ROOFING REPLACEMENT STUDY

EDISON MIDDLE SCHOOL

MERIDEN, CONNECTICUT

MERIDEN PUBLIC SCHOOLS

MERIDEN, CONNECTICUT

Final Report 15 June 2021

ANDRADE ARCHITECTS LLC

PO BOX 787, MERIDEN, CONNECTICUT 06450-0796

TELEPHONE (203) 639-0804

2021 ANDRADE ARCHITECTS LLC

Meriden, Connecticut

REPORT

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INTRODUCTION

The purpose of this preliminary study is to recommend a conceptual scope of proposed roofing replacement work for the PVC membrane roofs on the Edison Middle School in order to return the building to a leak-free, low-maintenance condition. The building is located at 1355 North Broad Street in Meriden, CT. This study includes assembling available information from the original building design drawings and construction records, visiting the school to observe existing exterior roofing conditions, and preparing conclusions and recommendations for roofing replacement work based on those observations.

Roof replacement concepts will be designed to comply with applicable Connecticut building codes and regulations, as well as State of Connecticut Department of Administrative Services Office of School Construction Grants & Review (OSCG&R) requirements for reimbursement. The study will also offer an opinion of preliminary probable project costs for the recommended work on the school roofs.

We understand that the City of Meriden will issue a separate Request for Proposals (RFP) in accordance with State OSCG&R requirements after this initial study phase has been completed. The conceptual scope established in this study could be used as the basis of the subsequent RFP for Professional Services that we recommend include Existing Conditions Documentation, Schematic Roof Replacement Design and Probable Project Budgeting, Construction Documents, Bidding, and Contract Administration phases. The subsequent RFP for Professional Services should include performing a more detailed analysis of existing conditions, including roofing test cuts, and the development of detailed construction drawings and specifications based on the recommended roofing replacement work.

We were requested to focus this preliminary study on the existing PVC membrane roofing areas installed in the year 2000. This preliminary study does not include the existing three skylights, one barrel-vault canopy, and one small greenhouse; which were all glazed with code-compliant safety glazing and are reported as not leaking. The repairs and renovations that may be necessary to the interior of the building as a result of roofing replacement should addressed by the subsequent RFP for Professional Services and not included in this study. Hazardous materials survey, abatement design and budgeting should not be included in the subsequent RFP for Professional Services, as the roofs were certified to not include any hazardous materials when originally constructed in 2000.

This study is intended to provide the City of Meriden the information necessary to do a preliminary cost benefit analysis of the roofing replacement work they would wish to move forward with.

INITIAL OBSERVATIONS

Initial observations indicate that the existing PVC membrane roofing areas were installed as part of new building construction project designed by Antinozzi Associates and completed in 2000. The roofs appear to be as originally constructed in the 2000 with evidence of some ongoing repairs. The maintenance staff reported that there have been reoccurring leaks in a couple areas of the building over the years that have apparently required the repairs we observed. Most recently leaks have been reported below the penthouses into the second floor classroom wing, as well as along the Media Center corridor.

Photographs of Observed Conditions:

We have attached appendix pages A-1 through A-6 to the back of this report with photographs documenting some of the observed conditions described below.

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OBSERVATIONS AND CONCLUSIONS

Membrane Roofs - General:

All roof surfaces on the building are covered with a fully-adhered white PVC membrane that is over 20 years old. The PVC membrane, seams, and walkway pads are all showing signs of age with repair patches visible in a few areas. (Photos A-1) Original specifications called for .080-inch thick reinforced PVC membrane adhered to two base layers of 2-inch polyisocyanurate insulation mechanically fastened to metal deck on sloped structural steel framing. There are limited areas of tapered insulation over the base layers of insulation in flat valleys and against penthouses to direct rain water flow laterally into the spaced roof drains. The PVC membrane roofing has exceeded its life expectancy and should be replaced.

There is an existing lightning protection system installed on top of the membrane roofing, and must be removed in order to replace the roofing system. (Photo A-2) There also are three aluminum domes installed for visually aesthetic purposes on steel posts over the top of membrane roofing that must be removed in order to gain access to the underlying membrane to replace those covered sections of roofing.

(Photos A-3 & A-4) Re-installing the lightning protection system to replace the existing system, and re-installing the domes, would not likely be considered reimbursable by the State OSCG&R. However, I recommend that the lightning protection be reinstalled to protect building’s electronic systems, and the domes be reinstalled for aesthetic reasons.

The existing perimeter white aluminum fascia and drip edge flashings are installed over the membrane roofing, and must be removed in order to replace the roofing system. (Photo A-2) Re-installing new fascia and drip edge flashings to replace existing would not likely be considered reimbursable by the State OSCG&R. However, we recommend that new fascia and drip edge flashings be reinstalled throughout.

There are existing walkway pads installed between all the mechanical penthouse doors, and from the third floor stair door out to the third floor penthouses. There are currently no existing walkway pads from the second floor stair door out to the second floor penthouses. New walkway pads should be reinstalled in all the existing locations, as well as out from the second floor stair door to the closest penthouse.

Barrel-Vault-Shaped Membrane Roofs:

There are two areas of the building with barrel-vault-shaped PVC membrane roofs. The barrel-vault roofs equate to approximately 15% of the overall roof area, and have a roof slope that varies from flat at the ridge to upwards of 6 to 7 inches per foot at the eaves. These roof surfaces are visible from the grounds, and therefore membrane material and color should be considered with aesthetics in mind. (Photo A-3) The existing membranes are white, which easily shows dirt and mold on the roof surface. We recommend installing a darker colored PVC membrane roof that would tend to hide dirt and mold on the roof surface.

PVC membranes are available in many colors, including a medium gray color that would be similar to the existing gray masonry accent bands on the adjacent exterior walls. (Photo A-3) We also recommend adding standing PVC ribs to these visible roof surfaces to further enhance the aesthetics.

The barrel-vault roofs have visible snow-slide damage to the gutters along the eaves and to upright roof penetrations on or adjacent to bottom of these roofs. (Photo A-3) Snow guards should be added to all barrel-vault roofs to stop potential snow-slides. We recommend installing a continuous two-pipe style snow guard system supported up off the roof surface with one base plate between each standing rib fastened to solid blocking below the PVC field membrane. Each base plate would then be flashed with a

2021 ANDRADE ARCHITECTS LLC Page 3 matching PVC membrane target patch, making the base plates structurally anchored to the blocking and watertight.

There are existing hung gutters along both eaves on the Gym barrel-vault roof. The vertical drop from the Gym eaves on the south side down to grade is about two-stories high, and about one-story high down to the lower roof on the north side. Re-installing new hung gutters and downspouts to replace existing would not likely be considered reimbursable by the State OSCG&R. However, I recommend that new hung gutters and downspouts be reinstalled along both Gym eaves for functional reasons.

There are existing hung gutters along both eaves of the barrel-vault roof in the Music area. The vertical drop from the eaves down to the adjacent low-slope roofs in this area is only about two feet. With such a short vertical drop, large gutters with downspouts only about a foot long seems like unnecessary overkill.

We recommend eliminating all gutters at short vertical drops between adjacent roof surfaces such as these; which are not necessary, and would save costs on the Probable Project Budget.

Low-Slope Membrane Roofs:

The majority of the building’s overall roof area, approximately 85%, has low-slope PVC membrane roofs that parallel the sloped structural steel framing at approximately ¼-inch per foot slope. The existing membranes are white, which easily shows dirt and mold on the roof surface. We recommend installing the same darker colored PVC membrane as recommended for the barrel-vault roofs, which would tend to hide dirt and mold on the roof surfaces visible from the second floor of the classroom wing.

The low-sloped membrane roofs have both primary and secondary overflow roof drains. The secondary overflow roof drains appear on the building plans to be piped separately to discharge spouts visible on exterior walls, which is a requirement of the Plumbing Code. There is one location inside one of the penthouses where it appears that the overflow line was piped into the adjacent primary line. This apparent cross-connection should be investigated as part of the subsequent RFP for Professional Services and, if necessary, corrected as part of the scope in the future Construction Documents.

There are existing hung curved gutters along the eaves of the dome-covered round roofs in three locations adjacent to low-sloped membrane roofs. The vertical drop from the eave down to the adjacent low-slope roofs in these three locations is only about three feet. (Photo A-4) With such a short vertical drop, large curved gutters with downspouts only about a two feet long seems like unnecessary overkill. We recommend eliminating all gutters at short vertical drops between adjacent roof surfaces such as these;

which are not necessary, not reimbursable, and would save costs on the Probable Project Budget.

There are a significant number of roof penetrations that are located mostly on low-sloped membrane roofs. We counted over 330 separate roof penetrations, about a dozen different types, including some types which we were unable to identify their purpose. The penetration types we identified include; roof and overflow drains, plumbing vents, electrical conduits, lightning protection grounds, radon vents, air conditioning condenser curbs, small and large exhaust fan curbs, smoke vent curbs, hot stacks and flues, fuel oil tank vents, and structural steel posts to support the three aluminum domes. Each roof penetration requires materials and labor to flash, and could be a potential source of a future leak. We recommend eliminating all penetrations that are no longer necessary, saving costs on the Probable Project Budget.

There are several air conditioning condensers that are supported by wood timbers that are merely loose-laid on top of the existing PVC membrane over roof insulation. (Photo A-4) This lack of properly flashed equipment curbs that are anchored to the structural deck appears to be a lack of coordination during the original building construction. We recommend installing preservative-treated wood blocking curbs with proper base and counterflashing for all roof-top equipment curbs.

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Penthouses:

There are six separate clerestory penthouses that house several mechanical rooms, upper portions of the Gym and Auditorium, as well as a stairwell. Penthouses are constructed with the same masonry cavity-walls as the remainder of the building. The penthouse on the west side of the classroom wing has been a potential source of ongoing leaks into the classrooms below for a number of years. Apparently, several attempts to stop that leak have been made. A while back a local contractor installed surface-mounted aluminum flashing directly over the cavity-wall weep holes along the base of that penthouse, which apparently didn’t solve the leaks. (Photos A-5) Also, more recently, the pair of metal doors into this penthouse were replaced, including all new weather stripping, which may have worked. Our initial recommendation is to remove the added flashing installed over the cavity-wall weep holes, which we believe is causing more harm than good. We also recommend conducting water testing as part of the subsequent RFP for Professional Services to isolate any potential leak source in this area. If a leak is found, correcting the leak should be included as part of the scope in the future Construction Documents.

Several of the penthouses on the first floor roofs have masonry wall controls joints and pipe penetrations that apparently were never caulked back when building was originally constructed. (Photos A-6) There also are a number of caulk joints around mechanical louvers and other wall openings that have voids in the sealant. All of these visible gaps in the weather tightness of the penthouse walls should be caulked as part of the scope in the future Construction Documents.

CONCEPTUAL DESIGN RECOMMENDATIONS

Barrel-Vault-Shaped Membrane Roofs:

The barrel-vault membrane roofs should be replaced with a roofing assembly that will provide a minimum 20-year non-prorated roofing warranty, which is a minimum requirement of all roofing projects that are funded by the State OSCG&R. We recommend removing and replacing the existing membrane roofs with a fully-adhered 80-mil PVC membrane roofing system installed over an adhered roof cover board that, if the system is detailed properly, should provide a 30-year non-prorated warranty.

The barrel-vault roof surfaces are visible from the grounds. Therefore we recommend installing a darker colored PVC membrane roof in a medium gray color similar to Sarnafil’s “Lead Gray”. To further enhance the aesthetics, we also recommend adding standing PVC ribs similar to Sarnafil’s Dacor Roof System in the same “Lead Gray” color.

We recommend installing new polyioscyanurate cover board and multi-layer roof insulation system which is appropriately sized to meet the minimum prescriptive R-Values required by the State’s energy codes at the time of construction. The multi-layer base roof insulation system should have staggered joints and be mechanically fastened to the metal deck. The cover board should be adhered to the base insulation system with adhesive to eliminate exposed fasteners directly under the PVC membrane.

We recommend removing and replacing the hung gutters on the Gym roof only with a more conventional hung gutter assembly that is designed to allow for expansion and contraction with seasonal temperature changes. Gutters should be fabricated from long-lasting solderable sheet metal material, not from caulked non-solderable metal that the joints are not likely to last as long as the PVC membrane roofing. We recommend using a zinc-tin-coated copper sheet material that is solderable, and would be similar in color to Sarnafil’s “Lead Gray” colored membrane. Gutters should have expansion joints where straight runs exceed 50-feet in length. We recommend eliminating all gutters at short vertical drops between roofs.

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We recommend installing new fascia, drip edge and wall counter flashings throughout using a zinc-tin-coated copper sheet material that is solderable, and would be similar in color to Sarnafil’s “Lead Gray” colored membrane.

We recommend that a new certified lightning protection system be installed after the roofing and flashing work is completed. The lightning protection system would protect the building’s electronic systems.

Low-Slope Roofs:

The low-slope membrane roofs should be replaced with a roofing assembly that will provide a minimum 20-year non-prorated roofing warranty, which is a minimum requirement of all roofing projects that are funded by the State OSCG&R. We recommend removing and replacing the existing membrane roofs with a fully-adhered 80-mil PVC membrane roofing system installed over an adhered roof cover board that, if the system is detailed properly, should provide a 30-year non-prorated warranty. We recommend installing the same darker colored PVC membrane roof as on the barrel-vault roof surfaces, in a medium gray color similar to Sarnafil’s “Lead Gray”.

We recommend installing new polyioscyanurate cover board and roof insulation system which is appropriately sized to meet the minimum prescriptive R-Values required by the State’s energy codes at the time of construction. The multi-layer base roof insulation system should have staggered joints and be mechanically fastened to the metal deck. The cover board should be adhered to the base insulation system with adhesive to eliminate exposed fasteners directly under the PVC membrane. We also recommend installing tapered polyioscyanurate insulation crickets in flat valleys and against penthouses to direct rain water flow laterally into the spaced roof drains.

We recommend installing new fascia, drip edge and wall counter flashings throughout using a zinc-tin-coated copper sheet material that is solderable, and would be similar in color to Sarnafil’s “Lead Gray” colored PVC membrane.

We recommend that a new certified lightning protection system be installed after the roofing and flashing work is completed. The lightning protection system would protect the building’s electronic systems.

OPINION OF PRELIMINARY PROBABLE PROJECT COSTS

We prepared an Opinion of Preliminary Probable Project Costs for the proposed roofing replacement work based on our conceptual design recommendations. We understand that the roof replacement work is scheduled to bid early in 2023 with construction starting in spring or summer of 2023. Our Opinion of Preliminary Probable Project Costs includes an escalation markup based on the construction work being performed in 2023. If this timeline changes, we should update our Opinion of Preliminary Probable Project Costs accordingly. Attached is a detailed worksheet outlining our Opinion of Costs.

EdisonRoofProbCostsPreD_2021-06-15

EDISON MIDDLE SCHOOL - ROOFING REPLACEMENT Andrade Architects LLC Meriden Public Schools - Meriden, Connecticut 15 June, 2021

OPINION OF PROBABLE PROJECT COSTS Pre-Design Study Phase

Construction Cost Description Quantity Unit Cost/Unit Eligible Costs Ineligible Costs Total Costs 01A Construction Aids $19,000.00 $0.00 $19,000.00 02A Selective Demolition $302,800.00 $0.00 $302,800.00 06A Carpentry $15,400.00 $0.00 $15,400.00 07A Roofing - EPDM Low-Slope Membrane $1,373,400.00 $0.00 $1,373,400.00 07B Roofing - PVC Barrel-Vault Membrane $403,400.00 $0.00 $403,400.00 07C Roofing Accessories $25,500.00 $0.00 $25,500.00 07D Sheet Metal Flashing and Trim $109,600.00 $143,000.00 $252,600.00 07E Joint Sealants $1,500.00 $0.00 $1,500.00 26A Lightning Protection $0.00 $139,900.00 $139,900.00 Subtotal 111,920 sf $22.64 $2,250,600.00 $282,900.00 $2,533,500.00 Building Permits (Fee not required by City) $2,534.00 $1,000 $14.00 $0.00 $0.00 $0.00 Subtotal $2,533,500.00 General Conditions $2,533,500.00 $ 10% $253,400.00 $0.00 $253,400.00 Subtotal $2,786,900.00 Contractor Overhead and Profit $2,786,900.00 $ 10% $278,700.00 $0.00 $278,700.00 Subtotal $3,065,600.00 Bonds $3,065,600.00 $ 2% $61,400.00 $0.00 $61,400.00 Subtotal - Bidding in 2020 $3,127,000.00 Escalation - Bidding in 2023 $3,127,000.00 $ 10% $312,700.00 $0.00 $312,700.00 Construction Subtotal 111,920.40 $27.94 $282,900.00 $3,127,000.00 Pre-Design Bidding Contingency $3,127,000.00 $ 10% $312,700.00 $0.00 $312,700.00 Construction Subtotal with Bidding Contingency $3,439,700.00 Construction Contingency $3,439,700.00 $ 5% $172,000.00 $0.00 $172,000.00 Probable Construction Costs 111,920 sf $32.27 $3,328,800.00 $282,900.00 $3,611,700.00

Owner Cost Description Quantity Unit Cost/Unit Eligible Costs Ineligible Costs Total Costs A/E Professional Services Fees LS $181,900.00 $18,100.00 $200,000.00 Expanded A/E and Other Prof. Fees LS $11,600.00 $0.00 $11,600.00 Suspect Haz-Mat Sample Lab Analysis $0.00 Abatement Design, Bidding, CA $0.00 Construction Bid Set Printing allow $1,000.00 $0.00 $1,000.00 State Education Fee on Permits allow $0.00 $1,000.00 $1,000.00 On-Site Project Representation (6 months on-site) allow $50,000.00 $0.00 $50,000.00 Construction Commissioning $0.00 Owner's Abatement Monitoring $0.00 Furniture, Furnishings & Equipment $0.00 Educational Technology Equipment $0.00 Owner's Bonding and Legal Expenses allow $5,000.00 $0.00 $5,000.00 Miscellaneous Owner Expenses allow $5,000.00 $0.00 $5,000.00 Owner Subtotal $273,600.00 Owner Contingency $273,600.00 $ 10% $27,400.00 $0.00 $27,400.00 Owner Allowances 111,920 sf $2.69 281,900.00 19,100.00 $301,000.00

Probable Construction Costs $3,328,800.00 $282,900.00 $3,611,700.00 Probable Owner Costs $281,900.00 $19,100.00 $301,000.00 Probable Project Cost 111,920 sf $34.96 $3,610,700.00 $302,000.00 $3,912,700.00

Hazardous materials not suspected in the existing roof assemblies constructed in 2000.

This Opinion of Probable Project Costs was prepared to assist the Owner in establishing the Owner's Budget for the proposed replacement of roofing systems installed on the existing school building located at 1355 North Broad Street in Meriden, CT. Costs include removal and replacement of membrane roofing assemblies, hung gutters, and related sheet metal flashing incidental to roofing replacement. Probable Construction Costs are based on Bidding in early 2023.

PHOTOGRAPHS

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Numerous patches on classroom wing roof around penthouse where ongoing leaks have occurred.

Roof walkway pads over main corridor showing signs of age.

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Lightning protection system installed on top of roofing that must be removed to replace membrane.

White aluminum fascia flashing installed over roofing that must be removed to replace membrane.

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Pushed over electrical sensor conduit and torn open end of gutter showing signs of snow-slide damage.

Overall view towards south showing Gym barrel-vault, gray masonry accent bands on exterior walls, and one of the three aluminum domes that must be removed to replace underlying membrane.

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Aluminum domes installed over roofing must be removed to replace underlying membrane.

Air conditioning condenser installed on timbers loose-laid directly on membrane and insulation.

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Surface-mounted aluminum flashing installed directly over cavity-wall weeps should be removed.

One of the cavity-wall weep holes at base of a penthouse that should remain uncovered for drainage.

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Piping penetrations through penthouse cavity-wall that was never caulked when originally constructed.

One of the cavity-wall control joints that was never caulked when building was originally constructed.

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