is in good condition aside from limited areas of landscaping that
has experienced isolated die off and requires replacement.
Exterior Building Assessment
The building’s exterior is generally in very good condition. The siding, roofing membrane, flashings,
and sealant are all sound. Chemical storage has caused some of the hollow metal doors to corrode
and rust. These doors will need to be replaced.
David Douglas School District
Facility Condition Assessment Summary Report 114
Interior Building Assessment
Generally, the interior of the building is in good condition. The pool moisture has caused some heavy
wear-and-tear on the finishes. The interior masonry walls need to be repainted and the gypsum board
needs to be patched and painted in areas. The flooring and ceilings are in good condition.
The bleachers at the north side of the pool room have already rusted. These should be replaced.
The concrete pool deck is devoid of any anti-slip measures. Providing a non-slip surface will keep staff
and students safer as they circulate around the pool. This could be accomplished by providing an non-
slip surface or texturing the existing concrete in such a way to prevent loss of traction when the pool
deck is wet.
Mechanical, Plumbing, and Electrical Assessment
The building’s HVAC system is functional and in good working order. The ventilation and exhaust in
chemical storage rooms on the east side of the building is inadequate needs to be upgraded. The
chemicals have created an environment in those spaces that is highly corrosive and has damaged the
hollow metal doors.
Upgrading the building’s lighting to high-efficiency LED fixtures is recommended. Partial replacement
of the clock and intercom system devices is recommended where the devices are no longer functional.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrading the existing site lighting with high-efficiency LED fixtures is recommended.
David Douglas School District
Facility Condition Assessment Summary Report 115
David Douglas School District Performing Arts Center
Main Building
Site Assessment
Most of the parking areas and the access roadways require a slurry coat to reseal the areas of exposed
aggregate in the asphalt. There is significant cracking and settling of some of the concrete sidewalks.
Removal and replacement is recommended at these areas. Minor landscape restoration is
recommended where plant die-off has occurred.
Students have been cutting between two sidewalk areas using a dirt path as a shortcut. Provide a 5’-0”
asphalt path or concrete sidewalk as an alternative to the dirt path.
Exterior Building Assessment
Much of the building’s exterior is clad in core-10 steel siding, which is a material that is intended to
aggressively rust in order to achieve a certain look and style. The rust is continuing to degrade the
siding in such a way that holes are starting to appear in the siding. When the building was constructed
and weather-resistive barrier was not installed behind the metal siding. The holes in the siding have
created an avenue for water intrusion and without a weather-resistive barrier, water can enter the
building. Replacement of the siding with new metal panel will include the siding, weather-resistive
barrier, and any insulation upgrades required to meet the current energy code. Some of the brick
veneer is spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer
and repointing of portions of the mortar joints is recommended.
The existing windows are in good condition and already contain insulated glass units. No replacement
of these windows is required. A majority of the exterior hollow metal doors are original to the building
and are due for replacement. The existing doors have old hardware and the vision panel is single-
glazed glass. The new hollow metal doors would include insulated glass units that meet the current
energy code.
Approximately half of the existing built-up roofing system is nearing the end of its useful life. Granule
loss and known leaks were observed in the field. Replacement of the aging roof with the district
standard built-up roofing membrane is recommended. The areas where the roof will be replaced will
require the insulation to meet the current energy code. This may require the raising of parapets,
modification to wall cladding, and flashing changes to accommodate potential changes to the roof
elevation.
Interior Building Assessment
Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear
and tear from students.
Most of the carpet is severely worn and due for replacement with like materials. Carpet is mostly
present in the music rooms, performance spaces, and other areas that require special sound
David Douglas School District
Facility Condition Assessment Summary Report 116
dampening properties. The existing sheet vinyl is heavily worn and should be replaced with polished
concrete if the slab beneath the flooring is in suitable condition.
The interior doors in the original portion of the building require replacement of the door hardware
which is worn out. The interior doors in the newer portion of the building are functional and do not
require upgrades. Existing toilet compartments are aging and require replacement with the district
standard phenolic core toilet compartments.
The existing metal stairs in the waiting areas adjacent to the main auditorium do not comply with the
current building code and could present safety concerns. The stairs have open risers, which can cause
feet to become tangled in the stair run. The stairs’ dimensions also do not comply with the current
building code. The risers exceed the 7” maximum riser height and can make stairs more difficult to
climb. Additionally, the guardrails are constructed in a way that creates openings significantly larger
than the 4” maximum prescribed by the building code. Guardrails are constructed with that 4”
opening maximum to prevent small children from falling through, or getting stuck within the
guardrails. Replacement of these stairs is recommended since the Performing Arts Center is used
heavily by the public.
The concrete stairs at the service side of the main auditorium, which includes access to the back stage
and the sound booth above the seating area, also do not comply with the stair dimensions and
handrail requirements of the building code. However, correcting the deficiencies in these stairs would
be very difficult to rectify due to the length restrictions presented by the building geometry, the
layout of the access doors, and the exterior grade.
Mechanical, Plumbing, and Electrical Assessment
The air handlers serving the original portion of the building have reached the end of their functional
lives and should be replaced. The ductwork serving these air handlers should be replaced as well.
A significant portion of the existing plumbing fixtures in the original portion of the building have
reached the end of their functional lives. Replace these fixtures with district standard water closets,
urinals, and lavatories. Similarly, existing water distribution piping serving these fixtures needs to be
replaced with copper pipe. Sanitary waste piping needs to be replaced.
The existing electrical service and distribution system is aging and requires renovation. The clock and
intercom system, and lighting control system is aging and requires upgrades. Much of the building’s
lighting is insufficient and should be replaced with high-efficiency LED fixtures. Provide new theater
lighting and dimming controls. The sound system in the main auditorium should be upgraded.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrading the existing site lighting is recommended as it is currently inadequate for safety
and security.
David Douglas School District
Facility Condition Assessment Summary Report 117
David Douglas School District Facility Operations – South Powellhurst Campus
Main Building
Figure 86 David Douglas School District Facility Operations - South Powellhurst Campus - Main Building
Site Assessment
A significant portion of the parking lot and parking lot driveways require removal and replacement
due to significant cracking of the asphalt. The remainder of the asphalt driveways and parking areas
need a slurry coat to reseal the exposed aggregate. There is significant cracking and settling of some of
the concrete sidewalks. Removal and replacement is recommended.
The existing wood-framed storage building located at along the south property line has been allowed
to degrade to a point where salvaging the structure would be very costly. Upon entering the building
the smell of mold and other organic growth was overpowering. A full teardown and rebuild of a new,
similar structure is recommended if the district needs additional covered storage space.
Exterior Building Assessment
David Douglas School District
Facility Condition Assessment Summary Report 118
The building recently received a recladding with a plaster stucco system. Aside from some limited
areas of cracking, the stucco is in good condition. The windows are original to the building and should
be replaced with new, thermally-broken windows with insulated glass units that will meet the current
energy code.
The exterior hollow metal doors are original to the building and are due for replacement. The existing
doors have old hardware and the vision panel is single-glazed glass. The new hollow metal doors
would include insulated glass units that meet the current energy code.
Figure 87 Roof membrane showing evidence of weathering, ponding, and patching at roof failures
The existing roof on the main building is mainly a red asphalt shingle that has reached the limit of its
useful life. The district has been fighting roof leaks in the shingle area when the wind driven rain
blows water up under the tabs. The shingles drain down into an asphalt built-up roofing gutter behind
the parapets. The asphalt roofing is holding up but should be replaced with the shingles. The flat roof
area at the north end of the building is newer and in good condition.
Interior Building Assessment
David Douglas School District
Facility Condition Assessment Summary Report 119
There are unreinforced masonry walls (hollow clay tile) in the lower floor, which houses the district’s
transportation department. In a seismic event these walls are at increased risk of collapse. These walls
should be removed and replaced or braced to prevent this hazard. Bracing can be achieved with the
use of metal stud framing with drilled anchors to stabilize the wall.
The interior doors are original to the building and are reaching the end of their functional lives. The
door hardware is difficult to operate and the doors are extremely worn. Replacement is
recommended due to the security risks associated with aging doors and door hardware. Portions of
the interior gypsum/plaster wall board needs to be patched and painted due to usual wear and tear
from the use of the building.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
The third floor is currently unoccupied and should remain that way. There are areas where the floor
decking is brittle, damaged, and sagging which present a danger to occupancy. Upgrades to the third
floor’s lighting, HVAC system, and structure would have to be made, which would likely be very costly.
Additionally, the floor area of the third floor is large enough that an elevator would be required, and
modifications would be required to the stair that accesses the third floor in order to make it comply
with the building code. The third floor rooms are laid out in such a way that there is no corridor or
hallway; occupants would have to exit through multiple adjoining rooms in order to reach the exits. All
of these issues make occupying the third floor very costly and infeasible.
Mechanical, Plumbing, and Electrical Assessment
The air handlers, furnaces, heat exchangers, and boiler serving the building have reached the end of
their functional lives and should be replaced. The ductwork serving these air handlers should be
replaced as well. The in-rom ventilator and radiator units have reached the ends of their functional
lives and should be replaced.
A significant portion of the existing plumbing fixtures in the original portion of the building have
reached the end of their functional lives. Replace these fixtures with district standard water closets,
urinals, and lavatories. Similarly, existing water distribution piping serving these fixtures needs to be
replaced with copper pipe. Sanitary waste piping needs to be replaced.
The clock and intercom system and fire alarm system is aging and requires upgrades. Much of the
building’s lighting is insufficient and should be replaced with high-efficiency LED fixtures.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures. Upgrading the existing site lighting is recommended as it is currently inadequate for safety
and security.
David Douglas School District
Facility Condition Assessment Summary Report 120
Shops Building
Figure 88 Shops Building
Exterior Building Assessment
The exterior of the building is extremely weathered and needs a near complete renovation. The wood
panel siding has failed and needs complete replacement. The windows are original to the building and
should be replaced with thermally-broken aluminum windows with insulated glass units to meet the
current energy code. The exterior hollow metal doors are original to the building and are due for
replacement. The existing doors have old hardware and the vision panel is single-glazed glass. The
new hollow metal doors would include insulated glass units that meet the current energy code.
The existing built-up roofing system is nearing the end of its useful life. Replacement of the aging roof
with the district standard built-up roofing membrane is recommended. The areas where the roof will
be replaced will require the insulation to meet the current energy code. This may require the raising of
parapets, modification to wall cladding, and flashing changes to accommodate potential changes to
the roof elevation.
David Douglas School District
Facility Condition Assessment Summary Report 121
Figure 89 Lean-to roof structure
The lean-to roof at the north side of the building is nearly completely compromised and should be
demolished and replaced.
Interior Building Assessment
The interior finishes in the building are heavily worn due to the shops activities within the building.
The gypsum wallboard or plaster finishes should be replaced with a hardier material, such as
hardboard, to prevent future damage to the walls.
Mechanical, Plumbing, and Electrical Assessment
David Douglas School District
Facility Condition Assessment Summary Report 122
The existing plumbing fixtures in the building have reached the end of their functional lives. Replace
these fixtures with district standard water closets, urinals, and lavatories. Similarly, a large portion of
the existing water distribution piping needs to be replaced with copper pipe.
The existing air handlers are aging and need to be replaced. The dust collection system in the wood
shop does not meet current codes. Provide a new dust collection system with a current NFPA-
compliant unit.
The voice and data system and fire alarm system is aging and requires upgrades.
Transportation Maintenance Building
Figure 90 Transportation Maintenance Facility
Exterior Building Assessment
A number of metal wall panels are dented and should be replaced to prevent further degradation of
the exterior building envelope. The existing windows at are original to the building and should be
replaced with thermally broken aluminum windows with insulated glass units to meet the current
energy code. A majority of the exterior hollow metal doors are original to the building and are due for
David Douglas School District
Facility Condition Assessment Summary Report 123
replacement. The existing doors have old hardware and the vision panel is single-glazed glass. The
new hollow metal doors would include insulated glass units that meet the current energy code.
Interior Building Assessment
The stair serving the storage mezzanine space is too narrow and steep to meet code. It also does not
contain a guardrail that complies with the building code. Replacement is recommended as a safety
measure.
Being a transportation maintenance facility, the interior finishes are quite worn and damaged.
Significant patching and painting is required at the gypsum board walls. Much of the plywood
wainscot is damaged and should be replaced.
The vinyl sheet flooring in the office, restroom, and break room areas of the building is completely
worn out and should be replaced with either new vinyl flooring or a polished concrete floor. The
painted roof structure in the maintenance bay is flaking and peeling. Provide new paint.
The casework throughout the building is original to the building and requires replacement.
Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to
operate. Existing toilet compartments are aging and require replacement with the district standard
phenolic core toilet compartments.
Mechanical, Plumbing, and Electrical Assessment
The HVAC system is functional and in good condition.
The electrical service is adequate currently, but at capacity. The district should consider adding
additional capacity should the need arise. The existing data cabling is aging CAT 5e and should be
upgraded to the district standard CAT 6 cabling.
Providing an emergency power generator is recommended in order to not rely on battery backup light
fixtures.
Warehouse Building
This building is very new and is in very good condition. Some very limited patching and painting is
needed at the gypsum board walls due to standard wear-and-tear.
David Douglas School District
Facility Condition Assessment Summary Report 124
David Douglas School District Administration Building - Halsey
Main Building
Figure 91 David Douglas School District Administration Building
Site Assessment
The site had no observable deficiencies.
Exterior Building Assessment
Figure 92 Large area of ponding on roof
David Douglas School District
Facility Condition Assessment Summary Report 125
Generally, the building’s exterior is in very good condition. There is one wood column that has been
the victim of woodpecker damage which should be repaired and painted to prevent further
degradation. A portion of the single-ply roofing system has been prone to leaks. There is a sizeable
pond near the area where the leak was observed inside the building. It’s possible that there is a
problem with the seam in the roof membrane in this location. Removal of the existing roofing down to
the roof deck, replacement of wet insulation and other roofing material, and installation of new
roofing is recommended.
Interior Building Assessment
Generally, the building’s interior is in very good condition. Replacement of the stained ceiling tiles as a
result of the above mentioned roof leak is recommended. The main stair to the second floor has only
one handrail. The building code requires a stair to have a handrail on each side of the stair.
Additionally, the stair does not have a guardrail where the vertical distance to the adjacent elevation
exceeds 3’-6”. Provide a guardrail at the stair.
Mechanical, Plumbing, and Electrical Assessment
The existing HVAC equipment is functional and in good condition. However, the building is only
monitored by the district’s direct digital control (DDC) system. Provide DDC controls and re-test and
balance the HVAC system. The storage rooms require additional exhaust due to the chemicals. The
data closet requires replacement of the split system air conditioner to protect the data equipment
from overheating.
Low lighting levels were observed in two spaces. Upgrade the lighting with high-efficiency LED
fixtures.
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