Introduction 

Callaghan Elementary School has a current student enrollment of 242 students and 42 school staff as of July 13, 2020. The 42,691 square feet facility is comprised of 2 buildings. The first building as a one-story (33,675 square feet) masonry structure and the second is a two-story (9,016 square feet) masonry structure, both with a brick façade built in 1964. The basic structural components consist of masonry bearing walls, steel bar joist and metal roof deck structure and concrete slab floors. The roof is flat with a slight slope towards the roof drains. The roof drainage is collected at these roof drains and disbursed through concealed rain leaders in the building. The windows are in good condition but have no screens.

Civil Assessment (Site and Outdoor Facilities)

Callaghan elementary School is currently situated on an approximately 7-acre site. The recommended size for new elementary school site is 4 acres as recommended by the Virginia Department of Education Regulations for Public School Building Construction. There are 38 parking spaces and two handicapped parking spaces. The main parking lot allows bus student dropoff near the main entrance. The school is currently served by city water and has a septic system for sanitary waste.

Hardscapes: Pavement, Curbing and Sidewalks
Overall the site pavement and sidewalks are in good condition. The car lot pavement is in fair condition with signs of typical cracking and wear which could be addressed by simply filling the cracks and resealing the surface of the asphalt. Paint has been slightly chipped or faded due to typical wear and tear.
Recommendation: Fill in cracks, reseal surface and stripe parking spaces and lanes.

Storm Drain Systems & Surface Drainage
Roof drains appear fully functional and unblocked with surface drainage directed away from the building.

Traffic/Vehicular Circulation
The bus pickup zone allows for multiple buses to que at once without entering or blocking adjacent streets. However, this can create congestion at the entrance/exits during rush hours. These are not considered immediate needs unless there is an enrollment increase.
Recommendation:

Fencing & Landscaping
No perimeter fencing is present. Exterior handrails provided are not up to 2015 building code.
Recommendation: Replace or modify handrails to meet 2015 building code.

ADA & Fire Code Compliance
ADA parking is available however there is no ADA access to the school main entrance. Fire truck access is good at the perimeter of the school. Field observation did not observe any fire hydrants at the perimeter of the school.
Recommendation: Add ADA access to the main entrance

Recommended Upgrades and Budgetary Costs:
    1) Fill in cracks, reseal surface and a fresh coat of paint for markings on surfaces.
    2) Replace handrails.

Architectural Assessment

Exterior
The building is generally in good condition. The exterior brick walls are in good condition with some areas that have cracking in the face brick and a few areas with efflorescence. All windows and exterior sills are in good condition. New windows and exterior doors were installed in 2005. Metal panels above kitchen entrance are dented and warped.
Recommendations: Install crack monitors to gauge any future movements or cracks getting larger. Install screens on the operable windows. Aesthetics could be improved by power washing residual surface stains along exterior, repointing adjacent mortar joints and replacing metal panels
above kitchen entrance, but not considered immediate need.

Interior
Classrooms
- Most all the flooring is vinyl asbestos tile over concrete with a rubber base. the walls consist of painted masonry, the ceiling is 24”x 24” acoustic ceiling tile with and the light fixtures are standard recessed with trough diffusers. New ceiling bulkheads and light fixtures have recently
been installed in the classrooms. Display boards, marker boards and tack boards are in good condition. Kindergarten classrooms have carpet flooring and is in good condition. There are instances of insulated painted aluminum windows, windows with vent out openings and standard insulated glazing. In general, the classrooms and associated casework are in good condition. Chalkboards are in poor condition and should be replaced.

Band room- Vinyl composition tile flooring with a rubber base and painted masonry walls are in good condition. the ceiling is 24”x 24” acoustic ceiling tile with standard recessed lights and are in good condition. Window frames, glazing, interior sills. Shades and casework are all in good
condition.

Corridors- Quarry tile floor with a rubber base, walls consist of 5’ ceramic tile with painted masonry above and 24”x 24” acoustic ceiling tile with standard recessed lights. All floor, wall, light fixtures and water fountains are in good condition. The ceiling is older but in fair condition and can be replaced. Wall mounted clocks are outdated. The modified ramp in the corridor does not meet ADA guidelines.

Doors- The existing interior aluminum doors and frames are in good condition. The interior wood doors are clear finished and are in good condition. The existing hollow metal frames appear to be in good condition, some areas may require a fresh coat of paint. The door hardware throughout the
building is old and needs to be replaced. The current interior door locksets do not comply with current building codes for accessibility. Exterior doors were renovated in 2005 and are in good condition.

Toilets- Toilet rooms throughout the building are not ADA accessible. The full height ceramic tile walls, tile floors and acoustic ceiling tiles are in good condition. The existing toilets and lavatories are in satisfactory condition. The toilet partitions are chipped due to wear and tear, they will need to be replaced and relocated to provide handicapped accessibility along with providing new toilet accessories and grab bars.

Toilet rooms in two-level building are ceramic tile floor and base, painted masonry walls and 24”x24” acoustic ceiling tile with standard recessed light fixtures, all are in good condition. Toilet partitions are in fair condition.

Cafeteria- Vinyl composition flooring is installed throughout. Walls are a combination of full height metal stud & gypsums board and brick with painted masonry above, both instances in good condition. The ceiling is left exposed with hanging light fixtures, all in good condition. The window frames interior sills, glazing and shades are all in good condition.

Explorer/Aspire Room & Library- Vinyl composition tile flooring with a rubber base and painted masonry walls are in good condition. the ceiling is 24”x 24” acoustic ceiling tile with standard recessed lights and are in good condition. Window frames, glazing, interior sills. Shades and casework are all in good condition.

Kitchen- Quarry tile floors, ceramic tile walls and painted masonry walls are in good condition. Light fixtures are ceiling mounted and are inefficient style fixtures that will need to be replaced. Acoustic ceiling tiles appear to be in good condition. The serving lines appear to be adequate for the number of students being served but should be reconfigured if the student enrollment increases over 500. Kitchen equipment appears to be in fair condition. Toilet room is not ADA accessible and window shades are discolored and can be replaced.

Gym/ Stage- The gymnasium floor is vinyl composition tile with a rubber base and in good condition. The painted masonry walls have some general cracking but are generally in good condition. The lighting fixtures are older, inefficient type and need to be replaced. The basketball systems are outdated and may be replaced. The stage flooring is hardwood over wood sleepers, these floors are still in good condition. Walls are painted masonry and ceiling is plaster, all in good condition. Stage lighting is also in good condition. There is currently no ADA access to the stage.

Multipurpose Room & Server Room- The flooring is vinyl asbestos tile over concrete with a rubber base. the walls consist of painted masonry, the ceiling is 24”x 24” acoustic ceiling tile and the light fixtures are standard recessed with trough diffusers. Overall the floors, walls, ceilings, display monitor, casework and windows including sills and shades are all in good condition.

Student Resource Officer Office- Carpet flooring is on poor condition and needs replacement. Painted masonry walls, acoustic ceiling tiles, light fixtures and windows are in good condition.

Office Complex- Vinyl asbestos tile, tile base, painted masonry, acoustical ceiling tile and light fixtures are all in good condition. Restroom door knobs are not lever-type for accessibility.

Teacher Workroom- Vinyl asbestos tile, tile base, painted masonry, acoustical ceiling tile and light fixtures are all in good condition. Restroom partitions are not ADA accessible.

Recommendations:
1. Replace light fixtures in the kitchen and gym. Replace door lockets to comply with handicap accessibility and add handicapped lift adjacent to stage. Replace basketball goals in the gym. Replace or remove chalkboards in classrooms and wall mounted clocks in corridors. Reconfiguration of toilet partitions providing for handicapped accessibility and new toilet accessories and grab bars. Replace damaged acoustical ceiling tiles. Consider
installing crack monitors to gauge any future movements or cracks getting larger in the gym.

ADA (Americans with Disabilities Act) Compliance

A limited ADA Compliance Assessment of Covington High school was conducted as part of RRMM’s Facilities Assessment. The following opportunities to provide additional accessible accommodations for students, staff and visitors were noted:

1. Provide handrails on both sides and the center of interior of exterior stairs or replace noncode compliant handrails.

2. ADA ramp at entrance

3. Add automatic operator to interior and exterior doors as required by code.

4. Upgrade all door lockets to lever handles.

5. Replace several of the existing water fountains with dual height accessible water fountains including cane skirts under the high side.

6. In the restrooms install the proper grab bars and protective plumbing wrap on the exposed piping beneath the accessible lavatories.

7. ADA Signage. Install accessible direction and room signage throughout the building and signage indicating the location of accessible toilets. Provide exterior signage indicating the location of the accessible entrance

8. Provide ADA lift to provide access to the stage in the auditorium.

9. Replace the modified ramp in the corridor with a code compliant ramp.

10. Reconfigure existing toilet rooms for ADA accessibility.

Plumbing Fixture Count

The plumbing fixture count is code compliant for the current student enrollment. If enrollments increase the plumbing fixture counts shall be re-evaluated.

Roof Systems Assessment

The existing roofs are in poor condition and may need to be replaced. The roofs appear to be fully adhered PVC membrane systems. All the existing copings and counterflashing appeared to be in fair condition with some areas in need of additional caulking. Several roof areas contain interior drain system with strainers which appear to be in good condition. The roofs are penetrated with roof top vents and piping. Mechanical equipment curbs and blocking are in fair condition and may need to be replaced. There are areas collecting debris and foliage.
Recommendations: Complete removal of roof systems and install new single ply membrane system over tapered insulation. Roof edge metal and copings appear to be in good condition and could be re-used.

Asbestos containing materials

The remaining identified asbestos containing material is the vinyl asbestos floor tile in various areas throughout the building. It is recommended that the all the floor tile be tested to determine if the 12x12 floor tile contains asbestos. The estimate has included the 12x12 due to the asbestos report provided by Alleghany County Schools.
Recommendations: Remove asbestos containing materials.

Mechanical Systems Assessment

General:
The building HVAC was renovated around 2004. Some systems are still within their BOMA expected lifetime. Many of the cooling units (rooftop and split systems) have nearly reached or exceeded their expected lifetime of 15-18 years. At least two rooftop condensing units have been recently added or replaced.

Central heating and Cooling Systems:
Building served by packaged rooftop units with direct expansion (DX) cooling and electric heat or heat pump. Split system air conditioning units and rooftop energy recovery ventilators are utilized for classroom spaces. Original hot water boiler/pump system serves baseboard heaters in most exterior spaces. Boilers are oil-fired steel firebox type of average efficiency. Typically, natural gas is not available where buildings are oil fired. If possible, replace boilers with gas type should gas ever become available. Existing oil storage tank is above-ground double-wall type.

HVAC Controls: Control system is electric-electronic type. Appear to be combination of Johnson Controls and Trane with some pneumatic actuation remaining.

Ducts: Ductwork was installed around 2004. Well within its expected lifetime of 30 years.

Package HVAC units: Energy recovery units were installed around 2004. Equipment is within its expected lifetime of 18 years, but energy wheels have exceeded their expected lifetime of 12 years.

Major Exhaust Equipment: Rooftop exhaust fans were replaced around 2004. Well within expected lifetime of 20 years.

Air Handling Units and Controls: Air handling units are split system type with rooftop DX condensing units and hot water heating coils in some cases. Units were replaced around 2004.

Air devices: Most ceiling air devices were replaced around 2004. Well within their expected lifetime.

Compressors/Refrigeration, and Pumps: Heating water pumps were not replaced in 2004. Pumps appear to be in reasonably good condition.

Recommended Upgrades and Budgetary Costs:

All costs include contractor’s OH&P.

1) Replace all remaining outdoor condensing units. $50,000

2) Replace boiler burners with modulating oil fired type for higher efficiency. $10,000

3) If not already in place, provide controls to reset boiler water temperature downward as outdoor air temperatures rise. $15,000

4) Replace energy recovery wheels in rooftop equipment. $15,000

Electrical Systems Assessment

The Main Electrical Service to Callaghan Elementary School is rated 120/208V-3Ph-1200A, and terminates in a relatively new service entrance panelboard that was installed during the last renovation project. This service entrance panelboard serves newer mechanical equipment, receptacle, and lighting branch circuit panelboards, as well as the original main electrical panelboard. This original main electrical panel still serves a number of “vintage” branch circuit panelboards throughout the building, including the kitchen area panels. These “vintage” 120/208V branch circuit panelboards should be replaced with new panelboards, sized and arranged to serve the current power needs of the school, and installed to comply with the current National Electrical Code. The building does not have a backup emergency generator.

Interior Lighting consists mostly of recessed light fixtures with T-8 fluorescent lamps and electronic ballasts, as well as some compact fluorescent fixtures, that are in reasonable working condition. Gymnatorium lighting is comprised of HID high-bay type fixtures that are inefficient and lack flexibility in control. The cafeteria lighting is also outdated and in need of replacement. In most areas of the school, the lighting is sufficient for the normal activities and functions in the spaces. There are, perhaps, only a few light fixtures which need to be replaced due to physical damage or failure of the fixture components. Occupancy lighting controls are not present in the majority of spaces, as required by the most recent International Energy Conservation Code adopted in the State of Virginia.

Emergency Egress Lighting is present in the building and is provided through a combination of wall-mounted emergency lighting units in some locations and integral battery ballasts in selected fluorescent light fixtures throughout the facility. Exit Lighting is present, but the fixtures are operating beyond their useful life and should be replaced with new LED exit lights with integral battery backup.

Exterior Lighting is provided through a combination of under-canopy and wall-mounted light fixtures. It appears the exterior lighting is inadequate to provide safe egress to and from the building during evening hours. A nighttime survey of the existing lighting should be performed to evaluate the need for any exterior lighting upgrades. Any new exterior lighting provided should be high efficiency LED-type, with integral emergency drivers in any light fixtures located at exterior egress exits. An assessment should also be completed to determine the need for any additional parking lot lighting to ensure the safety and security of anyone on the school property during evening hours.

The building has an addressable Fire Alarm System that appears to provide coverage and notification according to the edition of NFPA 72 in effect at the time of installation. A more detailed evaluation should be conducted to verify the adequacy of the existing system and to determine if a more comprehensive fire alarm system should be installed having voice evaluation alarms in accordance with the most recently adopted Virginia Construction Code.

Receptacles and Data Outlets are located throughout the building and in instructional spaces to serve the current needs of the teachers, students, and staff. Additional receptacles and data/telecom outlets may need to be provided depending upon the projected future use of each instructional
space. If additional receptacles are necessary, a limited number of electrical panelboards would be required as well to serve these receptacles and any specialty equipment requiring electrical power.

The building has a Public Address/Intercom System with recessed ceiling speakers located throughout, and desk set telephones provided in the classrooms. In addition, there is a Security Camera System in place for general surveillance of the common spaces. The Gymnatorium is equipped with a basic Stage Lighting System which is, at a minimum, in need of minor improvements. The dedicated Public Address System in the space appears to be adequate for normal school functions and activities.

Recommended Upgrades and Budgetary Costs:

5) Upgrade the power distribution system, by replacing the existing panelboards that are outdated. $75,000

6) Provide additional point-of-use power in selected areas by adding a limited number of new branch circuit panelboards and receptacles for future space needs. $30,000

7) Replace all exit lighting. $10,000

8) Improve the lighting in selected areas of the school where the existing lighting is deficient. $50,000

9) Provide automatic lighting controls to comply with the latest IECC standards. $100,000

10) Upgrade exterior building lighting to LED-type and provide additional light fixtures to ensure security lighting coverage. $30,000

11) Improve the stage lighting in the gymnatorium. $20,000

12) Provide a new fire alarm system for the entire facility. $100,000

13) Miscellaneous modifications to power distribution system to accommodate mechanical and plumbing upgrades. $50,000

Plumbing Systems Assessment

The toilet fixtures and piping are original to the building and in average condition. Toilet fixtures are not ADA compliant except in a few locations. Classroom sinks are stainless steel, with PVC supply and waste piping, and are in good condition.

The domestic water service does not have a backflow preventer at the entrance.

Domestic hot water is produced by two (2) Rheem electric water heaters/storage tanks. The storage tank is 12 years old and in good condition. HW is circulated.

The sanitary lines are the original hub and spigot cast iron pipes. An exterior underground grease interceptor is installed for kitchen waste.

The Kitchen sink drain lines connect directly to the drainage system, which is not in compliance with health department regulations. Drain piping from the sinks should be installed to discharge indirectly to floor sinks.

This facility does not have a natural gas system.

This facility does not have a sprinkler system.

Recommended Upgrades and Budgetary Costs:
14) Modify the incoming water service to add an RPZ backflow preventer. $7500
15) Replace all fixtures with ADA compliance and water saving measures. $63,000
16) Modify kitchen sanitary sewer system for meeting current health department and IPC requirements. $15,000
17) Sprinkle the entire building. $145,000

Enrollment Capacity and DOE standards

The current enrollment for the 2019-2020 year as of July 13, 2020; 5th grade 40, 4th grade 24, 3rd grade 36, 2nd grade 37, 1st Grade 32, Kindergarten 54, Pre-K 19, Total enrollment 242. These numbers do not exceed the building capacity based on the number of classrooms and the size of the educational spaces usually closely approximate the sizes of spaces recommended in Department of Education guidelines for the current enrollment.

Capacity
The school student capacity equates to 318, with expectations that the staff would also increase to 47 based on an additional 91 students at a 1:21 teacher ratio for a total capacity of 365. The stage area falls short of the 1,200 SF requirement by 61.3%. Interior storage for physical education equipment falls short of the 300 SF requirement by 29%, the library workroom falls short of the 150 SF requirement by 58%, the music room has no storage provided of the required 200 SF and the art room has no storage provided of the required 350 SF.

Based upon a student capacity of 318. the dining area (2,221 SF) meets the required 1,272 SF based upon a continuous serving program factor of 2.5 seating’s and 10 SF per K-5 student using rectangular tables with attached seats. The serving area (195 SF) falls short of the required 255 SF (20% of the dining area). Space could be reallocated and expand the kitchen into the Dining area, as it is larger than recommended. The general kitchen (1,361 SF) and library (1,779 SF) meet the required 1,318 SF and 1,386 SF respectively based on the school capacity.

With a total of 23 spaces (permanent spaces & non-capacity spaces), 6 classrooms fall below the required square footage recommended by the DOE. Four 4th and 5th grade classrooms fall short of the 800 SF requirement by about 6.3%-7.4%. This classroom wing could be reconfigured to allocate more space to these classrooms. All other spaces observed complied with DOE space recommendations. One Pre-K rooms falls short of the 975 SF requirement by 13.9% and one physical therapy/occupational therapy resource room falls short of the 800 SF requirement by 6.3%.

Recommended parking equates to 47 spaces for staff (estimated based on capacity) and 32 for visitors (10% of student capacity) equates to 79 spaces. Current parking is at 48 spaces & 2 ADA spaces and falls short of the required 79 by 36.5%, thus adding a minimum of 29 parking spaces
is recommended.

Note: The above square feet and dimensional information was extracted from existing floor plans provided by Alleghany County Public Schools. These floor plans were not checked for accuracy as the scope of services did not include this service.