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Home My WebLink About2002-08-07 ad Hoc School Building Committee Minutesv oEcEl\ ]ED Reading School Building Committee (}IN CLERK ADINGA MASS. Minutes of RSBC Meeting Held on August 7, 2002, 7:30 p. (In the RMHS Guidance Career Center) W. 3Q 202 SEP 23 P Committee Members Attending: Russ Graham, Chair (RG) Michael Scarpitto (MS) Bill Carroll (BC) Warren Cochrane (WC) Tim Twomey (TT) Jeff Struble (JS) Alex McRae (AM) Featured Guests: Frank Orlando (Staff) Sid Bowen (Flansburgh Associates, Inc.) Robert Peirce (Flansburgh Associates, Inc.) Jane Wolfe (TMP Consulting Engineers) Roger Wardwell (TMP Consulting Engineers) RG began by saying the Committee should take up the subject of the contract with Flansburgh Associates, Inc. for producing the schematic design for RMHS. RG said that the architect and members of the SBC had revised the original draft of the contract in accordance with many of the comments made on that document by Committee members and had produced a revised draft. This draft had been sent to SBC members prior to the meeting and had been reviewed by Town Counsel (who had no further revisions to make). RG asked Sid Bowen to summarize the substantive revisions made to the contract. Mr. Bowen said that the biggest change was to delete specific costs of various consultants (a range of costs was given initially) as additional fees above the base fee paid to the architect. The RFQ required that the architect hire those consultants. Consequently, the consultant costs were identified and added to the architect's base with the understanding that the consultants were to be directed by the architect, not the SBC. Hence, only one fee ($418K) was stipulated in the revised contract. RG noted that this amount was less than the $425K amount published in the RFQ (and less than the $450K approved by the Town) in order to hold some monies for contingency testing and/or research. Mr. Bowen added that a desired goal of the schematic design process was to produce information about RMHS that could be used for alternate schemes should the Town reject the preferred option outright. The contingency money could be used to augment the database produced with additional facility assessments and investigations. - RG called for any comments on the revised draft from Committee members. Reading, School Building- Committee 1 leeting Minutes from August 7, 2002 AM felt that the revised draft was much improved over the first one, but wondered if the scope of work was sufficiently described to avoid large cost items that might appear from overlooked areas. He specifically asked if the contract offered enough protection for the Committee against errors and omission in the areas of hazardous material review and geotechnical engineering, two areas specifically excluded from the architect's liability coverage. Sid Bowen answered that it was the nature of renovations to have unforeseen costs appear as the project goes forward, due to the fact that all necessary "fixes" to all components of the building could not be known until all those components were uncovered. The amounts given in the contract for work that was needed to identify what systems should be fixed were a best estimate. AM clarified that he wanted to know was if it was reasonable to require the Committee to have to pursue subcontractors for unbudgeted costs due to their errors and omissions when the contract for such work originated with the architect. Mr. Bowen said that usually, separate contracts are made between hazmat and geotechnical consultants and the Owners which do not involve the architects. In the case of this schematic design study, the Committee made it clear that they wanted all consultants to be hired by, FAI directly. Consequently, FAI has required those consultants to carry the same amount of liability insurance that they do, thus ensuring adequate coverage. TT added that the contract allows the Committee to pursue those consultants directly for errors in the content of their work provided they have liability coverage equal to FAI's. If they do not have that level of coverage, the contract then transfers , liability back to the architect, who is regardless responsible for the coordination of those (and all) consultants. AM asked that the revisions made in the scope of work (The appended RFQ) be briefly explained. Mr. Bowen remarked that section A-2-d was revised to avoid broad descriptions of building components and investigations and specify those items that would be sufficient to satisfy the intent of assessing the condition of the existing building. Similar fine- tuning was done in section A-2-f. Other examples were given. - AM suggested amending section 9.5 to correct a typo and list the year for completing the Basic Services as 2003 (not 2002) and also revising the incorrectly labeled Section 9.3.4 to 9.2.4 (another typo). No objections were raised. - JS asked if the 45-day grace period for payment of the architect after invoicing (before interest charges were levied) specified in Section 8.5 was reasonable. TT answered that that amount was recommended by the Town Accountant as being a comfortable period for processing payments through his office. - With no other comments being offered concerning the contract, RG called for a motion of acceptance. TT moved that, "The School Building -Committee - - - authorize the Chair of the School Building Committee (on behalf of the School Building Committee) to sign this contract with Flansburgh Associates." WC seconded the motion. Reading Sehool.Building Committee i keting illinutes front ,-Jugatst 2002 RG called for further discussion. AM asked that his amendments be made part of the motion, which was accepted by the motioner and second. - RG remarked that RP was not in attendance but had indicated to him earlier that had he been present, he would not have voted to accept the contract. His reasons concerned his previous motion during the voting for choosing the architect that called for further reference checks of FAI. Observer Jackie Mandell asked if the new draft of the appended RFQ adequately required the establishment of existing floor-to-floor heights. Mr. Bowen said it did and that the earlier draft had been changed to eliminate redundancies. She also questioned whether having the architect begin work on the project and then negotiate a contract was contrary to the requirements of the RFQ. TT responded that it was typical for architects to begin prior to signing a contract in order to meet schedules. He reiterated FAI's earlier statement that the architect assumes the risk in such an arrangement (should no contract be agreed to, the Committee is not obligated to pay for the work performed during negotiations). With no further discussion being offered, RG called for a vote on the amended motion. The results were seven in favor, none opposed or abstaining (7-0-0) and the motion passed. RG announced that the next meeting of the SBC (August 21, 2003) would begin with a joint meeting with the Board of Selectmen to appraise them of the Committee's progress to date. After that meeting, the SBC would continue its deliberations in a separate working session. Robert Peirce of FAI began the design team's assessment to date of the existing conditions of the RMHS mechanical systems, based on the draft Preliminary Mechanical, Electrical, and Plumbing Existing Conditions Report dated 08/02/02 which was distributed earlier to Committee members (copy attached). - Roger Wordwell and Jane Wolfe of TMP Consulting Engineers gave summaries of the contents of the various sections of the draft including, - Fire protection: there are no existing systems to assess. Plumbing: the existing plumbing systems in the original (1952) portions of the building are at or beyond their useful life. Any systems that are chosen to remain will require increasing maintenance each year. Examples: pipes are corroded, valves are unreliable or inoperable, fixtures are antiquated, and the central hot water system is wholly unacceptable. The 1969 portions are not as bad, but will require steady maintenance to make them last longer. - WC noted that a great deal of work would be required to bring the plumbing up to present day Code standards, which would increase the amount of fixtures "per person" and would likely trigger re-piping to provide sufficient flow capacities for the added fixtures. Sid Bowen Reading School Building- Committee illeetin}; Mimes i,om August 2002 remarked that an added objective of the existing conditions assessment is to provide a list of system deficiencies that could be prioritized for correction should the overall project not be approved (such as plumbing issues). AM voiced his appreciation of that objective and asked if drawings would accompany a later version of the report. Mr. Peirce said there would be drawings. TT recommended that capital cost estimates associated with system replacement choices be supplemented with estimated operating costs in order to help the Committee better evaluate their worth. JS asked if any of the plumbing could be salvaged, particularly the sanitary lines in the 1969 addition. Mr. Wardwell responded that although the piping shown on the existing drawings has the ability to last longer in theory, reports of problems with those lines indicates the need to replace them. Reportedly, the quality of Reading's water supply prior to the building of the water treatment plant was very harsh and as a result, iron waste lines were known to degrade quickly. Similar piping was installed for the storm drain system, but no real problems have been reported with it; hence it is assumed the storm lines can be salvaged. Both systems use buried pipes, however, and cannot be visually inspected. HVAC Systems: The heating plant itself is in fairly good condition owing to the replacement of two boilers and their ancillary equipment in 1995 and 1998. The boilers serve two different heating systems; low-pressure steam for the 1952 buildings and forced hot water for the 1969 additions. - Many unit ventilators (UV's) in the 1952 section were replaced when the boiler work was done, but the 1969 UV's were not. The hot water circulating pumps that were installed with the 1969 addition have reached the end of their serviceable lives. The hot water distribution piping is 40 years old with much of the main feeders underground and unobservable (presumed to be in poor condition). Ventilation equipment that was original to the 1952 and1969 buildings (fans, UV's, H&V units, etc.) is at the end of its serviceable life and require replacement. Some interior spaces have no ventilation at all (such as corridors). The school has a contract for full-time heating system maintenance with an outside vendor. This vendor's work will be increasingly necessary as the system ages without repair or replacement. TT asked if TMP would be identifying the major decisions that the Committee would have to make regarding repairs and upgrades of the HVAC system. Ms. Wolfe responded that they would and the first such decision was whether to add air conditioning to the building and to what degree. This decision would then allow TMP to tailor HVAC systems to the schematic design options. Mr. Bowen pointed out that the decision about air conditioning must also be made in the context of producing cost estimates that could be - M. - - - useful should the overall schematic design not go forward. He illustrated this point by pointing out that supplementary heating coils in the classrooms were 50 years old, but going to a fully air conditioned school would make any work on them unnecessary. If, however the full project (with air conditioning) was rejected, the cost of replacing Reaclin .School _building Committee A<leeting, Minutes ftom, Abig ust 2002 those coils would be unknown because no scheme was developed that re-employed them. MS said that he thought that the actual costs resulting from the inefficiency of the antiquated heating system should be investigated and presented to illustrate the need for its replacement. WC cautioned that adding ventilation would also add heating requirements. To this point, Mr. Bowen added that realistically, the need to heat and then exhaust fresh ventilating air (due to required fresh air exchanges) would match or exceed any savings realized from improving the insulating efficiency of the building. In his experience, operating costs generally rise after full-scale renovations. - TT still hoped that after multiple permutations of combining various HVAC systems with each other, two or three schemes would present themselves that would produce the most cost-effective improvement to the educational environment at RMHS. - AM inquired if the design team was laying the groundwork for assigning costs to the choices for HVAC upgrades. Robert Peirce said they were and were moving from assembling piecemeal requirements for individual spaces and zones to composing "system strategies" that would put together HVAC systems that would satisfy the piecemeal requirements and produce the best solution to the needs and goals of the school. - To help this strategizing, Mr. Peirce said that two immediate school- wide questions needed to be answered; 1) is RMHS intended to serve as an emergency shelter for the Town and, 2) what are the Committee and School Department's desires regarding air conditioning at the school? As to emergency shelter, Mr. Peirce contacted the Reading Fire Department and found that the high school is indeed intended to serve as one (although presently it can only be a Priority II shelter due to its lack of air conditioning and handicap access). The need for a decision on air conditioning (AC) is because the differences between AC and non-AC HVAC systems are pronounced and produce very different design criteria (and choices to make) when one system is chosen. - TT made the point that comfortable air quality and temperatures are crucial to maintain in a sustained learning environment, to which Mr. Peirce added that good acoustics are also important. He noted that unit ventilators are acoustically inferior to (central) air conditioning. RG asked Frank Orlando (Principal - RMHS) to what extent the school was used over the summer. Mr. Orlando replied that teacher curriculum and administrative work was on going through the summer months and the Recreation Department conducted several town-wide programs in certain sections of it. It is not used as heavily as it is during regular school months, he said. Individual AC units are presently installed in offices that are continually occupied.WC asked Mr. Peirce if FAI could survey the school's summer usage and identify Reading School Building Committee Meeting Allinutes, f ,om August 2001 those areas that were used the most. Mr. Peirce replied that they would. Sid Bowen advised that the decision to air-condition or not should take into consideration the fact that 50 or so new unit ventilators had been installed 5-8 years ago and that if AC is to be used school-wide in a the renovation, those units would have to be abandoned. TT remarked that the School Committee acknowledged such a possibility when it authorized the purchase of those new UV's. WC also noted that when discussing AC for the school, possible re-installation of heating pipes might be necessary to be able to handle both heating and cooling water volume (cooling lines must be larger). RG asked the design team if other school districts were adopting air conditioning in their renovations, perhaps in recognition of eventually going to a 12-month school year. Jane Wolfe cited two of her projects of similar scope that were split on the decision to air-condition their schools (one did, one didn't) and some that included it as an add- alternate in the bid documents. Mr. Bowen recalled projects that had air-conditioned only certain spaces (offices, auditorium, library, etc.) while not providing it for classrooms. One had out-and-out rejected AC on the basis of cost. Jane Wolfe said that air-conditioned systems allowed choices from a variety of equipment and explained some of the possibilities. RG asked if TMP could compile costs for a range of systems that - incorporated AC in varying amounts. Ms. Wolfe replied with her own request that the Committee prioritize the spaces that would need AC the most (auditorium, computer rooms, library, etc.), to which RG relied that such priorities would be discussed. - TT asked that the health issues associated with various systems be presented with the system choices so that they may be taken into account when deliberating the merits of each system. Ms. Wolfe remarked that ventilation and the replenishing of fresh air had the most effect on users' health. Sid Bowen initiated a discussion about creating healthy learning environments through control of not only fresh air and temperature, but also sound (noise), upon which the choice of ventilation system played a large part. TT contributed comments about the choice of materials in classrooms affecting acoustics as well as air quality issues, such as carpeting. Mr. Bowen pointed out that carpeting has advantages but only if it is maintained well, which is often left undone due to facility budget constraints. Observer Jackie Mandell asked Mr. Bowen if AC would be reimbursable by the SBA. He answered it would be. She also asked - if the design team was aware of the-Peat-Marwick recommendations for Town-wide building maintenance. TT explained the Peat Marwick study and their recommendations that serve as a guideline for building maintenance in Reading. This precipitated a discussion about the relative importance of maintenance to renovated (and new) schools, School Building Committee Reading Ifeeting Minutes fr,o»i.August i, 2002 with the result being an acknowledgement that committing to build a school project carries with it a need to commit to its on-going maintenance in order to sustain the educational benefits realized by the project. Observer Kendra Cooper raised a point about new building systems requiring the hiring of skilled technicians to use and maintain them, which would be an operating expense. Ms. Wolfe responded that their specifications for the new systems include mandatory training of a Town-designated individual to comprehend their workings and requirements. She also mentioned that certain proprietary systems could work with those systems' building management subsidiary that could monitor the systems off-site on a contract basis and perform corrective work as needed. Ms. Cooper suggested that increased operating expenses be estimated as part of the design team's work (Ms. Wolfe said such information would be provided). She also cited examples from other school renovation projects of acoustical problems arising with new ventilation systems in large spaces, with the equipment operating too loudly when used for public gatherings. Ms. Wolfe responded that TMP designs central ventilating systems to operate at low to medium airflows to minimize the systems' ambient noise levels. Robert Peirce and Sid Bowen commented on the efficacy of providing training for an on-site building manager only to lose the knowledge gained in the training when that manager leaves. Mr. Bowen said that outsourcing such tasks to contracted facilities management companies could reduce the risks taken with training an individual. AM thought it was of value to identify and declare the added operating expenses of the replacement building systems as valid criteria for judging the relative worth of each system. Sid Bowen agreed, citing an example of a high school building committee that insisted on a high-maintenance solar hot water system for its renovation and had trouble when the individual hired to maintain it was laid off in a budget squeeze (instead of teaching personnel). Observers Jackie Mandell and John Russo voiced their agreement concerning the identification of added operating expenses for the options presented. TT asked if FAI was going to let the Committee know what decisions its needs from them and when they need them. Robert Peirce said that they needed decisions quickly on AC, but acknowledged that FAI had some more background work to do with the school department first. More immediately, FAI had put together a list of additional testing suggested by the members of the design team that the Committee should consider, which was passed out (copy attached). Mr. Pierce began by stating that the tests on the list were of two types: those that should to be done to determine the scope of necessary work and those - - that should be done to improve the comprehensiveness of theexisting conditions report (shown in italics on the list). He addressed each numbered test individually. School Building Committee Reading 1l1eeting A4inutes from ,4 ugxtst 2002 Test 1 was to perform infrared testing of certain locations on the existing roof, particularly on the field house. Moisture was noticed on the undersides of the roof deck at these locations, which indicates water penetration. The extent of this penetration cannot be known without an infrared scan (uses infrared readings to identify boundaries of wet/cool and dry/warm decking below the roof surface) and the extent of possible repairs will have overall cost significance. Should the results warrant it, selective demolition may be called for to physically observe the degree of damage the water penetration may have caused to the roof decks. TT informed the Committee that such a scan was used to diagnose roof problems at the Joshua Eaton School, which led to a successful repair project being undertaken a few months ago. RG inquired of TT if the School Committee was moving forward with the transfer of ownership of the field house to them from the Board of Selectmen. TT responded that Town Counsel was investigating this subject, but it was hoped that the transfer could move forward without obstacles. - Test 2 was an on-site assessment of the local water supply network's ability to support the addition of a fire suppression system to the school (sprinklers). An independent contractor would do this, since it is outside the scope of any Town department (water or fire). Test 3 would seek to test the existing domestic water supply piping thought excision of test specimens for measurement and evaluation. This test would not be necessary if the full renovation project were to proceed, - since such piping would be totally replaced (hence it is only needed to better complete the existing conditions information). Test 4 would be similar to Test 3 but applied to the storm drainage piping. Roger Wardwell explained that the corrosion that might have resulted from acid rain affected the vertical lines more seriously than the horizontal ones mainly because those lines were always covered by finished wall surfaces. Leaks in the vertical pipes were therefore more damaging (the horizontal lines occurred in the crawlspace areas and were not so damaging and accessible for repair). He said that TMP would recommend replacement of the vertical lines due to their age in any renovation scheme, so testing them would only supplement the existing building information. - Test 5 would be the same as Test 3 for the sanitary lines, but those lines would be scheduled for replacement in the full project. Hence, testing them would only be for completeness of the existing building assessment. - Test 6 would test the condition of the water service entry pipes, meter and valves, which would be replaced in a full renovation. Again, the impetus for doing the test would be for completeness of the assessment. - - Test 7 includes indoor air quality testing -which-the Committee had - already acknowledged needing, so its inclusion on the list is a reminder. Reading School BtfildinA Committee Afeeting illirattter fi^om Aat~;z~st 002 Test 8 checks the condition of the hot water system valving and pumps, which is believed to already be covered under the contract for the heating maintenance vendor (already paid for). - Test 9 is similar to Test 3 for the low-pressure steam lines, which would be replaced in a full renovation. Again, the impetus for doing the test would be for completeness of the assessment. - Tests 10, 11 and 12 (testing the emergency generator, the normal building electrical distribution system, and the electrical panels, respectively) fell into the same category of Test 3. The tests would only be of use if the full project did not go forward and could be used for alternate project planning. A discussion ensued among several members concerning the need to have more complete system information right away or to wait until it was known if the full project would not go forward. If the project failed, the contingency money ($32K minus any spent for testing beforehand) could be used for some of the italicized tests to improve the knowledge base of the systems' existing conditions. Consequently, a general consensus was arrived at that tests of systems that were scheduled to be replaced in the full renovation need not be done right away. This left Tests 1, 2 and 7 as tests to be done to help establish the schematic design scope of work. Robert Peirce remarked that for the purposes of the design team's progress, only the first part of Test 1 (est. cost $2,500 - $4,000) and Test 2 (est. cost $1,400) would be needed to be done right away and he asked for formal approval to authorize the tests. He said that the costs would not be more than the range listed. The costs for Test 7 (IAQ) could be better established for later approval. TT then moved that the SBC approve a maximum of $4,000 to do the Infrared Scan of the Existing Roofs (first part of Test 1) and to authorize a maximum of $1,400 to do the Water Flow Test (Test 2) as per FAI's August 7, 2002 list of tests. JS seconded the motion. RG called for further discussion. With none appearing, a vote was taken and it was unanimous in the affirmative (7-0-0) and thus, the motion passed. RG asked TT to discuss air conditioning of RMHS with the School Committee so that the decision could be made quickly as to its extent in the project. RG reported that the Town Manager (TM) had asked the Committee for a projected schedule of needed funds should the renovation project be approved (how much in which fiscal years). He did so in order to update the 10-year Capital Plan and compile an aggregate effect on property taxes from all contemplated capital projects that require debt exclusions, of which the high school project would be the largest. Since the TM required this information right away, RG asked JS to make an assumption of what amounts would be needed and when based on the timeline he had produced for the construction phase of the project. He asked Sid Bowen-to-review JS's results. - - - - JS explained that his assumptions were based on the stated desire of the School Administration for a construction period of 30 months and on the approval of the project by the community at large in April of 2003. This would Reading School Building C'onnnittee 10 Meeting Minutes ftom August 2002 lead to final design and bidding of the project, with construction beginning in the spring or early summer of 2004. With fiscal years ending on June 30t", JS fitted his estimates into four separate fiscal years (FY04 through FY07), assigning $3M for architect's fee and 5% of project costs in the first one, and 45%, 40% and 10% of those costs in successive FY's, respectively. The TM used a total cost of $59M to apportion to the fiscal years, since that is what is now being carried in the Capital Plan. He passed out copies of his mark-up of the timeline to Committee members (copy attached) for their review. AM questioned Sid Bowen about SBA reimbursement rates for Reading and the status of so-called incentive points (like maintenance) for school districts applying for assistance. Mr. Bowen said that due to the volatility of the SBA's policies, what should be counted on at the moment was only the base rate plus any points for renovation (around 55%). AM asked if there was any indication of how large a project the State would support. Mr. Bowen responded that based on current guidelines, the indications were that the current footprint of the high school was of a size acceptable to the State for consideration. What was not clear at the moment was the disposition of the Field House in terms of reimbursement. AM asked if FAI would identify the cost level above which the State would not contribute in its preparation of options. Mr. Bowen said that each option's cost would reflect the expected participation of the State and any overage that would have to be paid by Reading alone. AM wondered if the Capital Plan being developed by the TM from the assumptions given would be accurate, given the unknowns in terms of reimbursement and total cost. RG responded that the Capital Plan only reflects the knowledge of the projected projects at the time it is updated, and at present, no more accurate information is available. It would be updated again before it is to be approved by Town Meeting. Observer Jackie Mandell asked if space previously identified in feasibility reports as excess square footage as well as the Field House space would not be considered reimbursable. She asked if that was the case, why would transfer of ownership of the Field House from the BOS to the SC be necessary? Sid Bowen replied that until a project was developed and brought before the SBA for discussion/negotiation, definitive answers to what was and what was not reimbursable could not be made. RG noted that the need (or lack thereof) to transfer ownership of the Field House should its renovations not be reimbursable by the State was a question to be answered by Town Meeting. The subject of approving or amending minutes was deferred until a later date. With no other business appearing, RG called for a motion to adjourn. TT so moved and was seconded by MS. A vote was taken and it was unanimous in the affirmative (time unrecorded). Minutes prepared and submitted by: Jeffrey W. Struble, Secretary Reading School Building Committee FLANSBURGH ASSOC IATVS August 5, 2002 Reading School Building Co ittee C/o Superintedent's Office 82 Oakland Rd. Reading, MA 01867 RE: Agenda: Meeting of ugust 7, 2002 Reading Memorial Hi h School Study FAI Project No. 2204100 We are in the process of finalizing the full existing conditions draft report. In preparation for Wednesday evening's meeting, we have attached a preliminary Mechanical, Electrical, Plu ing report. The focus of our presentation will be the Building Systems, partic larly heating, ventilating, and air conditioning. There are options and altern tives for these systems. Each of these alternatives has implications for the Indoor Air Quality, Building Comfort, Renovation Cosc, and Life Cycle Cost. Representa Ives from TMP Consulting Engineers will attend the meeting for a preliminary di cussion of these issues. We will also outline tests consider in fully exploring Agenda Progress Report + Building Systems Electrical Plumbing Heating Ventilating F • Tests and Procedures Other Items Sincerely, FT,ANSBURGH ASSOCIA Robert Peirce Associate invasive explorations which the committee could condition of the existing facility. Air Conditioning INC. Preliminary Mechanical, Electrical, and Plumbing Existing Conditions Report EXISTING CONDITIONS 1. INTRODUCTION The following report c and Fire Protection sysi sses the existing conditions of the Mechanical, Electrical, Plumbing within the Reading Memorial High School. This assessment is bas d upon meetings with facility personnel, sitc visits on 06/25/02, 07/16/02, and 07/23/02, as well s a review of the existing plans that have been made available. This in- cludes the 1969 additio plans, and some of the 1952 plans. The School is made u of approximately 325,000 gsf, which consists of 153,000 square feet for the original 1952 coast ction and an additional 172,000 square feet from the 1969 Work. II. NEATING VENTTLA ING AND AIR CONDITIONING A. Summary: 1. The h sting system is a combination of low pressure steam and hot water (hy- dronic . In general, the original 1952 construction is served by the steam system and th 1969 additions are served by the hot water system. With proper steam trap maintenance and positive results from pipe testing, this dual system can be 2. The boilers are new (1995-1998) and can last at least 20 years with proper main- tcnan . The. fuel source is #4 oil from a 30,000 gallon underground fuel oil tank install d in 1969. The school should convert to natural gas or install low NOX burner . Future use of the underground storage tank is per the Reading Eire Mar- shall' approval. 3. A pas report mentioned a possible need for another boiler. Future plans will dete ine this need. 4. The ( 995-1998) classroom unit ventilators should function for another 15-25 years ependant upon yearly maintenance. The 1969 vintage hot water unit ven- tilators should be replaced. All other ventilation equipment (H&V Units and Fans) are original 1952 and 1969 and should also be replaced. 51 The ilding Automatic Temperature Control (ATC) system should be upgraded to ne technology. 8. General: 1. This tview AC report is based on site visits made on July 16 and 25, 2002, as well as a of the original plans H-1 through H-10 dated May 20, 1952 and the 1 1969 ddition plans, H-I through H-19, dated 9-15-69. Plans for the 1995-1998 renova ions were not available. TMP also met with Dominic Cacciapouti, the acting Director of Facilities, and Steve Mitton from INVBNSYS. C. Heating: 1. The R ading Memorial High School (RMHS) is heated by (2) large steel firetube low p ssurc steam boilers located in the original (1952) Boiler Room in area "A s,. • 2. Boiler # I was installed in the summer of 1995. The boiler is a Superior boiler model "MS6-X-1000-S15-IOOF-A5", sold to Industrial Combustion (IC), who packs ed their burner with the boiler and sold it to Rcading under the "high- lander name. The Highlander boiler is a "Scotch Marine" wet back type rated at 200 b iler horsepower, with (86) 2-1/2" tubes. The 1C burner is a model MM- 84P, hick utilizes #4 oil and has full modulation control capability and natural gas pil t. 3. Boiler i# 2 was installed in 1996. This boiler is a packaged steel firetube boiler from leaver-Brooks, model CB-200. This boiler is also rated at 200 horse- power The forced draft burner, configured to fire #4 oil, also has full modula- tion c trol and natural gas ignition. 4. These boilers provide the equivalent of approximately 40 BTUH per S.F. of heatin for the facility. 5. A ne% condensate receiver, with triplex boiler feed pumps, was installed with the new filers. (Pump #1 serves Boiler #1, Pump # 2 serves Boiler # 2, and Pump # 3 acts as a standby for either P-1 or P-2.) There is also a vacuum feed pump lo- cated n this boiler room which might serve the domestic hot water system (see below) . 6. The b etching from the boilers is new, double-walled and was installed with the boilers . The breeching tuns to the existing chimney (1952), located in the north- west orner of the Soiler Room. The condition of the chimney is unknown and shoul be tested prior to the final report. 7. The fuel oil is stored in an underground 30,000 gallon storage tank installed durin the 1969 addition construction. A duplex fuel oil transfer pump system is locate in the northwest corner of the 1969 Boiler Room building addition to area "As"• The # 4 oil is pumped to the new boilers which have been provided with electric heaters at the burners to maintain oil flow during the cold winter months. The iginal 1952 fuel oil pump set is abandoned in the southwest corner of the 1952 oiler Room near the electric switchgear. 8. As m rationed above, there are two (2) Boiler Rooms in RMHS. The first was built n 1952 during the initial construction of the school and houses the newer steam firetube boilers described above. The second Boiler Room was built in 1969 and houses (3) abandoned (moth-balled) cast iron sectional H.B. Smith boilers. These (3) boilers generated hot water to provide the heating for the new addit' ns indicated on the 1969 plans. There are (5) (original 1969) circulating 2 08/02/02 located in the 1969 Boiler Room. They are still in use and serve (3) zones. 9. Zone is the Field House and is served by P-1 and P-2. (P-2 is a stand-by for P- 1). P- supplies 225 GPM of hot water at 90' head pressure and has a 10HP, 208 volt, 3 phase motor. 10. Zone is the 1969 addition indicated as-areas "BI" and "C". Pump P-3 serves Zone and supplies 350 GPM of hot water at 110' head pressure and has a 15 HP, 2q8 volt, 3 phase motor. 11. Zone is the addition indicated as area "A," (the Cafeteria addition and "new" kitcht) and also the Industrial Arts addition to the original Boiler Room (area "As"). Pump P-5 serves Zone 3 and supplies 225 GPM of hot water at 134' head pressu a and has a 15 HP, 208 volt, 3 phase motor. 12. Pump P-4 serves as a stand-by for Pump P-3 or P-5. 13. ni-N firetube boilers supply steam to the original 1952 buildings ("A2", "A4", nd partial "As") and to a steam-to-hot water converter installed in 1995. This c nverter is also located in the 1952 Boiler Room section of "As". Hot wa- ter is upplied to the original (5) pumps located in the 1969 Boiler Room section of "AT'. Expansion tanks, air separator and all hot water specialties are original to the 1.969 construction. The firetube boilers also supply steam to four domestic hot w ter storage heaters. (For information on these storage tanks refer to the Plum ' g Section of this report.) 14. The s earn and hot water is distributed throughout the buildings via a series of crawl spaces and underground direct buried piping. Original hazardous piping insula ion is reported to have been removed from most of the piping with the ex- cepti of pipes located within the crawl spaces. Equipment and some piping withi the boiler rooms have not been re-insulated after the abatement. 15.. Neati g for the classrooms, in the 1969 addition indicated as area "C" (Zone # 2) is via hot water classroom unit ventilators and finned tube radiation. This wing house the Math and Science classrooms and has a crawlspace under most of the buildi g for hot water distribution to the Ground Floor equipment. Piping loops at the ceiling of each floor serve the floor above i.e., Ground Floor piping serves the F rst Floor, First Floor piping serves the Second Floor equipment. This equipment is original 1969. 16. Heating for the Library and Lecture Hall wing (area "B"), also Zone # 2, is via duct r[lounted rc-heat coils. 17. Heati g for the detached field House addition, Zone # 1, is via a direct buried hot ter piping loop which serves finned tube radiation at exterior walls, cabinet unit eaters in entryways and coils in the Field Nouse H&V units. 18. Heat ientilators, g for the Cafeteria addition and Kitchen (area "A,") is hot water piped to unit finned tube radiation, cabinet unit heaters and a hot water coil in 3 the Ki hen make up air H&V unit. This equipment is original to 1969 and is part of the one # 3 hot water system. 19. Thee isting (1952) Cafeteria is heated via steam unit ventilators. These UV's were r placed in 1995-1998, at the same time the firetube boilers were installed. 20. The C ssroom wing, between "A," and "A3" overlooking the Courtyard and ad- jacent to the Cafeteria, is original.1952 construction and is heated by low pres- sure st eam piped to classroom unit ventilators. These UV's have also been re- placed during the 1995-1998 renovations. The existing 1952 supplemental heat, steam onvcctors, was left in place in the classrooms. Existing (1952) stairwell steam finned tube radiation and convectors remain. 21. The w ng indicated as "AZ" is the original 1952 Auditorium and is still utilized as such. The heat for this section is steam. The Auditorium, Dressing Rooms, and Music Practice Rooms have original convectors and a 1995-1998 classroom unit ventila tor. 22. Area ' A3" is original 1952 and houses the Main Entry (Lobby), Administration Offic , Health Suite and miscellaneous classrooms. This area is heated via low press a steam finned tube radiation, convectors and classroom unit ventilators. The 's were replaced during 1995-1998, as well as some of the finned tube radiat' on on the first Floor. Existing (1952) convectors, and cabinet unit heaters in the Wrwell and entries, remain. 23. Area A4" is original 1952 construction. This area houses the Girl's Locker Roo and a Gymnasium. The heating medium is steam, piped to unit ventila- tors,w hich were replaced in 1995-1998. Supplemental convectors for heat and finne tube radiation are original to 1952. 24. Area AS" as discussed earlier, houses the (2) Boiler Rooms and the Industrial Arts a ddition constructed in 1969. The addition is part of Zone # 3 and is served by th hot water system. The finned tube radiation, unit heaters, H&V units and classr oom unit ventilators are original 1969. 25. The b eating equipment indicated on the plans for the toilets has been removed duet vandalism. D. Ventilation: 1. Venti ation air for all classrooms is via the floor mounted unit ventilators. The unit ventilators are connected to exterior wall louvers through a series of various detail based on the architectural configuration of the area. Exhaust air is via shaft to roof mounted exhaust fans, which are original to 1952 and 1969. 2. The afeteria ventilation is similar to that of the classrooms - floor mounted unit venti tors connected to exterior wall louvers, with roof mounted exhaust fans. The Kitchen cooking hood and associated exhaust fan is original 1969. This hood exhaust fan is located in a fan room over the corridor adjacent to the Audi- torium on the Second Floor. The exhaust is ducted to an exterior wall mounted 4 08/02/02 3. Large yeas, such as the Auditorium, Gymnasium, Field House, Library, and Lcctur Hall, have been provided with H&V (heating and ventilating) unite for ventil ion requirements. Exhaust fans relieve the pressure and exhaust areas such the Locker Rooms, Weight Room, Toilets and Janitor Closets. TIv>P will investi ate the age and capacities of these units to determine actual physical con- dition d fresh au quantities at a later date. 4. There is no mechanical ventilation provided for the Administrative Offices, Heal Suite, and Guidance areas. These areas must rely on operable windows for fre h air. This tends to be problematic in winter. 5. The ccHdors also have no ventilation. E. Air 1. There is no central air conditioning at the RMHS. Miscellaneous window units provi cooling for Offices. There is a condensing unit suspended from the out- side will of the Library. The Library Offices and TV Studio were not accessible at the ime of the site visits. TM? will investigate this unit for capacity and func- tion, a a later date. F. Temperature Clontroi: 1. The a tomatic temperature control system is pneumatic. An existing (1969) air comp ssor is located in the 1952 Boiler Room and was probably replaced during the 19 9 renovations. A second compressor has recently been added in the area below the Auditorium (referred to as the Civil Defense Area by school person- nel). is compressor was added to supplement the control system at the furthest end o the high school. 2. The b ilers have their own packaged controls and operate as lead/ lag unless it is very Id, at which time both boilers are required. A three way valve in the hot water ystem provides hot water temperature reset control based on outdoor tem- 3. Pricus atic thermostats in each classroom control the unit ventilators and inter- loeke fresh air dampers. A time clock provides for night temperature set back - occup ed / unoccupied control. 4. Space thermostats control the re-heat coils in the ductwork in the Library and Lectu Hall. 5. At the present time, RMHS has signed a contract with INVENSYS Controls (form fly SEIBF. Controls) to maintain and operate the school. Steve Mitton is assi ed to the school full time and is on site every day to check on equipment, and p ovide maintenance as needed, rNVENSYS has replaced some malfunc- tions control valves, performed some steam trap maintenance, replaced motors in no -functioning equipment and acted as a building operator. 5 06/02/02 G. Miscellaneous: 1. A sep ate 500 gallon diesel fuel oil tank is located in the area between the two boiler ooms. This tank serves the existing emergency generator and appears to be abo t 5 --10 years old. 2. The ustrial Arts program, as originally configured, has a dust collection sys- tem, ieh appears to be abandoned in place. 3. Air q lity testing has been performed in the past, when complaints have been received.. No specific problems were detected, but a full testing of the school shout be performed in the Fall as described in Part N. 4. Boiler Room ventilation and water treatment need to be provided for the steam and h water systems. H. Conclusions add Recommendations: 1. The h ating system is in fairly good shape. Much of the central plant steam equipment and some of the terminal units have been recently replaced. The re- main it 1969 and older equipment, such as the hot water pumps and specialties, shout be replaced. This equipment is 30 years old and nearing the end of useful life a ctancy (based on ASHRAE published information). The new hot water equipment should be moved into the existing 1952 Boiler Room. The Boiler Room can then be consolidated into the 1952 space. The 1969 addition space can b freed up for other uses. The boilers should be converted to natural gas, or provi d with new low NOX (pollution control) burners. The existing chimney shout be inspected and approved for use by the Relating Fire Marshal. 2. The v ntilation system, all original 1952 and 1969 fans and H&V units, have reach the end of their useful life and should he replaced with more efficient equip ent. Cooling (air conditioning) should be provided for the Library / Lec- ture 11 units. Cooling for the auditorium and Cafeteria should be considered. All i erior spaces should be provided with Massachusetts Building Code re- quire ventilation. TMP recommends cooling be provided as well. Toilet ven- titatio and Corridor ventilation must be upgraded to meet new code require- ments Indoor air quality testing; should be performed in the Fall when students and f ulty return to determine any additional ventilation requirements. 3. The o iginal steam piping is 50 years old and should be performance tested to dete ine a reasonable remaining "life expectancy". If corrosion inside the pipe is shown to be extensive, this pipe loop should be replaced. Damage to the buildi g structure and the cost of continued maintenance on a leaking pipe sys- tem s ould be considered. 4. The Wilding automatic temperature control system should be updated to the ncwe technology the Town of Reading can afford. An Energy Management / Building Management system should be installed. The cost of energy will only get hi her. The RMHS building efficiency should be improved to save future op- eratio costs. There are rebate programs offered by utility companies, which 6 08/02/02 might provide monies for some of the recommended improvements. This should be inv tigatcd during the design phase. III. FIRE PROTECTION A. Summary: 1. There are no "sprinkler" or standpipe systems evident in the building, and the existin water service into the building would not support such systems. 2. The 1 69 drawings indicate a CO2 system serving the kitchen exhaust hood and assoei ted ductwork. This system is active and is tested once a year. B. Conclusions Recommendations: 1. If the cnovation scheme turns out to be "substantial", according to Article 34 of the M ssachusetts Building Code, those substantially renovated areas would probab ly be required to be sprinkled. 2. A spri er system could also be triggered by any of the following issues: a. Owner's desire. b. Fire nepartment requirement. C, Relative level of cost. (In other words, if the cost of the sprinkler system was "low", relative to the total cost of the renovation work. There is no "defined" percentage trigger however, costs less than 10%, or so, are usually considered low.) d. Opportunity. (In other words, if it would be "relatively easy" to install the sprinkler system, without a lot of associated disruptive building costs, a system could be warranted. The biggest trigger here is "ceilings". if the ceilings are being removed for other work, an opportunity is usually perceived and presented for the installation of a sprinkler system.) N. PLUT MING A. Summary: 1. The pl umbing systems are 50 years old in the original portions of the facility, and are " or beyond" their useful life. Items that are retained in any renovation schem e, will require a dedicated maintenance budget that will increase each year. 2. Pipin is corroding and exhibiting leaks; valves are not very accessible, and are not r iable for positive shutoff; and fixtures are antiquated, general y not acces- siblc o the disabled and do not meet any of the water conservation goals of the curve. It codes. 7 08/02/02 3. In add tion, the condition of the central domestic water heating plant is deplor- able, r.-suiting in elevated and dangerous temperature conditions in an effort to provid for sanitary (hot water) conditions at the (remote) Food Handling area. H. General: 1. This rite-up is based on site visits and a review of existing addition Design Drawl gs P-1 through P-16, dated 9/15/69, and original drawings P-1 through P- 10 dat d 5/20/58. In addition, there is information herein from Watson Plumbing & He 'ng, a local Contractor who has done work over the years on the plumbing syste s. Awall plaque in the corridor lists building areas as 153,000 SF for the 1952 ilding and 172,000 SF for the 1969 additions. The crawl spaces were not survey d due to the reported presence of hazardous insulation. C. Roof Storm 1. The r (of storm watcr systems arc piped from roof drain inlets and appear to be separ a from the building sanitary systems. The Site Utilities Plan (U-1) indi- cates ost drains leaving to the west (rear) of the main building. 2. All stem appears to leave the facility by gravity. 3. The ( )69) Plumbing Specification indicates the use of extra heavy cast iron pipe and fit ings, bell and spigot, with neoprene gaskets. 4. Input rom Watson Plumbing & Heating indicates that any problems with the storm ystem are sporadic, and not perceived to be excessive. D. Sanit ary, 1. Build' g sanitary systems appear to be piped separately from the storm systems. 2. The awings and specifications indicate a separate (glass/durion) "acid waste pipin system" from the Science areas in Unit "C". This is piped through an out- side " ilution chamber" and then into the sanitary sewer system. 3. There is an outside "Gasoline Trap" (outside Unit "A5"), which was added with the 15 ,69 Work. This appears to take the drainage from the two "garage areas", with a discharge connecting to the existing sanitary system. The 1952 draw- ings a lso indicate an "inside" gasoline trap, also in Unit "AS". This appears to have con maintained with the 1969 work, but with service only from one floor drain tom one original garage area on the first floor. 4. The 1969) drawings indicate that the Kitchen is not piped with a dedicated grease waste piping system. Kitchen drains and waste inlets, therefore, tie into the bu ilding's "general sanitary system" in that portion of the building. There arc two " int-of-use" grease traps denoted on the 1969 plans; one for the pot sinks and o e for drainage from the dishwasher conveyer tray. 8 08/02/02 5. There re two "drip sinks" indicated on the 1969 plans in the crawl space. One takes the indirect wastes from various Kitchen equipment and the other is located in "A0, and appears to serve the drainage from Biology Room aquariums. 6. The (1969) drawings indicate all sanitary lines leaving the building by gravity, witho t pumping. 7. It is reported that there have been some problems with sanitary lines in the crawl spaces It is difficult to connect to the lines due to deterioration and some piping (5' an 10' here and there) has been replaced. It is possible that this could have been ontributed to by the town water system; well water, which was "aggres- sive" r so many years prior to the upgrades to the water treatment plant in the early 's. 8. Pipin is indicated in the (1969) specifications to be extra heavy cast iron pipe and ft ings for all buried lines and all lines above grade 3" and larger in size. Watson Brothers Plumbing Contractors have indicated that there are a lot of block ge, corrosion, and leak problems with drainage piping from the urinals, and th it associated "stacks", especially in the 1952 building. Drains and stacks serving the drinking fountains are also reported to be in poor condition. 9. Floor rains do not have any automatic trap primers and need to be "manually" prim to maintain sanitary water seals. E. Natural Gas: 1. The s hool has a small gas service (3" i) with three inside meters, located in the origin 1 Boiler Room. There is a regulator that is vented to the outside. 2. Gas currently serves: Cooking, the Science Room gas cock outlets, pilots on the heating boilers and the "summer" domestic water boiler. Gas is also piped to some angcs in the old Home Economics areas in Units "Al" and "AS", but these are n longer used. There are also two (2) old gas incinerators that are no longer used, ne on the lower level of Unit "A4" and one on the first floor of Unit "A 1 These unused devices result in abandoned gas pipe runouts, which are actually 'live'r 3. The isting gas service would not support a conversion to gas for building heati . It is reported that a new line was put in Birch Meadow Drive, when gas was u graded for the YMCA, Coolidge Middle and the Elementary School. This line as reportedly sized to also handle the gas conversion expectations for the High chool. 4. Gas r the 1969 Science areas is indicated on the drawings as being piped throu "Master Gas Shut-Off Valves" (MGV's). However, it appears that the origi 1 "open" room configuration was changed, at some point, by adding corri- dors/ ails. This puts some of the MGV's "outside" of the actual classroom space that are being served. In addition, some spaces arc indicated as not having 9 08/02/02 5. Pi F. Domestic W is indicated in the (1969) specifications as being "black steel", threaded ale iron with screwed joints. 1. The 1452 drawings indicate a 6" water service from (an 8" line in) Oakland Drive. There was no access to the domestic water service entry - locked access panel o the crawl space. This is reported to be metered, with the meter located in the crawl space of Unit "A3", toward the front of the building (Oakland Drive). It is assumed to be the original meter and valving (1952). 2. The ain water distribution, and original valving, is located in the pipe space below Unit "A3". The main (5" and 6") domestic cold water lines are indicated as bei R "cement lined" cast iron". 3. The size of the water mains in the surrounding streets, looping and pressure char- acteri tics are not known. Approval for water flow tests is being pursued and shout be scheduled in the near future. 4. The S cifications indicate gate type valves were to be installed. These are, for the st part, original. When replacements have been done over time, hall valve have been utilized. 5. The 1 69 specifications call for air chambers and shock absorbers on the domes- tic w er systems, to handle shock from water hammer. Access to shock absorb- ers w s not found. The 1952 piping systems are assumed to contain only (inop- erativ) air columns/chambers, at the top of the risers. The only reported prob- lems of this nature were noted in the Kitchen area; piping shalring/rattling due to quick losing valves. 6. Most threaded outlets (hose bibbs, sill cocks, service sinks, etc.) do not contain vacuurn breakers. The dishwasher does not have backflow protection. 7. Science areas are fed from the "potable" water systems. 81 The mcstic water piping is indicated in the (1969) Specifications to be copper, with 5/5 soldered joints. The original (1952) domestic water piping is stated by Watson Brothers to also be copper, but would be assumed to be made up with 5015 lead solder joints. Pipe joints are occasionally beginning to exhibit leak 9. The 4:C 69) drawings indicate that the Field House is fcd from buried CW, HW and piping from Unit "A5". G. Domestic 1. Dom tic hot water is produced in two, 1969 vintage heaters, for the Field House and a Girls Locker/Showers and, in two original 1952 vintage heaters, for the rema der of the facility. Both systems are horizontal, steam-to-water storage type caters. The only reported problems are with some corrosion/weeping at the stean bundles. 10 08/02/02 2. two seas( lems that t 3. For used. One c that d to cor water "cross This v the summer months, there is a gas-fired domestic water boiler, which tes domestic hot water, Typically, one horizontal heater (in each of the stems) is valved off, utilizing just one tank (per system) during this off- period. It is reported that there are fewer "cross-flow temperature" prob ;hen the summer boiler is used, as versus the steam heating boilers; and summer boiler is run "most of the time" now. original 1952 areas, there arc two old (non-working) base-mounted, do- water circulators, and a mixing valve, which existed in 1969 and was re- It was reported that there are problems with hot water at the (remote) t, and that the circulators have not been operable for quite some time. culator has been removed and is being re-built. Due to this, it is reported mestic hot water is generated at high temperatures, up to 180°F, to attempt pensate for the circulation problems and shortages, yet still provide proper emperatures at the Kitchen. This is reported to be causing temperature flow" problems at sinks, etc., with hot water coming from cold water taps. )uld be an expected problem for this type of high temperature condition. 4. There~is an electric, 54kW (Hubbel) booster heater in the Kitchen at the dish- washe . 5. Dome tic hot water and recirculation lines feed the showers in the Field House throw buried piping. There is a reported shortage of HW in the Field Housc. It has en reported that there have been problems with the circulation pump on this s stem that could be the reason for the hot water issues. 6. In the Field House, (Boys) column showers are fed with tempered water from master mixing valves. One column in each shower area is fed with hot and cold water, for manual mixing at the shower valves. 7. The domestic hot water systems do not contain expansion tanks. 8. Emer ency showers and eyewash units are not piped with tempered water, as woul be required now. 9. In th Unit "M" (Girls) locker/shower area, showers are shown to be fed with hot cold water, for manual mixing at the shower valves. H. Fixtures: 1. The xtures that were installed in 1969 will be almost 40 years old when any repo tions are complete, offer minimal accessibility, do not meet ADA and would not meet the water conservation requirements of the present Plumbing Code. Water closets are estimated to use 3.5 gpf. 2. The 1969 Work "reused" most of the toilet fixtures that existing in the 1952 por- tions f the building; removing some water closets, and resetting a couple of uri- nals offer (minimal) accessibility. These fixtures are antiquated and have an even igher water usage (possibly up to 5.6 gpf for water closets) than the 1969 1-1 _ 08/02/02 3. Exi a. b. 1. g fixtures are as follows: 1952 areas 1) Water Closets - Floor-mounted, floor-outlet, elongated, flush valve, white, open-front seat w/o cover. 2) Urinals - Wall-hung, extended side shields (w/o vanity shields), top spud, flush valve, 3) Lavatories - Wall-hung (on wall hanger?), 20 X 18 with high back, vitreous china, faucet on 4" centers (not metering or tem- perature limiting). 4) Drinking Fountains - China, recessed. 1969 areas 1) Water Closets - Wall hung, elongated, flush valve, white, open- front seat w/o cover. 2) Urinals - wall-hung, top spud, flush valve. 3) Lavatories - Wall-hung (on wall hanger?), 20 X 18, vitreous china, (not metering or temperature limiting). 4) Showers Boys - Column style, tempered water and mixing types. Girls - Cubicle style, mixing style. 5) There are no accessible sinks in the Science areas. 1. In the crawl space of Unit "A2" (Auditorium), near Stair #2, there is a concrete (steel ined?) structure that used to have a sump pump. The 1952 drawings indi- cate t at this received the drainage from the, 1952 Elevator Pit as well as a floor drain low Stair tit, with discharge to the sanitary system. The discharge piping was n it evident and appears that there is no longer an operable pump. 2. The rater Department does water lead level testing, once or twice a year. There was time, 7-8 years ago, when the school was told to open a faucet every momi g and let it run for a while. This issue seems to have been resolved, as they are not asked to do this any longer. 3. The wn has a "once-a-year" backflow preventer testing program. 4. There are two toilets on the lowest level of Unit "A3" that have been closed off forabout 10 years. There are reported to be cracked fixtures, sinks not working, 12 08/02/02 etc. fixtures remain and traps are (manually) primed with a non-evaporating solution. 51 There a problems in the Boiler Room with old valves that do not operate prop- erly or provide for positive shut-off. 6. There 's a sump receiver in the original Boiler Room, which is indicated on the 1952 plans to take the drainage from the floor drains in the room, and discharge to the buried sanitary system. 7. The 1952 drawings indicate a boiler "blow-off" tank in the Boiler Room, with a cold Ater connection for cooling the boiler blow-down condensate prior to dis- chargi g to the sanitary system. It is not known if this is still utilized. 8. Domestic water piping for the 1969 additions was run through the crawl spaces for Units "B I"& "C" and underground to the Field House. 1. Conclusions d Recommendations: 1, The roof drains and storm water piping from the 1952 portions of the facility are 50 yc rs old, and will be nearing the end of their useful life. In a renovation mode, we would recommend replacing all piping and accessories above grade. Belo% grade/horizontal crawl space piping may be able to be reused, pending size, l ation, conditions and invert. Test samples may help with a decision. 2. The b ilding sanitary/waste systems are reported to be in a deteriorated condi- tion, ch that making new connections to the existing piping is difficult. Some sectio is have been replaced. We understand that this is mainly horizontal, extra- heavy cast iron piping in crawl-space type areas. Since this piping has been here for 5 years, it is possible that the deterioration was mainly due to the "hard- ncss/ gressive" nature of the Town's well water over the years. This is believed not to be the case now, with the improvements to the water treatment plant over the 1 t 15 years or so. A complete replacement should be anticipated for any major renovation scheme. 3. The Kitchen does not have a dedicated "Grease Waste" piping system. If up- grad to the Food Handling areas were more than modest, we would recommend a dedicated piping system. 4. The 1 ations and number, of "Master Gas Valves" (for shut-off in the Science Roo s) arc not adequate and do not meet code. Revisions to these devices would be required, even in a minor renovation scheme. 5. Sine there are some old gas-fired devices, which remain in place but are no long used (stoves, incinerators, etc.), there may be abandoned gas lines which are " ~vc"! All abandoned/live gas lines would be removed and capped back at "acti e" mains. 6. The xisting domestic water service entry, meter and valving, is old original equi ent with minimal accessibility. This should be replaced, along with the servi a entry piping. 13 08/02/02 7. Valve from the 1952 systems are near the end of their useful life. In addition, many re located in crawl spaces that offer difficult access for usage. As a minim m, all valves should be replaced. IIowevcr, complete new distribution L.. f water iptng should be provided for all 1952 areas of the facility, 8. Piping to the 1952 toilet areas contains only "air chambers" as a means of con- trollin water hammer. Access to shock absorbers for the 1969 toilet areas was not ev dent. Shock absorbers would need to be incorporated in any toilet reno- vation work. 9. There are many threaded type outlets in the domestic water systems that are not protected with vacuum brcakcrs, as well as the dishwasher, which also does not have ackflow protection. These devices are required for safety and public health reasons, and should be done regardless of any particular renovation 10. The domestic hot water heaters, pumps, and mixing valves are near the end of their u ful life, and are recommended for replacement. 11. The domestic hot water recirculation system is basically inoperable (for the Main Buildi g). This results in inadequate hot water, elevating domestic water tem- pcrat es, dangerous high temperature "cross-flow" conditions at sinks, etc. As a temp rarysolution, until the renovations are incorporated, the Owner may want consider installing a dedicated water heater at the Kitchen, exclusively for the Kitchen. 12. Them: is a reported shortage of domestic hot water in the Field House also. This is believed to have been caused by (electrical) problems in the circulator, as op- posed to system under sizing. 13. Emer ency showers and eyewash units are not provided with tempered water. Mix- valves would be required under any renovation scheme involving the Scien a areas, 14. Plumbing fixtures are 33 and 50 years old, offer minimal accessibility, and do not meet he water conservation requirements of the current plumbing code. All toi- lets d fixtures in the 1952 areas are recommended for a complete upgrade and repla meat. Toilets in the 1969 portions could probably be renovated, if sup- plem ted with proper ADA accessible fixtures. V. ELECTRICAL A. Summary: The existing electrical systems in the 1952 original building and the 1969 additions are generally on final building materials, which visually appeared to be installed in confor- mance with a applicable code requirements and electrical practices at the time of in- stallation. Massachusetts Electric Code, NFPA Standards, Massachusetts State Building Code, and Life Safety r quiremcnts relating to educational facilities, including ADA regulations, 14 08/02/02 necessitate replacement or upgrading of affected normal. and emergency power distribu- tion systems, re alarm and emergency lighting, and exit sign systems. Lighting energy savings, comrr unication systems, and building security system demands of today's edu- cational facilit es warrant the rep lacement/renovation or installation of these systems as well. Therefore, it i TMP's recommendation that, in order for this School to provide enhanced educational 0 ortunities in a safe, well lighted, and pleasant environment, replacement or upgrading ost of the existing electrical systems will be a fundamental requirement. B. General: 1. This e isting Electrical Conditions Report is based on an examination of the ex- isting wilding electrical contract drawings, dated May 20, 1952 and dated Sep- tembe 9, 1969, and several site visits to visually observe existing conditions. Existing Electrical Specifications and Shop Drawings were not available. The exist' g main building was constructed in 1952 and additions/renovations were added 'n 1969. 2. Site i speetion efforts included visual observations of all existing electrical sys- tems erein noted and follow-up meetings with the Director of Facilities and maint Hance staff. Conclusions drawn arc based on opinion, the experience of personnel consulted and good engineering practice. 3. In adillition, TMP met with the Director of Facilities on 07/18/02 regarding buildi g issues. C. Exterior Building Power Distribution: I. The igh School is presently served by 4 #2/0, SkV primary electric service ca- bles ii k an underground ductbank from Oakland Road to existing Unit Substation No. 1 in Building 'AY Basement Level (1952 Building), and then distributed out to Unit Substations No. 2 (Existing Boiler Room 1952 Building 'A5'), No. 3 (Buil ing 511969 Addition), No. 4 (Building 'A1' Basement), and No. 5 (Ncw Boil Room Addition 1969) Building'A5% 2. Seco ary service electrical characteristics are 120/208 volts, 3 phase, 4 wire, 60 hertz. 3. It w visually noted that two additional overhead electrical services from Oak- land Road appear to serve the existing Snack Shack and Grandstand Press Box. The Bond ovenccad service appears to serve pole mounted floodlights, which may tave been installed by Reading Municipal Light Department. 4. The site appears to be primary metered. D, Electric Servi a Equipment: I. Exist ng main electrical service distribution equipment consists of five (5) unit subst tions located in various buildings. Existing unit substations are as follows: 15 08/02/02 a. b. C. 2. - d. No. 1; 1000 amp, 120/208 volts, 3 phase (1952) No. 2: 2500 amp, 120/208 volts, 3 phase (1952) No. 3: 800 amp, 120/208 volts, 3 phase (1969) No. 4; 1600 amp, 120/208 volts, 3 phase (1969) e. I No. 5: 1600 amp, 120/208 volts, 3 phase (1969) Condi ion and capacity of the 1952 unit substations is highly questionable and probably not reusable in a major renovation project. The condition and capacity of the 1969 unit substations is also questionable and will need to be tested by an inde ndent and certified electrical testing company to establish condition and reuse a major renovation. 3. Replacement parts for the 1952 unit substations arc difficult or near impossible to fund, In addition, replacement parts for the 1969 unit substations are also diffi- cult t find. 4. Int pting ratings for the unit substations may not meet present Reading Mu- nicip Light DNparunent Standards for Network Distribution. E. Building No al Power Distribution Equipment: 1. Existi g building distribution systems consist of distribution panelboards, light- ing p nelboards, power panelboards, and motor control centers. This equipment vane in age from original 1952 and 1969 installed equipment to present day added patteiboards to feed specific areas or functions. 2. Cond ion and capacity of the 1952 and 1969 Power Distribution Equipment is very uestionable. Original equipment replacement parts are difficult or near imoo sible to find. 3. It wa indicated that many of the existing panelboards have no remaining capac- ity an that some individual branch circuits are overloaded. F. Building Erne gency Power Distribution Equipment: 1. The ampus is presently served emergency power from a 200kW/25OkVA, 120/ 8 volt, 3 phase, 4 wire Kohler diesel fueled interior generator located in the n w 1969 Boiler Room Addition Building 'A5'. The generator has 664 run- ning ours indicated on its instrumentation and visually appears operational at hest. 2. The condition and capacity of the 1969 installed Kohler 200kW emergency gen- erato is questionable and will be needed to be tested by an independent and cer- tified electrical testing company to establish condition, capacity, repair requirc- ment and estimated remaining life expectancy. 16 08/02/02 3. The a fisting 1952 installed emergency generator is abandoned in place and of no practi l use. 4. It was noted that the 1969 emergency generator is installed in a separate room as required by present day electrical code. However, a review may be required to addres whether the emergency generator room is two-hour rated, as required by State Building Code. 5. The 1069 emergency generator is fueled by an interior (500 gallon estimated) diesel fuel storage tank located within the 1969 boiler room. It is the opinion of TMP at this tank will need to he relocated or enclosed by at least a two-hour rated nclosure. This item will need to be reviewed with the Authorities in Juris- 6. Theemergency power distribution system consists of one central automatic trans- far switch wired from the 1969 emergency generator, which in turn feeds emer- gcney power distribution panel MOP-E (300 amps, 120/208 volts, 3 phase), which sub-feeds emergency loads throughout the complex. 7. The sub-emerge ncy distribution system consists of local emergency panelboards locate within the campus buildings to serve emergency lighting loads as well as select d heating, refrigeration and building elevators. G. Present Day Code Deficiencies: 1. Life s ety pane Iboard feeders are not presently 2-hour rated. 2. Sub-d suibution life safety panelboards are not located in 2-hour rated enclosures or roo s. 3. Life safety and non-life safety emergency loads are not properly separated per Code. This requirement necessitates separate equipment rooms for Life Safety system automatic transfer switch, distribution panclboard, and local building bran circuit emergency lighting panelboards. H. Branch Circui and Feeder Wiring: I. Existi g branch circuit and feeder wiring is copper, generally concealed in race- ways in walls and above ceilings. Wiremold (surface metal raceway) was noted in may classrooms for receptacle, sound, tel/data system expansions, and corri- dors f r building fire alarm system. 2. Materials are generally 33 and 50 years old, except for new device wiring and emer nay lighting battery unit wiring. Some branch circuit wiring and possibly feed wiring is original building material (1952). 3. All 1952 branch circuit wiring and feeder wiring is well beyond its normal life expec aney. 4. All 169 branch circuit wiring and feeder wiring has reached its normal life ex- 17 08/02/02 I. Lighting Sys 1. Intel a. b. C. d. e. 9. h. i. 2. E: a. Generally, existing lighting consists of ceiling surface black sided metal box or wrap-around, or suspended fluorescent type 8" x 4', 1' x 41, 1' x 8', 2' x 4' and 2' x 2' recessed prismatic lensed fixtures and 4 x 4 fluores- cent light fixtures in Library, Gymnasium and Field House lighting is suspended H.I.D. high-bay type fixtures with wire guards- Auditorium lighting consists of ceiling recessed 300 and 500 watt incan- descent down light fixtures and performance stage lighting including stage front and side floodlighting, and ceiling suspended connector strip/border lights on stage. Performance lighting is controlled from stage dimmer cabinet and console. It was reported that performance lighting and equipment are functional, but aged and in need of upgrad- ing. Cafeteria lighting consists of ceiling surface mounted linear fluorescent fixtures mounted in a sort of recessed soffit. The Library was originally equipped with 4 x 4 fluorescent light fixtures but these where abandoned and Gymnasium type H.I.D. light fixtures were added to improve the deficient light level. Majority of lighting fixtures appear to be in marginal to poor condition. Broken and missing lenses, and lens color deterioration is apparent on many fixtures. It was reported and noticed that some classrooms, corri- dors, and staWWls are insufficiently lighted. All existing classrooms have multiple switches at entrance doors, pro- viding two or three levels of illumination. The Superintendent's Office suite has undergone major renovation and new 2 x 4 parabolic style fluorescent light fixtures have been installed. Exit signs "illuminated type" are generally located at all points of egress from the building. Existing exterior lighting consists of the following types: 1) Utility pole mounted H.I.D. type floodlighting in parking area, which appears to be leased from the Town of Reading Municipal Light Department. 2) Wall mounted lensed H.I.D. type light fixtures at various loca- tions around building. 18 08/02/02 b, c J. Fire Alarm Sys 3) Pole mounted 100 and 400 watt H.I.D. light fixtures mounted on painted poles. The paint finish has long since flaked off leaving discolored base metal. The 100 watt pole mounted light fixtures are mounted to close to finished grade to provide overall illumi- nation of walking paths. Exterior lighting is automatically controlled by photoelectric sensors and/or time clocks. It was noted that quantity and multiple different types of exterior lighting fixtures appear to adequately illuminate most exterior areas. However, maintaining supply of various lamp and ballast types has been an ongo- ing maintenance problem. 1. Existi g multi-plex, zoned fire alarm system is 23 years old. Control panel and stand batteries are located in ground floor main electric room of 1952 Building 'A3'. System is connected to Reading Fire Department via a pedestal mounted street a master box located on Oakland Street. System consists of heat detec- tors i all classrooms; smoke detectors in all corridors at smoke doors, stairhalls; and large group areas; hom/light (AN) signals in corridors and large group areas; pull s ations in corridors and near most egress doors, and magnetic holders on some moke doors. 2. It wasireported that the system is functional. 3. It wai noted that AN signals are non-ADA generation type and that classrooms, and toilets, are not provided with AN signals. 4. Majoity of system wiring to devices is installed in the 1952 Building in surface wall d ceiling mounted wiremold. Wiring in the 1969 building addition is con- K Receptacles a4d Switches: 1. Existing receptacles and switches visually appear in serviceable condition. Re- ceptacles arc grounded type and switches are toggle type throughout facility, ex- cept r key switching in some corridors. 2. Quark, ity of academic classroom receptacles is inadequate by today's standards for educational technology. Most academic classrooms have only two or three recep acles requiring many multi-outlet extension cords. L. Telephone 1. Existing Verizon Contrex telephone system is fed underground from pole on Oakland Road to an equipment mounting board on ground floor Main Electric Roo of 1952 Building 'A3'. Telephone system wiring appeared concealed in cond it throughout building, except for new outlet locations that utilize wire- mold Number of service lines is unknown but seems to be minimal. 19 08/02/02 2. It was reported that system seems to be functional. M. Clock and Program System: 1. Existing master clock and program system appears reasonably new and consists of master clock in Administration Office Building 'A3', and secondary clocks in classr Moms, large group areas and administration areas. The master clock/~ontroller was replaced. Existing program system consists of program bells in corridors, large group areas and on exterior walls. 2. It was reported that most system clocks are not working correctly, but that pro- gram ells are working adequately. Many system clocks have been replaced with batte operated or 120 volt plug-in type clocks. N. Sound Paging od Intercom System: 1. Existing sound paging and intercom system consists of a Dukane style individual classy om type control console in Administration Office Building 'A3', flush or surface wail or ceiling recessed (1952) mounted speakers and privacy type inter- com s itches in most classrooms, and combination clock speaker units with pri- vacy switches (1969), and large group areas. Trumpet style speakers are located in fo er shop type rooms. All-call paging from Administration console by mi- cronh ne and eornanunication with each classroom are basic features of system. 2. Syste+ was reported to be barely functional with only general paging in the Cor- ridors available to the Front Office Staff. 3. Cafet na, Gymnasium, and Auditorium have independent systems, it was re- porte that each system is functional, and paging can be heard in each space. 0. Cable Televisi n System: 1. Existi g cable television system consists of a Media One Cable TV service from Oakl d Road to the 1952 Building'A3'. 2. It was reported that system is functional. 3. Outle are located in classrooms and labs but a full survey is required to verify full w .tent of this system. P. Computer Dath Technology System: 1. A system of data outlets, head end equipment and data wiring have' been pro- videdlin the recent past in classrooms, some laboratories and other spaces. Sys- tem cabling is installed in surface wall and ceiling mounted wiremold. Outlets are lol;ated in administrative offices, library, computer room, and classrooms. 2. System outlets have required additional receptacles and circuiting to be installed in most areas. Some of these circuits are problematic with tripping and over- loade circuits. 20 08/02/02 • v ~ .I.y ✓ V till i.vV v v II - r V' ~ _ - ..V v v _ _ . 3. It was ePorted that system is functional. Q. Door Signal System: 1. Existi g doorbell systems consist of pushbutton at entrance to Boiler (1952), Main ntrance (1952) and Receiving Dock (1952), and interior bells. 2. It coul~ not be verified if these systems are in working order. Further site inves- tigatio' will be necessary. R. Security 1. Existi ~g security system consists of control panel, door alarm contact switches and m tion detectors located in high value rooms and selected entrances. System is contlected to Police Department via communications transmitter. 2. Contr '1 panel is located in 1952 Building'A3% 3. It was reported by the Director of Facilities that the buildings have been broken into d minor vandalism has occurred. 4. The sCcurity system was reported as operational but in need of repair and up- grade. S. Conclusions d Recommendations: 1. Electric Service and Service Equipment a. Existing underground primary service and unit substations are approxi- mately 30 and 50 years old. Distribution panels fed from unit substations are approximatciy 30 and 50 years old. Ownership and maintenance of primary service is responsibility of Reading Municipal Light Depart- ment. Unit substations and distribution panels are owned and maintained by the School, b. Original equipment replacement parts are no longer available for unit substations and distribution panels due to manufacturers being out of stock. Replacement parts by alternate manufacturers are available but costly. Capacity and condition of this equipment is inadequate to serve present day educational and environmental technology needs. C. Interrupting rating of the unit substations and panclboards may not meet present interrupting rating of the Town of Reading's municipal power network distribution system. d. Service and service equipment should be replaced. 2. Interir Distribution System and Branch Circuit and Feeder Wiring a Existing panelboards, motor controls and majority of wiring system arc 30 to 50 years old, and therefore, have exceeded their useful life. 21 08/02/02 4 3. 4. Panelboards, motor controls and all wiring should be replaced. Existing conduits may be reusable. System Existing 200kW 120/208V, 3~, 4W interior diesel fueled generator and indoor 600 amp automatic transfer switch, 30 years old, appear to be in functional condition and are exercised regularly. However, based on age and visual appearance, it is recommended that the emergency generator be replaced. New Life Safety system automatic transfer switch, distribution equip- ment and branch panelboards must be provided in new 2-hour fire rated rooms in order to comply with Massachusetts Electric Code. Existing automatic transfer switch may be able to be reused as non- proprietary (standby) equipment and remain in main electric room with new distribution and isolation control equipment added. It was also reported that the Town of Reading does use a portion of the High School as a Storm Shelter. This issue generally requires a much larger generator to fully provide the proper features for an emergency storm shelter. b. E~ a. b. C. d. System Existing lighting system is generally 30 to 50 years old with some newer types in specific areas. However, ballasts have been failing and present a persistent maintenance problem. Majority of fixtures appear in marginal to poor condition and lens discoloration and ballast failures will con- tinue. Additional lighting should be provided in classrooms, corridors and stairhalls where existing lighting is insufficient. Exterior lighting is only adequate at best, and variety of lamp/ballast types result in high maintenance costs. a. Interior and exterior lighting systems should be replaced. System Existing fire alarm system is approximately 30 years old and does not comply with present day ADA, NFPA, and State Building Code re- quirements due to insufficient coverage in classrooms, improper type visual alarm signals, and device mounting heights on walls. System should be replaced with Code compliant system. Existing con- duit and outlet system may be reusable. b. 5. fire a. b. 22 08/02/02 6 7. 8. 9. 10. 11. Recep I cles and Switches a. Existing receptacles and switches are a variety of 30 to 50 year old mate- rials, except for newer devices in specific renovated areas. Quantity of classroom receptacles and associated branch circuiting is inadequate. b. Older devices should be replaced. Quantities of classroom recepta- cles/branch circuiting should be substantially upgraded to provide for the educational technology standards of today. Telephone System a. Existing telephone system appears very limited. New educational tech- nology systems may require service upgrading, b. System should be replaced. Clock d Program System a. Existing master clock and program system is only partly operating and has exceeded its useful life. b. System should be replaced. Sound Paging and Intercom System a. Existing sound paging and intercom system is barely functional and most equipment is antiquated. Most classroom speakers are 30 to 50 years old and should be replaced. Gymnasium systems appear in functional con- dition. b. Sound paging and intercom system central equipment should be replaced with a new integrated telephone, intercom, paging systems. Speakers in classrooms and large group areas should be replaced. Auditorium and Gymnasium systems should he tested and upgraded as needed. Cable 't'elevision System a. Existing system is reportedly funcdonal. b. System should be able to be maintained and expanded to satisfy aca- demic needs. Computer Data System a. b. Existing system appears and is reported to be operational and may be ca- pable of expansion. Review of program needs and evaluation by school information technol- ogy personnel should determine future of system in present state. 23 08/02/02 . _...r , rv u,_. v. . , , 12. Door Signal System a. Existing doorbell system probably needs replacement or integrated into new telephone, intercom and paging system. b. System may be maintained. 13. Securi ty System a. Existing security system is, functional but in need of evaluation by School and possible replacement. Exact age of system is unknown and generally wiring is installed in surface wall mounted wiremold or cabling above hung ceilings. b. Noting that vandalism is present, a new state-of-the-art security systcm should be provided throughout facility with all wiring concealed and motion detection added to ground floor perimeter rooms with windows. C. Installation of an additional CCTV (closed circuit television system) should be evaluated by the Town of Reading, budget permitting. FLANSBURGH ASSOCIATES August 7, 2002 Reading Memorial High School Study FAI No. 2204.00 List of Testing Procedures for Discussion with Committee The following is a list of tests for your consideration. A number of these tests (italicized) are necessary only in the event that a renovation project does not proceed, in order to provide the town with an accurate assessment of the existing systems. The systems involved would likely be replaced in a comprehensive renovation. Costs do not include abatement of any hazardous material. 1) Infrared Scan of Existing Roofing To determine extent of moisture penetration below roofs. Estimated Cost: $2,500 to $4,000 Selective Demolition for examination of Roof Deck Based on the results of the infrared scan, and field observation, core and analyze selected areas of gyp. Crete and fibrous wood deck. Estimated Cost: $4,000 to $6,000 2) Water Flow Test To assess the ability of the water supply to support a fire suppression system Estimated Cost: $1400 (Inclusive of fees) 3) Domestic Water Piping /Joints To determine the quality of 50 year old piping and joints. 4) Roof Storm Water Piping To determine the quality of 50 year old piping subject to acid rain and other effects. S) Sanitary Piping To determine the quality of 50 year old piping. These lines are reported to be deteriorated. 6) Domestic Water Service Entry To assess the reliability of the service entry, the meter, and the main shut off valves. Estimated Cost for Items 2 thru 5: $6,000 to $8,000 7) Indoor Air Quality Tests , In locations to be determined, to take place in the fall. Fresh air intakes should be cleaned and dampers proven operable priorto testing. Estimated Cost: $5,000 to $10,000 8) Zone Control Valves So that the hot water system and circulating pumps can be proven operable. Estimated Cost: None (Can be done through existing Invensys Contract) 9) Low Pressure Steam Piping To determine the quality of 50 year old piping. Estimated Cost: $1,000 10) Emergency Generator Verify proper operation and sequencing. Estimated Cost: $5,500 11) Building Nonnal Electrical Distribution Test existing unit substations, circuit breakers, primary switches, instruments etc. including infrared scanning. Estimated Cost: $14, 000 to $17, 000 12) Panel Testing Test (2) main distribution panel boards and f ave randomly selected panel boards for physical condition, operation, and life expectancy. Estimated Cost: $6000 N z - y S ~ .J 1. 41 J , 3 a 1 Z CL Is 4u S M . . ,9 s °y . N ~ V ` w o cn 10 4, Cw x.°°~~ 1wu, nS i 1 N 3,~;wi.~%..{~y .J._..~f ~.~e vC~~S►,~._~v1~1~ iii _ a _._...,.._...._.._..m_..__._..._..........._....._......._. 0 U y rt ~ ig -1j, i/ W„Z 0 F M Z...................... IR, W NS _ 7- ..............._.............._J... 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