Cascade Heights Facility Assessment.pdf

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Clackamas County

Cascade Heights Facility Assessment November 17, 2023

Contents 1. Project Team

2. Executive Summary

3. Site Visit

4. Building Evaluation

5. Appendix

Mechanical / Electrical / Plumbing Assessment

Structural Assessment

Hazardous Materials Assessment

1. Project Team

4Scott Edwards Architecture Cascade Heights Facility Assessment

Project Team

Owner

North Clackamas Parks and Recreation

District

Address 5440 SE Kellogg Creek Drive, Suite 1

Milwaukie, OR 97222

Phone 503.742.4348

Design Team

Architectural

Scott Edwards Architecture

Address 2525 E Burnside Street

Portland, OR 97214

Phone 503.226.3617

Contact Jason Wesolowski, Principal

Trent Jorgensen, Architect

Lane Madich, Designer

Structural

Catena Consulting Engineers

Address 1500 NE Irving Street, Suite 412

Portland, OR 97232

Phone 503.467.4980

Contact Jason Thompson, Principal

Mechanical / Electrical / Plumbing

Co� man Engineers, Inc.

Address 1050 SW 6th Avenue, #1630

Phone 503.552.3800

Contact Andy Yanoshek, Senior EE

Hazardous Materials

EVERN Northwest, Inc.

Address P.O. Box 14488

Portland, OR 97293

Phone 503.452.5561

Contact Heather Caporaso, Senior Environmental Scientist

2. Executive Summary

6Scott Edwards Architecture Cascade Heights Facility Assessment

Introduction

Clackamas County retained Scott Edwards

Architecture to evaluate existing conditions of the Cascade Heights Public Charter School. Our understanding is that Clackamas County may be purchasing this building from North Clackamas Parks and Recreation District. The evaluation is intended to assess general building conditions and understand if the building is in conformance with current codes including � re / life safety, ADA accessibility, energy, seismic, lateral, mechanical, electrical, and plumbing systems.

Process / Criteria

This study is based on general visual observations performed during (1) one site visit on October 27th, 2023, conversations and descriptions from the

Clackamas Parks and Recreation personnel and available drawings (Diagram 2). The size of the building listed is estimated based on information from available drawings. Limited � eld measurements were taken. Floor plans from an early 2000s renovation and addition and construction drawings were provided by

Clackamas Parks and Recreation and were available at the time of our site visit. Concealed problems within the construction of the buildings may exist that cannot be revealed through our observations.

Executive Summary

Applicable Codes

2022 Oregon Structural Specialty Code (OSSC)

2022 Oregon Mechanical Specialty Code (OMSC)

2023 Oregon Electrical Specialty Code (OESC)

2023 Oregon Plumbing Specialty Code (OPSC)

2021 Oregon Energy E� ciency Specialty Code (OEESC)

2022 Oregon Fire Code (OFC)

ICC/ANSI A117.1-2017 Accessible and Usable Buildings and Facilities

Building Summary

The building is approximately 50,000 square feet composed of an original structure that was built in the early 1900s, then a series of additions and renovations over many years. A complete chronology of the building construction is documented in the Structural Assessment

Report (Exhibit B). The building is single story with a basement under the original structure and also has an attic space. On the site are also a freestanding covered play structure and a small gazebo near the playground.

The building is currently owned and maintained by North

Clackamas Parks and Recreation District. The building was originally built and operated as a public elementary school and at some point in time the elementary school was moved to a di� erent location. The entire history of uses is unknown, but the building is currently leased out to a third party and operated as a K-8 charter school;

Cascade Heights Public Charter School.

7Scott Edwards Architecture Cascade Heights Facility Assessment

Executive Summary

Conclusion

Observations, conclusions, and recommendations contained in this report re� ect our best judgment and are based on limited visual observation. The facility has various minor issues in regard to meeting current code and unless there is to be a major change in the building’s use, improvements are not required to bring it into compliance with current code unless deemed unsafe by the local jurisdiction.

3. Site Visit

9Scott Edwards Architecture Cascade Heights Facility Assessment

Site Visit Attendees

10.27.2023:

Jason Wesolowski, Principal, SEA

Trent Jorgensen, Architect, SEA

Lane Madich, Designer, SEA

Jason Thompson, Catena

Andy Yanoshek, Co! man

Nick Johnson, Co! man

Heather Caporaso, EVERN-NW

John Evans, NCPRD

Steve Bloemer, Clackamas County

4. Building Evaluation

11Scott Edwards Architecture Cascade Heights Facility Assessment

Diagram 1

Roof Type Diagram - Not to Scale

Area A: Asphalt Shingle Roo! ng

Area B: Bituminous Built-Up Roo! ng

Area D: Rubberized Membrane Roo! ng

LEGEND

Area A

Area B

Area D

Area C

Area C: Bituminous Built-Up Roo! ng w/ Ballast

12Scott Edwards Architecture Cascade Heights Facility Assessment

Diagram 2

Existing Floor Plan - Not to Scale

Basement

Main Level

13Scott Edwards Architecture Cascade Heights Facility Assessment

Site Elements

Parking Zones:

The parking areas appear to be in fair condition with faded parking striping (Image 2) and moderately worn asphalt paving. Curbs, concrete wheel-stops, and concrete walks appear to be in good condition. Storm drainage grates and basins are present in the parking areas, but it is unclear if the parking areas are draining properly.

Recommendations:

■ Seal coat all asphalt parking areas to extend the life of the paving.

■ Repaint all pavement markings.

(Image 2) (Image 3)

Paved Surfaces:

Asphalt and concrete paving around the building ranges in condition from fair to poor. Areas of cracked and unlevel concrete are present and may cause tripping hazards

(Image 3). The asphalt paving shows signs of normal wear and tear.

Recommendations:

■ All asphalt paving to be cleaned, cracks repaired and seal-coated to extend the life of the asphalt.

■ Replace heavily damaged concrete paving.

Accessibility

ADA Parking:

ADA parking stalls are present with state required post signage. The two (2) stalls and access aisle appear to meet the minimum required size and are located to serve as part of the building’s “accessible route” as required by building code. The slope of the concrete and asphalt paving appear to be within the maximum allowable range stipulated by state building code but will need to be veri! ed with surveying equipment. The painted striping and wheelchair pictograph at the ADA parking stalls and loading zone are in poor condition

(Image 1).

Recommendations:

■ Repaint all pavement markings, striping, and pictographs.

(Image 1)

Accessible Route:

It is unknown if the state required “accessible route” from the public right of way to the building entry is provided. Though the paving slopes thru the parking area and along concrete walks appear to conform to the regulation, it will require professional surveying equipment to verify.

Site

14Scott Edwards Architecture Cascade Heights Facility Assessment

Covered Play Structure:

A freestanding steel and wood framed covered play structure is present on the site that is in fair condition and shows normal signs of wear and tear. The fascia of the structure is made of wood panels and is showing signs of weathering and organic material growth and is in poor condition (Image 5). The roof is corrugated metal and appears to be in fair condition, but additional inspection would be needed to determine if any work is needed.

There appears to be some damage to the gutter at the south edge of the structure that is causing water damage to the wood siding and structure.

Recommendations:

■ New paint on entire structure and fascia.

■ Replace any wood panels that are water damaged.

■ Flashing and gutters to be replaced where damaged.

(Image 5)

Stairs:

Concrete steps are present around the building at numerous building entries. The concrete steps are in good condition and show signs of normal wear and tear. Moss, organic material, and debris are present on many of the stairs and in the exterior stairwells that access the building’s lower levels (Image 4).

Guardrails at the stairs and stairwells are present and in fair condition but do not meet current code.

Stormwater drainage at the basement stairwells do not appear to be present which may cause water intrusion issues.

Recommendations:

■ Concrete stairs to be cleared of debris and organic material and chemically treated to deter moss and organic growth.

■ Add handrails and code-compliant guardrails to increase safety of stairs.

(Image 4)

Site

15Scott Edwards Architecture Cascade Heights Facility Assessment

2. The built-up bituminous roo! ng is located on the low slope areas (Area B on Diagram 1) The built-up roo! ng condition ranges from fair to poor. At the poor conditions the roo! ng is nearing its end of service.

Bubbling, alligator cracking, and delamination are all present (Image 7). The areas of built-up roo! ng in fair condition should be cleaned and cleared of debris. Several areas around the roof drains have accumulation of debris and are inhibiting proper drainage; some ponded water was observed (Image

8 and 9). The built-up roo! ng is understood to have no known active leaks, however it appears to be near its end of service. It is unclear what the built-up roo! ng condition is at the ballasted areas do to ballast coverage. It is recommended that further investigations be carried out to determine its condition.

Recommendations:

■ Drains should be cleared and maintained in good working order.

■ Accumulation of debris should be cleared.

■ Areas of ballast (Area C on Diagram 1) should be cleared of debris and chemically treated to clear moss and organic growth (Image 10).

(Image 6) (Image 7)

Roof System

Roo! ng Materials:

The roof is comprised of various roo! ng materials making up a complete, roo! ng system. Asphalt shingles, ballasted and unballasted built-up roo! ng, and rubberized membrane roo! ng are all present on the building. Generally, the roof appears to be in reasonable condition and is understood to have no known active leaks. Some areas of maintenance are recommended as indicated below.

1. The asphalt shingle roo! ng is located on the steeper sloped areas (Area A on Diagram 1). Best estimates based on appearance indicate this roo! ng is likely 15+ years old and is in the latter years of its useful life. The asphalt shingle roo! ng appears to be in fair condition with no signi! cant signs of delamination, cupping, splitting, or missing shingles. However, it is noted the granular surface appears to be releasing from the asphalt substrate, especially when agitated with foot tra" c. On many north facing and shaded areas moss growth is present and ranges from minor to signi! cant (Image 6).

Recommendations:

■ Limit foot tra" c to the greatest extent possible.

■ Asphalt shingle roo! ng should be cleaned of moss growth and treated with chemical agents to prevent future moss growth.

■ Complete replacement is likely necessary within

3-5 years.

Building Exterior

16Scott Edwards Architecture Cascade Heights Facility Assessment

(Image 10)

(Image 11)

3. The rubberized membrane roo! ng is located at a cricket behind the front entry parapet (Area D on

Diagram 1). The membrane roo! ng appears to be in good condition with no obvious defects (Image

11).

Recommendations:

■ Accumulation of debris should be cleared.

(Image 8)

(Image 9)

17Scott Edwards Architecture Cascade Heights Facility Assessment

(Image 12)

(Image 13)

Gutters and Downspouts:

The gutters and downspouts appear to be a mix of old with some newer installations. Generally, they are all in good to fair condition with normal signs of wear and tear. It appears at least one downspout connection to the stormwater system may be clogged or obstructed

(Image 12).

Recommendations:

■ Gutters and downspouts be cleared of debris.

■ Stormwater connections be scoped/snaked and cleared for proper drainage.

Sheet Metal Flashings and Wall Metal:

Sheet metal parapet cap ! ashing, counter ! ashing, drip ! ashings and wall metal ! ashings are all present on the building.

1. The parapet cap ! ashing appears to be in good condition with no obvious signs of rust or failure but is covered in moss and/or lichens at many locations (Image 13).

2. The counter ! ashings, drip ! ashings and wall metal ! ashings all appear to be in good condition with no obvious signs of rust, separation, or failure.

Recommendations:

■ Parapet cap ! ashings to be cleaned.

■ Sealant at joints and transitions be more closely inspected for possible replacement.

■ Verify all fasteners are present and secure.

18Scott Edwards Architecture Cascade Heights Facility Assessment

3. The condition of the curbs at roof mounted equipment varies from fair to very poor. The curbs are primarily located at the built-up roo! ng material and as with the built-up roo! ng, bubbling, cracking, and delamination are all present.

Recommendations:

■ Curbs and built-up roo! ng material be replaced.

(Image 14 ) (Image 15)

(Image 16)

Roof Venting:

Ventilator units are present on all roofs. The units appear to be in working order, however, many are showing substantial signs of wear and tear with heavy rust and may be close to end of service (Image 14).

Recommendations:

■ Ventilators will need to be closely monitored for functionality and be replaced when necessary and/or when the roo! ng material is replaced.

Roof Sealants:

The sealants condition at roof to wall transitions, " ashings, and penetrations range from fair to poor.

Recommendations:

■ All sealants to be removed and replaced to ensure watertightness.

Roof Penetrations:

Roof vents, ventilation hoods, equipment curbs, and drains are all present and range from good to poor in condition.

1. Many of the pipe/vent “boot” penetrations are showing signs of heavy deterioration and are at the end of their service life (Image 15).

Recommendations:

■ The pipe/vent boots be closely monitored and be replaced when necessary and/or when the roo! ng material is replaced.

2. The ventilation hood “boots” are in fair condition showing signs of normal wear and tear (Image 16).

Recommendations:

■ The ventilation hood boots be monitored and replaced when new roo! ng is installed.

19Scott Edwards Architecture Cascade Heights Facility Assessment

Fenestration

Materials:

Concrete, concrete masonry units (CMU), vertical wood siding and wood paneling are all present on the building exterior.

1. The original building exterior and early building additions are composed of mass concrete. The concrete appears to have an applied parge coating to give a smooth and uniform appearance to the building facade and is in fair condition with minor cracking and small areas of repair. The front entry and east facing facade have moderate areas where the parge coating is spalling away from the building

(Image 18). “Spalling” is a condition where a thin layer of parge coating separates and falls away from the main concrete substrate. Spalling can occur for several reasons but primarily is due to water in! ltration. There are many areas of wall with moss growth and staining as well. (Image 19).

Recommendations:

■ Areas of spalling to be repaired with new parge coat layer to match the remaining smooth ! nish of the existing parge coating.

■ Entire building exterior to be cleaned, prepared for new paint and painted.

(Image 18) (Image 19)

Roof Mounted Equipment:

1. Safety Rails: There is roof mounted equipment currently located on the roof that requires maintenance. Current code requires that any equipment that requires maintenance located within 10 feet of the edge of a roof must be protected by a safety rail. It is likely the existing condition is “grandfathered” in by a previous code.

Recommendations:

■ Add safety railings to adhere to current code.

2. There is exposed metal piping located on the roof and supported by wood blocks. At some locations the wood blocks are missing, and the piping is in direct contact with the roof surface (Image 17).

The piping is also showing signs of heavy rust.

Recommendations:

■ Piping be removed from the roof and routed thru the interior of the building if possible.

■ If the piping is to remain on the roof it is recommended that it be cleaned of rust and other contaminates, painted, and properly supported on the roof with new wood blocks.

(Image 17)

20Scott Edwards Architecture Cascade Heights Facility Assessment

Sealant:

The sealant condition ranges across the building from good to very poor depending on the area. At the wood siding areas, sealants are generally in very poor condition.

At the concrete and CMU walls, sealants are in good condition.

1. The sealants at the wood siding and trim are failing and are likely to allow water and insect intrusion.

2. All other sealants at concrete and CMU areas are in good condition with signs of normal weather-related wear and tear.

Recommendations:

■ Sealants at wood siding to be removed and replaced.

■ Sealants at the concrete and CMU to be replaced only where necessary.

Penetrations:

Penetrations in the exterior siding consist of conduit, pipes, mechanical vents, and various pieces of equipment like PA speakers.

1. Penetrations occurring in concrete appear to be in good condition with minor wear noted.

2. Penetrations occurring in wood siding and trim appear to be in poor condition primarily due to the deterioration of the wood itself.

Recommendations:

■ Penetration sealants in the concrete to be inspected and repaired and resealed as necessary.

■ Penetrations in the wood siding and trim to be thoroughly inspected to ensure water and insect intrusion is not happening and repaired or resealed as necessary.

2. Concrete masonry units (CMU) can be found on a later addition to the original building. The CMU appears to be in good condition with no apparent signs of damage or failure.

Recommendations:

■ CMU be cleaned, prepared for new paint and painted.

3. The vertical tongue-and-groove cedar siding and the wood panel siding can be found on the west wing. Both the vertical tongue-and-groove and panel sidings appear to be in poor condition with visible signs of wood rot, delamination, and separation from the building (Images 20 and 21).

Recommendations:

■ Wood siding to be completely replaced.

(Image 20)

(Image 21)

21Scott Edwards Architecture Cascade Heights Facility Assessment

Windows and Glazing

Window Frames:

There are multiple window frame materials used on the original building and range from good to poor condition.

1. It appears most windows at the original building have been replaced with either an older aluminum framed window with a single pane of glazing (Image

24) or a newer aluminum framed window with insulated glazing (Image 23). Both window types appear to retro! t “insert” style and in good condition.

It is unclear if either type of aluminum windows are thermally-broken.

Recommendations:

■ Aluminum windows with single pane glazing to be removed and replaced with a modern, thermally-broken aluminum window frame with insulated glazing.

(Image 23) (Image 24)

Paint:

The exterior paint appears to be in fair to poor condition with normal weather and sun exposure wear and tear. Some speci! c areas show signs of further degradation due to water damage.

Recommendations:

■ Entire building exterior to be cleaned, prepared for new paint and painted.

Wood Trim:

Generally, the wood trim appears to be in poor condition with excessive weather and sun exposure damage. Areas of trim showing wood rot, cupping, separation from the building exterior and failed paint are present. At the original portion of the building, a wood trim band at the top of the wall is in very poor condition with many areas of peeling paint, exposed wood and rot (Image 22).

Recommendations:

■ Areas of damaged wood trim to be removed and replaced.

■ At one location on the east facade, a telephone or ! ber service entrance is suspended from the wood trim and is pulling away from the building.

This condition needs to be corrected to prevent water in! ltration.

■ The remaining existing wood trim is to be cleaned, prepared for paint and painted.

(Image 22)

22Scott Edwards Architecture Cascade Heights Facility Assessment

Glazing Types:

There are a variety of glazing types in the windows around both the original and addition of the building and are in good condition overall. Both single pane and insulated glazing units are present. The glazing appears to be in good condition with no apparent defects such as failed seals, water condensation, or discoloration between panes.

Recommendations:

■ While no signs of failed or compromised units were observed, it is unknown if any of the insulated glazing units have failed based on the limited time inspecting the windows. More thorough inspection of all window units is recommended.

■ Consider replacing single pane glazing with insulated glazing units to increase energy e! ciency. This would occur when windows are replaced.

(Image 27)

2. The remaining windows at the original building appear to be the original wood sash units with single pane glazing (Image 25) and occur at the basement level only. The wood sash windows are in very poor condition and several show signs of insect infestation. There is one location noted where the glazing is missing and “boarded” up at the basement level (Image 26).

Recommendations:

■ Wood sash windows to be removed and replaced with a modern, thermally-broken aluminum window frame with insulated glazing.

(Image 25) (Image 26)

Aluminum Storefront Windows:

The storefront window systems are more modern and have insulated glazing. This window type is present on the west wing of the building (Image 27). These storefronts appear to be in good condition, but it is unclear if the storefront frames are thermally-broken.

Recommendations:

■ Aluminum frames and glazing to be cleaned.

23Scott Edwards Architecture Cascade Heights Facility Assessment

Doors

Door Types:

Multiple door types are present on the building and include aluminum framed, hollow metal, and wood.

1. The aluminum framed doors are located at the west wing of the building and appear to be in good condition with no visible signs of damage.

Recommendations:

■ Doors to be inspected more closely to determine if weather seals, and threshold sweeps are present and functioning properly.

2. The hollow metal doors and frames are located at the original building and the west wing and range in condition from fair to very poor with many nearing their end of service. Many doors have heavy damage, rust, and delamination noted (Image 28).

Recommendations:

■ Hollow metal doors and frames to be replaced.

3. The wood doors are located at the original building and the west wing and range in condition from fair to very poor. Heavy damage and wood rot are visible at nearly all locations (Image 29).

Recommendations:

■ Wood doors and frames to be replaced with either aluminum framed or hollow metal doors and frames.

Window Screens:

Window screens are present on many of the operable windows in the original building and appear to be in good condition. It is unclear if there are missing screens from other operable windows – speci! cally on the west wing.

Recommendations:

■ Window screens to be repaired as necessary and cleaned.

■ Replace window screens where missing.

Sealants:

The sealants around the window units appear to be in fair to poor condition. There are numerous areas of discolored and stained sealant with some minor cracking and/or separation from adjoining materials.

Recommendations:

■ Sealant around window units to be carefully inspected and replaced where compromised or failing.

■ Sealants to be removed and replaced with a high quality, " exible sealant.

Flashings:

Flashing is present at the aluminum storefront units and appear to be in good condition.

Recommendations:

■ No immediate action required unless there are speci! c windows that have been reported for leaking.

24Scott Edwards Architecture Cascade Heights Facility Assessment

(Image 28)

(Image 29)

Sealants:

Door frame sealants appear to be in fair condition with signs of normal wear and tear. In some locations, the sealant appears to be separating from the adjoining material and may be allowing water or insects to intrude.

Recommendations:

■ Sealants around door frames to be removed and replaced with a high quality, ! exible sealant where applicable.

Door Hardware:

The condition of the door hardware throughout the building varies from fair to very poor. Rust is visible on much of the hardware from the exterior. Generally, hardware appeared operational and is being serviced by the building owner.

Recommendations:

■ The exact operational condition of each door and its hardware was not surveyed. Each opening should be considered on a case-by-case basis and investigated further when needed.

Door hardware should be replaced where not operational. The door hardware is to be replaced if/when doors are replaced.

Door Paint:

Paint at the metal and wood doors and frames is in very poor condition across the exterior of the building.

Additionally, many doors and frames are stripped of much of their paint.

Recommendations:

■ For those doors that are not replaced, it is recommended the metal and wood doors and frames be prepared and painted. The aluminum framed doors do no need to be painted.

25Scott Edwards Architecture Cascade Heights Facility Assessment

Recommendations:

■ Plank ! ooring at the stage is to be re" nished and sealed.

■ The back stairs are to be prepared and painted. Any damaged treads or risers are to be replaced.

4. The glue down tile condition ranges from good to poor condition with normal signs of wear and tear.

Recommendations:

■ Glue down tile to be replaced where damaged or worn.

(Image 30) (Image 31)

(Image 32) (Image 33)

Finishes

Paint:

Conditions vary drastically throughout the building ranging from very good to very poor.

Many areas show signs of heavy wear with wall damage and staining (Image 30).

Recommendations:

■ Interior walls to be repaired, prepared, and painted throughout.

Flooring Types:

There are multiple ! ooring types present in the building, including carpet, ceramic or porcelain tile, sheet ! ooring, wood ! ooring, and glue down tile

(material unknown).

1. The carpet in most locations is heavily worn, stained, damaged, and has frayed edges (Image

31).

Recommendations:

■ Carpet throughout the building to be replaced.

2. The ceramic tile appears to be in fair condition with signs of normal wear and tear. The sheet

! ooring appears to be quite old but in good condition.

Recommendations:

■ Ceramic tile and grout to be cleaned and sealed.

3. The wood plank ! ooring is present in the gym and on the stage. The adjacent stairs to the basement have wood risers and treads. The gym ! ooring is in good condition while the stage and stairs are in fair to poor condition with signi" cant signs of wear and tear (Image 32 & 33).

Building Interior

26Scott Edwards Architecture Cascade Heights Facility Assessment

(Image 34) (Image 35)

Trim:

Multiple types of trim are present in the building include wood trim, plastic laminate covered wainscotting and interior wood paneling.

1. The wood trim is mostly present in the original building and ranges from good to poor condition with many areas being heavily worn and damaged.

Recommendations:

■ Wood trim to be replaced (where applicable) or repaired, prepared for paint, and painted.

2. The plastic laminate wainscotting is present in the newest portion of the west wing and shows signs of damage with delaminated plastic and damaged and/ or missing trim (Image 35).

Recommendations:

■ Plastic laminate wainscotting, though still functional, should be replaced.

3. The wood panels in the hallway of the west wing are in good to fair condition with signs of normal wear and tear.

Recommendations:

■ Wood paneling to be monitored for any additional wear and tear and repaired and replaced as necessary.

Wall Base Types:

Multiple wall base types are present in the building and include rubber base, wood baseboard, and tile base.

1. Rubber base appears to be in fair to poor condition and in many places has delaminated from the wall or existing wood base where it has been applied directly to the wood (Image 34).

Recommendations:

■ Where rubber base is glued to existing wood baseboard it is recommended the wood be removed and rubber base be glued directly to the wall. If the ! ooring does not allow for the wood baseboard to be removed (i.e., if there is a gap in the ! ooring between the wall and rubber base), it is recommended the existing wood baseboard be kept in place and the rubber base be re-glued to the wood.

■ Rubber base to be re-glued where it has separated from the wall.

2. The tile base is primarily located in the restrooms and appears to be in good condition with normal signs of wear.

Recommendations:

■ Tile base and grout to be cleaned, and the grout sealed.

Wall Tile and Grout:

These are primarily located in restrooms and appear to be in good to fair condition with normal signs of wear and tear.

Recommendations:

■ Wall tile and grout to be cleaned, and the grout sealed.

27Scott Edwards Architecture Cascade Heights Facility Assessment

Door Hardware:

Hardware styles and � nish vary throughout the building and are generally in fair condition. There are normal signs of wear and tear but no apparent signs of malfunction.

Recommendation:

■ The exact operational condition of each door and its hardware was not surveyed. Each opening should be considered on a case-by-case basis and investigated further when needed.

■ Door hardware should be replaced where not operational. The door hardware is to be replaced if/ when doors are replaced.

Door Glazing:

Glazing is present in many doors and appears to be in good condition. No broken or missing glass was noted.

Recommendations:

■ Door glazing be cleaned and maintained.

Doors, Door Frames, and

Door Hardware

Door Types and Frames:

There are multiple types of doors and frames present in the building and include hollow metal doors and frames, and wood doors and frames.

1. The hollow metal doors and frames appear to be in good condition with signs of normal wear and tear.

Recommendations:

■ Doors and frames to be prepared for paint and painted.

2. The wood doors and frames condition range from good to very poor with normal wear and tear on some to signs of heavy damage on others (Image

36).

Recommendations:

■ Doors with normal wear and tear be prepared and painted as required.

■ Wood doors and frames that are in very poor condition and have heavy damage are to be replaced.

(Image 36)

28Scott Edwards Architecture Cascade Heights Facility Assessment

Drinking Fountains:

Fixtures present in the building are generally older and do not appear to meet current ADA code and/or are not functioning (Image 40). There are some new water bottle stations present as well and are in good condition.

Recommendations:

■ Install ADA-compliant drinking fountains.

(Image 37) (Image 38)

(Image 39) (Image 40)

Ceilings

Ceiling Types:

Ceilings in the building are primarily acoustic glue-up tile and hard lid (presumed to be gypsum wallboard or lath and plaster) and are both in fair to poor condition.

1. Missing tiles, water-stained tiles, damaged tiles, and dirty tiles were witnessed throughout the building (Image 37).

Recommendations:

■ Damaged and missing tiles to be replaced, if available. Otherwise, replacement of all tiles is recommended for a consistent appearance throughout the building.

■ Hard lid ceilings to be repaired, prepared and painted.

Plumbing

Plumbing Fixtures:

Fixtures in many of the toilet rooms appear to be newer, in good to fair condition and mostly in working order. It was noted that there are some older ! xtures present with many not functioning.

Recommendations:

■ Replace non-functioning ! xtures.

ADA Accessibility:

Requirements are only partially met with many

! xtures not having the state required code minimum clear " oor space, required knee clearance at sinks or accessible faucet “paddles” at sinks (Image 38 & 39).

Recommendations:

■ Further analysis will need to be performed in the event a “major” remodel occurs. Complete restroom renovations are likely triggered in the event of a major remodel.

29Scott Edwards Architecture Cascade Heights Facility Assessment

Floor Accessibility:

There are several di� erent � oor levels present in the building that are not ADA accessible. The main � oor level of the building is accessible via ramps. All other � oor levels are not accessible at this time. Some of these levels may be required to be accessible in the future should a remodel occur.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a “major” remodel occurs.

Stairs and Handrails:

Stairs and handrails are present throughout the building.

The stair risers and treads in most locations meet code requirements but stair handrails are inadequate in height and are lacking top and bottom landing extensions as required by current code. There are also stairs with handrails provided on only one side of the stair. Current code requires handrails on both sides.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a “major” remodel occurs.

Toilet Rooms:

ADA provisions at toilet rooms are partially met. There does not appear to be ADA accessible stalls in many of the toilet rooms nor grab bars. However, there are grab bars present in some single occupancy toilet rooms.

It is unclear if toilet room accessories such as toilet paper dispensers, paper towel dispensers, etc. are ADA compliant.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a “major” remodel occurs.

ADA Accessibility and

Provisions

Door Clearances:

Clearances for accessible entry/exit are present at most doors. There are some doors present that do not have the minimum required clearances but may not necessarily be required.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a

“major” remodel occurs.

Casework:

Casework heights and maximum reach range limits do not meet current ADA code but likely did under a previous building code.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a

“major” remodel occurs.

Accessible Route:

An ADA accessible route from the accessible building entry to the buildings “main” level is provided via a ramp and appears to be ADA compliant. However, clear space between handrails is not met but likely did under a previous code.

Recommendations:

■ No action is required at this time, but further analysis will need to take place in the event a

“major” remodel occurs.

30Scott Edwards Architecture Cascade Heights Facility Assessment

Mechanical / Electrical /

Plumbing

Mechanical:

The mechanical system(s) vary throughout the building dependent upon when each addition was constructed.

The primary heating system for the original building appears to come from gas ! red boilers with hot water piping circulated to radiators. Unit ventilators provide heating and cooling to the administration area in the original building and unit ventilators provide heating but no cooling to the classroom additions. Ventilation ranges from operable windows in the original building to mechanical ventilation via unit ventilators at the additions.

Electrical:

The condition of the electrical system throughout the building ranges from poor to good. Some systems are newer and in good working condition while others are nearing end of service. Additionally, the emergency generator does not appear functional. Upgrades and/or maintenance to receptacles, lighting, electrical panels, and the generator are recommended.

Plumbing:

Water distribution appears to be galvanized steel piping throughout the building except at areas which have been remodeled, which are copper. Much of the piping is showing signs of corrosion with some failures. Plumbing

! xtures range in age, style, and condition throughout the building. Many ! xtures appear to be newer and in good working condition while some older ! xtures are not functioning.

Fire Suppression: No ! re suppression systems are present in the building.

A complete detailed report and its ! ndings are included in

‘Exhibit A’.

Structural

The primary structural system for the original building appears to be concrete, wood post and beam, and traditional wood rafter and stud framing.

The structural system for the additions appears to be concrete masonry units, post and beam and traditional wood rafter and stud framing. Minor structural defects were observed with some water intrusion noted. It is unlikely the building has undergone seismic retro! tting and will most likely require seismic upgrades to satisfy current building code.

A complete detailed report and its ! ndings are included in ‘Exhibit B’.

Hazardous Materials

With the given age of this building and its numerous additions and renovations over time, it is highly likely that building materials containing hazardous materials are present at this site. Hazardous materials are materials that contain asbestos ! bers, lead-based paint, mercury, and PCBs and were commonly used in construction at one time. These materials pose a risk to human health and should be treated with care.

A hazardous materials surveyor was hired to perform a complete building survey. This survey identi! es all suspected hazardous materials present in the building and provides speci! c testing data for each suspect material. Areas surveyed included " oors, walls, ceilings, exterior materials, and other miscellaneous areas.

On completion of the survey, numerous materials have been identi! ed to be hazardous. The complete report and its ! ndings are included in ‘Exhibit C’.

The survey also includes recommendations for abatement work, if and when demolition and/or renovation work occurs.

Consultant Summaries

5. Appendix

32Scott Edwards Architecture Cascade Heights Facility Assessment

Appendix

Contents # of Pages

A Mechanical / Electrical / Plumbing Assessment 14

B Structural Assessment 13

C Hazardous Materials Assessment 102

Exhibit A

Cascade Heights Condition Assessment

CASCADE HEIGHTS

FACILITIES CONDITION ASSESSMENT

INTRODUCTION

Coffman Engineers made a visit to the Cascade Heights school on October 27, 2023, to perform a visual observation to assess the condition of the HVAC, plumbing, and electrical infrastructure and systems.

MECHANICAL HVAC SYSTEMS

Heating Plant The primary heating system for the school is two natural gas fired steam boilers which provide roughly 1.5 million btus each for a total of more than 3 million buts. The system appears to be functioning normally, with the exception of a steam leak behind the boilers. Later in the site visit the boilers were drained down for maintenance so it is possible the leak was due to maintenance and not a persistent issue. The boiler vintage is 2002; therefore, the original steam plant has been updated at least once. However the room itself is very old and could use some cleaning to make everything clearer and maintenance & operations easier.

Existing Steam Boilers Steam Escaping

Entrance to Boiler Rooom Boiler Room Air Intake Louver lmadich Text Box

EXHIBIT A

Space Heating All occupied spaces appeared to have some sort of heating provided via steam radiators either at the perimeter of the spaces or from a ceiling radiator. The radiators themselves all seem to be from the original building or the same vintage of any renovation that may have occurred.

There are new actuators on many of the valves that control the radiators – likely from a DDC controls upgrade. Controls for the steam boiler are pneumatic so throughout the building there is a mix of digital and pneumatic controls, though mostly controlled by an Automated Logic direct digital control (DDC) system.

Radiator at Entrance Ceiling Radiator w/ Upgraded Valve & DDC

Unit Heater in Gym Radiators in Library

Ventilation Not all spaces have mechanical ventilation in the original building; however, the admin areas are served with mechanical ventilation and cooling via an existing rooftop unit (Carrier Weathermaker). Classrooms original to the building have natural ventilation via operable windows, while the newer classroom addition gives each classroom unit ventilators for heating and ventilation but lacks cooling.

Unit Ventilators for ‘newer’ Classrooms Ductwork & Terminal Units for Admin Spaces

Carrier Weathermaker Providing AC to Admin Typical Existing Classroom w/ out Ventilation

Exhaust and Makeup Air The main kitchen appears to have a Type 1 Hood for a 4-burner range / oven and an adjacent dual oven combo. There is also a Type 2 hood for a commercial dishwasher adjacent to the kitchen sinks. Makeup air for the exhaust is provided by a heat and ventilation unit located in a mechanical mezzanine behind the kitchen. The newer classrooms with unit ventilators appear to all have exhaust fans and some have door grilles to pull additional makeup air from the corridor into the classroom. Throughout the entire building there are radon exhaust fans which are all in excellent condition.

Door Grille for Transfer to Classroom Radon Exhaust Fan

Heat & Vent Unit for Kitchen/Cafeteria Exhaust for Kitchen

HVAC Recommendations The following are general observations / recommendations for the HVAC Systems:

In general, mechanical ventilation is preferred for all spaces, suggest retrofitting and adding mechanical ventilation to spaces that don’t have it.

Mechanical piping, including natural gas piping, is overall in average condition.

However, the insulation on that piping in areas is in poor condition and may contain asbestos. Recommend doing asbestos removal and remediation on asbestos containing insulation materials and replacing any insulation in poor condition.

There are several areas with exposed steam or steam condensate piping without insulation – these are code violations and should be insulated as soon as possible.

Ductwork is uninsulated running through the attic – this may be required to be insulated but it could be considered a conditioned space and not require insulation. This is something that should be investigated.

Existing Boiler room needs to be cleaned, it looks and feels like a hazard being in it.

Existing unfaced insulation on the kitchen/cafeteria heat and vent unit needs to be replaced.

Eventually moving to a heating water system is recommended; however, converting steam to heating water is a costly and invasive process – but is a source of significant energy savings with possible incentives available.

PLUMBING

Domestic Water Existing domestic cold water for the building appears to enter near the south east of the building with an old style pressure reducing valve and pressure gauge. These are typically in their own rooms and properly labeled so it is clear where to shut off the water for maintenance etc.

however there is no signage dictating this is the water entry point, but no other water point of entry was discovered on site.

Existing domestic water piping appears to be galvanized steel which is prone to corrosion inside the pipes, which gathers and shows at the joints. These areas can then begin to leak due to excessive corrosion – this appears to be the case at several areas. There are sections of pipe which have may have leaked and been replaced, or in other areas renovations completed where copper piping has been used.

Water Entry w/ Pressure Gauge @ 60PSI 1 ½” to 2” Galvanized DW Pipe Leaking

Galvanized Pipe Connection Below Sink Copper Pipe Connection to a Flush Valve

Waste & Storm Systems The waste piping appears to be galvanized but is difficult to determine without the system inspected with a sewer scope. Storm is handled by sheetmetal gutters on the exterior.

Sink P-Trap Connected to Galvanized Painted Waste Piping

Plumbing Fixtures Fixtures throughout the building are of differing vintages for fixtures of similar types. Most areas of the building have complete functional fixtures that are in good working order and other areas are defunct with plumbing fixtures partially assembled or completely removed from the walls, like the basement adjacent to the gym.

Drinking fountains are present throughout the building – although some are out of order and are of varying styles. In general the original building uses vitreous china and newer fountains use stainless steel and there is one automatic bottle filler.

Fixture types can vary between the same fixture family depending on when the renovation was built – the existing bathrooms have individual lavatories for handwashing, they also have newer handwashing lavatories with multiple faucets. Lavatories are in good working order, other than the basement adjacent to the Gym, which has fixtures torn from the walls.

Original Restrooms w/ Individual Lavatories Latest Renovation Lavatory Style

Island Sink w/ Bubbler in Basement Gang Drinking Fountain

Poor Condition of Basement Fixtures Basement Shower used for Storage

Typical Classroom Sink w/ Bubbler Stand Alone SS Drinking Fountain Urinals are Kohler of two different styles throughout the building; but are in good working order.

Water closets and flushometers appear to be in good working order, however some have water stains which may need to be replaced.

The kitchen includes a three compartment sink, a prerinse sprayer station with garbage disposal, with floor sinks for drainage, and a grease trap.

Older Kohler Urinals Newer Kohler Urinals

Hot Water System The hot water is served by two natural gas AO Smith Cyclone hot water heaters in good condition. They are piped with an Amtrol expansion tank also in good condition. The insulation on much of the piping is very old and may contain asbestos and need to be replaced.

Plumbing Recommendations The following are general recommendations and observations for the plumbing systems:

Consolidate plumbing fixtures which are stained / past useful life and replace with new.

Examine and replace galvanized piping that is leaking (eventually all galvanized piping should be replaced).

Replace all fixtures in the Gym basement area.

Test and adjust all existing metered lavatories to ensure they are all working properly.

Evaluate water suitability for drinking as many fixtures still say ‘test results pending’.

ELECTRICAL

Electrical Distribution The electrical service for the building is provided by a Portland General Electric transformer located on the south side of the building. The electrical service feeds two separate utility meters located on the west exterior wall of the building. The electrical services are both 240V single phase and rated for 600Amps. The dual electrical services were likely installed since a single 240V single phase service could not provide electrical capacity for the entire building. Since there are two meters, the building’s owner will receive two utility bills and pay the two separate service fees. The services feed two 600A Cutler Hammer brand panelboards, DP1 and DP2, located in the school’s basement on the opposite side of the wall from the utility meters. These panels feed various power distribution panels within the building. The main distributions panels appear to have been replaced as part of the renovation and are in good condition. The electrical panels within the classroom wing including the original main distribution panel, and panels A, B, C, D, and E all appear to be reaching the end of their usable life where failures are more likely and replacement parts are usually much harder to acquire.

Panel C is installed in a storage closet with shelving built around it which encroaches into the panels code required working space above and below the panel. Panel SDP located in the boiler room is a 600A, ITE brand panelboard which serves the boiler and associated mechanical equipment. This panel is reaching the end of its usable life and is fairly corroded on the exterior from the moist atmosphere of the boiler room.

Electrical Services Corroded Panel SDP

Original Main Distribution Panel Panel C

A generator is used to provide backup power specific electrical loads within the building.

The generator is a CAT, 20kW, 28.8-gallon, diesel fired generator. The generator powers an automatic transfer switch located on the west exterior wall of the building adjacent to the utility meters. The automatic transfer switch (ATS) provides control for the generator to start the generator and switch power to the generator when there is a loss of utility power. The ATS powers the 100Amp panel EM1 located in the basement adjacent to panel DP1. Panel EM1 powers the 100Amp panel EM2 within the kitchen and the 100Amp panel EM3 in the staff lounge. Panel EM2 powers panel E in the wing hallway which powers the exit signs, hallway lights, bathroom lights, and cafeteria lights.

Panel EM3 powers the fire alarm system, clock system, telecom, and emergency lighting and exit signs in the halls and bathrooms. Warning lights were lit on the generator and the generator annunciator panel noting that the generator was in an emergency stop and not in auto mode. Maintenance staff noted that the generator was not currently in operation, which leaves the building without code required emergency egress lighting.

Backup Generator

The quantity of receptacles for general power within each of the spaces appeared to be adequate for the use of each space. Current code requires receptacles within education facilities to be tamper-resistant type. If the building is going to remain for use as a school, it is recommended that the current receptacles be replaced with tamper-resistant type for safety of the students.

Lighting Lighting within the building is comprised of four-foot surface mounted T8 fluorescent fixtures in the hallways and support spaces. Lighting within the classrooms and offices consists of suspended T8 fluorescent fixtures. Lighting within the central hallway of the classroom wing appears to have been replaced recently by LED fixtures. Lighting in the gym consists of suspended HID fixtures to provide greater light output. Exterior lighting consists of building mounted HID fixtures.

Exit signs are installed at each exit and along the paths of egress within the building.

Lighting controls throughout the building consist of…