Executive Summary. June 2005 Auke Bay Elementary School Condition Survey Report Page 4 of 228

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1 Building History 1. The original building was built in It is essentially a 2 story building built into a hillside. A portion of the second floor steps up the hill a half level above the second floor level forming a third level. It is approximately 43,160 gsf with 20,075 gsf on the first level and 23,085 gsf on the second/third level. 2. In 1991 a 5,940 sf two story addition housing two classrooms and a library was added on the east end. 3. In 1991 a detached covered play area was added. This is a one story semi open structure of 4880 sf 4. Total Building GSF excluding the detached covered play area is 49,100gsf. Building Properties 1. Construction Type VB (Sprinklered) 2. Building Address Glacier Highway 3. Legal Description USS 3820, Lot 3B1 4. Assessed Value $11,465, Parcel Number 4B Summary of Major Work Items Overall Condition: With the exception of the recently replaced EPDM roof and adjacent Covered Play Structure, the facility is in generally poor condition. Serious foundation and structural problems have been identified and remedied over the years, but the resulting repair has not corrected building settlement resulting from the foundation problems. Consequently, floors slope in many places, walls are not plumb and doors do not close easily or swing freely. The aged physical condition of the building coupled with the residual structural deformations and functional deficiencies lead the inspection team to find that renovation of the building to an as new condition would likely be more difficult and costly than construction of a new facility. Additionally renovation would not address functional problems as effectively as new construction. Civil Structural Vehicular Pavement: Pavement in parking area was installed in 1986 and is beginning to show signs of deterioration due to its age. The pavement should be sealed to extend the life of pavement. The pavement break at the entry should be repaired. Pedestrian Walks and Hardscapes: Most concrete sidewalks are in fair to good condition but at the bottom and top of the west stairway concrete sidewalks are in poor condition and should be replaced. Pavement at the basketball courts is uneven and should be replaced. Asphalt paving in the playground area is aging and should be sealed. Rebar at the front sidewalk is exposed at one location and should be covered. Stairs at the loading dock have cracked concrete. June 2005 Auke Bay Elementary School Condition Survey Report Page 4 of 228

2 Elevated Decks, Stairs and Ramps: The second level exterior deck is rotten in some locations. This is evident where rot has extended through the deck to below where soft timber is evident. It is likely the plywood sheathing is trapping moisture and much more of the deck is rotten and needs replacement. A more thorough inspection should be made by removing sheathing at representative locations and inspecting the tongue and groove timber decking below. Replacing the entire deck may be necessary. Floor framing appears to be missing from the exterior second level deck as joists are missing from several spans. Other joists exhibit excessive checking and cracking and should be monitored. Additional joist should be added and cracked and checked joists should be monitored. Railings do not meet current code standards and should be replaced. Many timber railing posts are split excessively. Many steel railing posts exhibit excessive corrosion and should be cleaned and repainted. Many bearing blocks at exterior timber framed stairs are cracked and will continue to deteriorate if not repaired or replaced. One connector at a beam to concrete wall connection is excessively corroded. This connector should be cleaned and repainted. Site Retaining Walls: The concrete wall, east of the stairs on the west side of the building, is deteriorating at the top. The top of the wall should be trimmed so that concrete in poor condition is removed and sloping surface remains. This concrete surface should then be sealed. Fences and Gates: Fences and gates are in varying state of deterioration. While some are in good condition, there are damaged portions, portions that are leaning and portions with gaps under the fencing. Damaged fencing should be repaired and soil near fencing gaps should be regraded to eliminate gaps. Fire and Potable Water: The water service was installed in 1986 and no problems were noted.. Sanitary Sewer: The sewer service was installed in 1984 and no problems were noted. Storm Water System: The drainage system south of the building appears to be functioning relatively well. North of the school building the storm drain and drainage system is inadequate as grading is poor, there are no effective catch basins and drainage swales collect water but do not drain. Additional catch basins and piping are needed to ensure June 2005 Auke Bay Elementary School Condition Survey Report Page 5 of 228

3 the playground does not have water ponding, especially during freezing weather. Surfaces should be regarded to slope to new catch basins. Drainage ditches on the north and east side of the playground and parking and access areas are overgrown and need to be cleared and cleaned. Slab on Grades: The slab at the main entry is uneven to the extent that interior doors at the arctic entry were removed due to difficulty in use from the uneven floor. The floor should be evened by grinding so that doors can be reinstalled. Elevated Floors: Floors in the original classrooms are excessively flexible so that activity in one room is often felt in adjacent rooms. Additional framing is needed to stiffen the floors to bring deflection into a more acceptable level. A depression in the second level mechanical room is likely an indication of rot. Surfaces should be removed and the rotten members repaired as necessary. Low Slope Roof: Decking and beams are rotten at the roof over the elevated walkway on the south side of the building and at the sidewalk on the north side of the building. Although this rot currently is not affecting the structural performance of the building the biological deterioration process will continue to spread to adjacent areas in the deteriorating members and to adjacent framing members. These rotten members were not repaired during the recent roof repairs and will now be difficult to effectively repair. Injecting penetrating epoxy into damaged members will likely arrest the deterioration to an extent that will allow the members to serve effectively for many future years until the members can be more effectively repaired or replaced.. Stairs: Interior timber framed stairs are of construction similar to the exterior timber framed stairs and have many cracked and damaged bearing blocks. These blocks need to be repaired. Exterior Walls: A split column on the east side of the building appears to have rotten timber adjacent to the crack. This rot will continue if not arrested. Injecting penetrating epoxy into the crack should arrest the deterioration until a time when the column can be replaced. Architectural Inspection Site Structures: The site structures consist of a Covered Play Structure and two small mechanical enclosures. The Covered Play Structure is in good condition. The mechanical enclosure exterior finishes are in poor condition and need to be painted. June 2005 Auke Bay Elementary School Condition Survey Report Page 6 of 228

4 Exterior Walls: The exterior walls of the original building are constructed of 2x6 wood studs with full thickness batt insulation, ½ gypsum sheathing and cement asbestos board panel for the majority of the building. Portions of siding consists of painted vertical 1x4 T&G wood siding. The 1991 addition is constructed of 2x6 wood studs with full thickness batt insulation, ½ gypsum sheathing ½ plywood and painted vertical 1x4 T&G siding for the majority of the building. Decorative siding is of painted hardboard panel. The overall condition of the exterior wall of the original building is poor. Asbestos siding should be abated and replaced, all other siding needs to be painted. Exterior Glazing: Original building windows are fixed /awning, wood framed, single pane windows. The glass in most windows has been replaced with single sheet plastic glazing. The original building windows are in very poor condition. Windows in the 1991 addition are Anderson Vinyl clad insulated windows and are in good condition. Original building windows should be replaced Exterior Doors: The original building exterior doors are painted wood doors in wood frames and aluminum framed doors with side lights and transoms. The 1991 addition has painted hollow metal doors in hollow metal frames and aluminum framed doors with side lights and transoms. The original building wood doors and aluminum doors are in very poor condition and should be replaced. Exterior Accessories, Louvers: The 1991 addition has wall louvers for exhaust and air intake. The original building has a crawl space ventilation louver with a security screen. The 1991 addition louvers are in good condition. The crawl space louver and screen is in poor condition and needs to be replaced/relocated. Low Slope Roofing: Original building roofing consists of fully adhered 60 mil EPDM over 6 of rigid insulation mechanically fastened to the wood deck. The wood deck is the orginal 4x6 T&G with 5/8 plywood over. The 1991 addition is constructed of fully adhered 45 mil EPDM, over double plywood decking, consisiting of one layer of ¾ plywood and one layer of 5/8 plywood. The roofs are in good condition. Roof Accessories: A variety of roof penetrations for roof accessories occur in the roof including plumbing vents, roof exhaust fans, and the boiler flue. The penetrations are flashed with roof membrane flashing to curbs or boots. The flashing is thorough and complete and in good condition. Standard Interior Partitions: Interior walls are constructed of wood studs of varying sizes from 2x4 to 2x8 with gypsum wall board each side. Except for minor damage to the gypsum wall board in several locations, partitions are in good condition. June 2005 Auke Bay Elementary School Condition Survey Report Page 7 of 228

5 Interior Doors: Interior doors are primarily solid core wood doors with plastic laminate finish in knock down or welded hollow metal frames. Some aluminum frame doors oocur at interior walls of vestibules. Most doors have magnetic hold opens. Some doors have knobs instead of levers. Doors are in marginal condition with damage due to aged or damaged hardware or settling type conditions causing binding or sag. Doors and hardware should be replaced. Interior Finishes: A variety of wall finishes have been used throughout the building including enameled hardboard wainscot (Marlite) and wall carpet, and painted gypsum board. Toilet rooms have prefinished hardboard and areas behind toilets and urinals have a retrofit wainscot of stainless steel. A shower room has ceramic tile walls. In the 1991 addition toilet rooms have an acrylic wainscot to 4 with painted gypsum wall board above. Wall finishes are generally in poor condition throughout the building. The primary floor finish is carpet. Some areas have 9x9 asbestos tile, ceramic tile, 12x12 vinyl composition tile or sheet vinyl. The flooring is generally in poor condition throughout and should be replaced. Ceilings of the original building consist of 12x12 acoustical tiles glued to furring strips, painted gypsum board and 2x4 acoustical panels. Ceilings of the 1991 addition are 2x4 acoustical panel ceilings. Ceilings of the original building have water damaged and should be repaired or replaced. Ceilings of the 1991 addition are in good condition. Interior Fixed Furnishings: Toilet compartments are either enameld steel or solid phenolic. There are both enameled steel marker boards and chalk boards. Cork tack boards occur in each classroom. Enameled steel toilet compartments are in marginal condition and should be replaced. Marker boards, tack boards and chalkboards are in poor condition and should be replaced. Plastic laminate cabinets and countertops are installed through out the facility in both the original building and the 1991 addition. Original building cabinets are in poor condition and should be replaced. A variety of blinds are used in the facility. Louver blinds, rolling blinds and roman blinds. The louver blinds are in good condition. Other blinds are beyond their useful life and should be replaced. Conveyors: The building has one elevator that stops at all three floor levels. The elevator is in good condition. Furnishings and Equipment: The gymnasium has 6 wall mounted basketball hoops and a center dividing curtain. The basketball hoops and curtain are in good condition. June 2005 Auke Bay Elementary School Condition Survey Report Page 8 of 228

6 Mechanical Work Plumbing: Domestic hot water, cold water and hot water recirculation were installed in each renovation. Original piping material was either black steel or galvanized steel. Copper tube has been utilized for above ground domestic piping repairs. Domestic hot water is provided by one hot water heat exchange for the 120 F domestic hot water, one heat exchanger for the 180F booster hot water for the warming kitchen, and one 120 gallon electric hot water heater for summer use. Domestic hot water heat exchanger and 180F hot water booster heat exchanger was installed in the original 1968 construction. Electric hot water heater was installed in Plumbing fixtures are vitreous china wall hung water closets and flush valves, wall hung lavatories and trim, and wall hung urinals and flush valves in the main toilet rooms. Single toilet rooms have floor mounted vitreous china water closets with flush valves and wall mounted lavatories and trim. Fixtures were installed in the original 1968 construction. Classroom sinks are enameled cast iron single compartment sinks with side ledges punched for gooseneck faucet trim and bubblers. In the teacher s lounge a single compartment enameled cast iron single compartment sinks with kitchen faucet trim has been installed. These fixtures were all installed in the original 1968 construction. Heating & Ventilation: The original heating and ventilation system in the 1968 construction (VU 1 through VU 5, EF 1 through EF 5). Heating for the spaces is provided by perimeter finned pipe convectors installed in architectural enclosures connected to black steel heating pipe in the classrooms, unit convectors at entries, and heating coils in the ventilation units are still being utilized. Heating plant has two oil fired boilers the Cleaver Brook fire tube boiler. Oil is supplied to the boiler from a 3,000 gallon underground oil storage tank via a 50 gallon day tank and fuel pumps on the boilers. In 1991 renovation and addition of a library and kindergarten wing. Ventilation units (VU 6, SU 8, and VU 8) are cabinet fan units with heating coils, filter section, and return fan (RF 8) are utility type exhaust fans. Heating for the renovated areas accomplished by perimeter finned pipe and ventilation air. There are unit convectors installed at the entries. There are main heating pumps in the boiler room, and a pump as each fan unit heating coil. This has cause a redundancy of pumps. June 2005 Auke Bay Elementary School Condition Survey Report Page 9 of 228

7 Summary of Construction Costs by Deficiency Type Total Construction Cost of Renewal and Replacement (RR) Work $5,875,700 Total Construction Cost of Renewal and Replacement (RR) Work Including Option 2 Remedies $6,135,500 Total Construction Cost of Building Code (C) Related Work $105,900 Total Construction Cost of Energy Upgrade (E) Work $13,000 Total Construction Cost of Functional (F) Upgrade Work $186,700 Maximum Estimated Construction Cost of Deficiency Work $6,642,600 Summary of Construction Costs by Building Systems Total Construction Cost of 0100 Sitework $616,800 Total Construction Cost of 0200 Foundations $2,800 Total Construction Cost of 0300 Structure $393,700 Total Construction Cost of 0400 Exterior Closure $657,900 Total Construction Cost of 0500 Roof $17,500 Total Construction Cost of 0600 Interiors $1,788,000 Total Construction Cost of 0700 Conveyors $0 Total Construction Cost of 0800 Mechanical $1,786,000 Total Construction Cost of 0900 Electrical $1,368,900 Total Construction Cost of 1000 Equipment $11,000 Maximum Estimated Construction Cost of Deficiency Work $6,642,600 All construction costs include general contractor mark ups, contingency, and escalation to summer of If work is to occur later than summer of 2006 additional escalation of estimated construction costs is advised. June 2005 Auke Bay Elementary School Condition Survey Report Page 10 of 228