Property Condition Assessment Rural Dell Elementary Schoolmolallariv.ss4.sharpschool.com/UserFiles/Servers/Server_110703/Fil… · The roofing system is comprised of BUR (Built up

PCA - Rural Dell Elementary School 1

Property Condition Assessment

Rural Dell Elementary School Site Address:

10500 So. Hwy 211

Molalla, Oregon 97038

Prepared for:

Molalla River SD

PO Box 188

412 S. Sweigle Ave

Molalla OR 97038

Prepared by:

Hill International Bob Collins

March 21, 2014

http://molallarivrd.ss4.sharpschool.com/


Rural Dell Elementary School

10500 So. Hwy 211

Molalla, Oregon 97038

RE: Property Condition Assessment

&

Building Condition Evaluation Form

Dear Facilities Committee,

Hill International has completed a Property Condition Assessment (PCA) and Building

Condition Evaluation Form (BCEF) of the above referenced property. The report was conducted

in accordance with generally accepted industry standards. Hill International certifies that to the

best of its knowledge this report is true and accurate.

The PCA provides narrative information about the facility in all of its aspects while the BCEF

evaluates the same items in a numerical format.

We hope you find the report complete and informative. Please do not hesitate to contact

us if you have any questions or if we can be of further service to you.

Sincerely,

Hill International

Bob Collins

Inspector/ Property Condition Assessment Reviewer


TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY ..............................................................................................

1.1 PROPERTY SUMMARY ......................................................................................................

1.2 PROPERTY DESCRIPTION ..................................................................................................

1.3 GENERAL PHYSICAL CONDITION......................................................................................

1.4 RECOMMENDATIONS & DISCUSSION ................................................................................

2.0 PURPOSE, SCOPE AND LIMITATIONS ....................................................................

2.1 PURPOSE ..........................................................................................................................

2.2 SCOPE OF WORK ..............................................................................................................

2.3 LIMITATIONS ....................................................................................................................

2.4 PROPERTY ACCESS AND NON-ACCESS DISCLOSURE ........................................................

2.5 USER RELIANCE .............................................................................................................

3.0 PROPERTY DESCRIPTION ........................................................................................

3.1 PROPERTY DETAILS .......................................................................................................

3.2 UTILITIES AND SERVICE PROVIDERS ..............................................................................

3.3 NEIGHBORING PROPERTIES ............................................................................................

4.0 CODE COMPLIANCE ..................................................................................................

4.1 MUNICIPAL DEPARTMENTS ............................................................................................

5.0 PROPERTY GROUNDS ................................................................................................

5.1 TOPOGRAPHY AND DRAINAGE .......................................................................................

5.2 PAVING AND CURBING ...................................................................................................

5.3 FLATWORK ....................................................................................................................

5.4 LANDSCAPING AND APPURTENANCES ............................................................................

5.5 AMENITIES AND ANCILLARY STRUCTURES ....................................................................

6.0 FRAME AND ENVELOPE ...........................................................................................

6.1 SUBSTRUCTURE .............................................................................................................

6.2 SUPERSTRUCTURE ..........................................................................................................

6.3 ROOFING ........................................................................................................................

6.4 FACADES ........................................................................................................................

7.0 INTERIOR ELEMENTS ...............................................................................................

7.1 FINISHES ........................................................................................................................

7.2 FIXTURES .......................................................................................................................

7.3 APPLIANCES ...................................................................................................................


8.0 PLUMBING, MECHANICAL & ELECTRICAL .......................................................

8.1 PLUMBING ......................................................................................................................

8.2 HEATING, VENTILATION AND AIR CONDITIONING .........................................................

8.3 ELECTRICAL ..................................................................................................................

9.0 LIFE SAFETY-FIRE PROTECTION/ADA/MOLD ..................................................

9.1 LIFE SAFETY SYSTEMS ...................................................................................................

9.2 ADA ISSUES ..................................................................................................................

9.3 MICROBIAL CONTAMINATION (MOLD) ..........................................................................

10.0 INSTRUCTIONAL INFRASTRUCTURE

10.1 CLASSROOMS……………………………………………………………………………………………

APPENDICES

Appendix 1 - Property Photographs

Appendix 2 – Building Condition Evaluation Form

Appendix 3 – Property Maps & Drawings

Appendix 4 - Municipal/Regulatory Information

Appendix 5 Personnel Qualifications


1.0 Executive Summary

1.1 Property Summary

Property Name: Rural Dell Elementary School

Property Address: 10500 So. Hwy 211 Molalla, Oregon 97038

Property Usage: K-5 Educational

1.2 Property Description

The subject property consists of 3 parcels of land totaling 12.89 acres.

They are identified on the Clackamas County Tax Assessor Records as Parcel I.D.’s:

#01072948 which covers .79 acres

#01072920 which covers 6.54 acres

#01072939 which covers 5.56 acres a

and is listed under the address of: 10500 So. Hwy 211 Molalla, Oregon 97038

It is improved with 2 buildings totaling 26,500 square feet (SF) and one original building

designated historical and built circa 1925. This building is currently in violation of

Fire/Life/Safety codes and is not available for District utilization. This building is 2,918 square

feet (SF). See Appendix #4.

The building, which was constructed originally in 1925 with additions is of wood concrete

foundation with predominately wood structure and brick, wood and metal covering exterior

walls.

The roofing system is comprised of BUR (Built up roofing), 3 tab asphalt shingles, standing

seam metal roof and roof panels.

The foundation appeared to consist of concrete slabs with spread footings for load bearing

walls.

There are no basements or crawl spaces associated with the subject property building except for

the unusable original building.


Property amenities include the following:

Gravel onsite parking, some street parking in frontof the building.

The subject property is serviced by electricity, natural gas, well water and septic sewer system.

1.3 General Physical Condition

General Condition: Fair

Level of Maintenance: Good

1.4 Recommendations & Discussion

There are some ongoing issues with roof leaks and a very poor gutter system that

currently is allowing water to penetrate walls and cause damage. The front office has poor

visibility of visitors to the building increasing risk to student safety particularly considering

proximity to major road. The facility does not provide an ADA compliant handicap bathroom

and there is not an easy solution without moving some walls. The parking lot and sidewalk along

the front of the school should undergo a major design and upgrade.

2.0 Purpose, Scope and Limitations

2.1 Purpose Hill International was retained to conduct a Property Condition Assessment of the

subject property. The purpose of the assessment was to provide an objective, independent,

professional opinion of the current state of the subject property or those portions of the property

identified for consideration by the owner.

2.2 Scope of Work The assessment was conducted in accordance with American Society for Testing and

Materials (ASTM) Standard Guide for Property Condition Assessments: Baseline Property

Condition Assessment Process E 2018-08, Building Condition Evaluation Form as has been

utilized in the State of Washington and generally accepted industry standards.

The specific scope of work included the following:

Document Review and Interviews - Efforts were made to review records or documents, if

readily available, to specifically identify, or assist in the identification of, physical


deficiencies, as well as any preceding or ongoing efforts, or a combination thereof including

building certificates of occupancy, outstanding and recorded material building code violations,

and recorded material fire code violations. Only such record information that is reasonably

ascertainable from standard sources was reviewed. Any information not practically reviewable or

not provided to Hill International in a reasonable time to formulate an opinion and

complete the PCA, will be stated in the PCA, and Hill International will have no

further obligation of retrieving such documentation or reviewing it if it is subsequently

provided.

It is understood that information will be provided to Hill International

within ten business days of the source receiving appropriate inquiry, without an in-person

request being required, and at no more than a nominal cost to cover the source’s cost of

retrieving and duplicating the information. The inspection does not include a regulatory or

code compliance audit of the facility.

Hill International provided the owner or owner’s representative, or both, with a

pre-survey questionnaire. In addition, if readily available, Hill International

requested the following documents and information that may be in the possession of or

provided by the owner, owner’s representative, user, or combination thereof, as appropriate and

reviewed each of those made available:

1. Real Property Appraisal,

2. safety inspection records,

3. warranty information (roofs, boilers, chillers, cooling towers, etc.),

4. records indicating the age of material building systems such as roofing, paving,

plumbing, heating, air conditioning, electrical, etc.,

5. historical costs incurred for repairs, improvements, recurring replacements, etc.,

6. descriptions of future work planned,

7. outstanding citations for building,

8. fire and zoning code violations,

9. any ADA survey

10. status of any improvements implemented to effect physical compliance,

11. previously prepared property condition reports or studies pertaining to any aspect of

the subject property’s physical condition,

12. marketing/promotional literature such as photographs, descriptive information,

reduced floor plans, etc.,

13. drawings and specifications (as-built or construction). Very few historical documents

are available.

14. AHERA Survey

Hill International requested that the owner or user identify a person or persons

knowledgeable of the physical characteristics, maintenance, and repair of the property as a

primary point of contact (POC).

Hill International interviewed the POC, property manager or agent of the owner to


inquire about the subject property’s historical repairs and replacements and their costs, level

of preventive maintenance exercised, pending repairs and improvements, frequency of

repairs and replacements, and existence of ongoing or pending litigation related to subject

property’s physical condition.

Walk-Through Survey - The report is based on observations made during the property

“walk-through.” Observations were limited to “representative” property improvements

including exterior surfaces and open spaces, accessible areas of the roof, representative units,

and mechanical, staff, vacant and common areas. Limited or no inspection or investigation

behind walls, inside plenums or in any other generally inaccessible areas was performed. The

investigation of the building facade was performed from street and/or balcony level. The

riding of scaffolding equipment was not part of the scope of Hill International’s

services. No physical tests were made nor were any samples for engineering analysis

collected. As such, Hill International makes no warranties regarding EIFS

systems, curtain walls or other building skin conditions that would not be readily observable

and would, therefore, be considered outside the scope of this assignment. Reliance was

placed on the accuracy and disclosure of property representatives.

A visual survey for mold was conducted. The survey was limited to visual observations in

the areas walked and should not be considered a comprehensive survey of the property. No

sampling was conducted. No inspection or investigation behind walls or in any other

generally inaccessible areas was performed. A conclusion that no mold was observed,

therefore, should not be taken as the property is mold free or concerns do not exist in areas

that were not inspected. Any indication(s) of mold observed during the Property Condition

Assessment will be documented and reported in the Property Condition Report.

The observed condition of building structures and components evaluated were broken down into

one of the following descriptions:

1) Poor - Requiring action immediately or within 12 months;

2) Fair - Serviceable, but showing age and wear, and will require maintenance, repair or

replacement during short term – 3- 5 years;

2) Good - No major signs of age or wear, may need replacement during the medium

term;

4) Excellent - New or like new.

Systems to be Observed:

Property/Site Features - Observations were conducted at the property as to the type,

condition and adequacy of the following items: general topography, storm water drainage,


ingress and egress, paving, curbing and parking, flatwork, landscaping and appurtenances,

recreational facilities, amenities and ancillary structures, and utilities.

Building Frame and Envelope - Observations were conducted at the property as to the type,

condition and adequacy of the following items: substructure, superstructure, facade, and

roofing.

Interior Elements - Observations were conducted at the property as to the type, condition and

adequacy of the following items: interior finishes, fixtures, appliances, and furnishings.

Plumbing, Mechanical and Electrical - Observations were conducted at the property as to the

type, condition and adequacy of the following items: plumbing, heating, ventilation and air

conditioning, electrical, and elevators/escalators.

Life Safety/Fire Protection and ADA Requirements - Observations were conducted at the

property as to the type, condition and adequacy of the life safety and fire protection systems.

Visual Accessibility ADA Survey. The survey included a limited visual assessment of the

subject property to assess if it is accessible and useable by individuals with disabilities in

accordance with the ADA of 1990, Title III, Public Accommodations and Commercial Facilities.

The provisions of Title III provide that persons with disabilities should have accommodations

and access to public accommodation and commercial facilities, which are equal to, or similar to,

those available to the general public.

Public accommodations and commercial facilities constructed or renovated after January 1992

must be brought into compliance with ADA guidelines. Public accommodations constructed

prior to January 1992 must make affirmative attempts to be in compliance. This screening is not

to be considered an in-depth ADA survey or audit. The opinions regarding ADA compliance

should be considered preliminary. The purpose of the limited visual survey is to provide a

general observation of the level of attention paid to keeping the property ADA compliant.

Instructional Adequacy An assessment was made of the characteristics and condition of

instructional facilities including all classrooms, athletics, drama, science, art, storage,

instructional technology and related infrastructure.

Photographs representative of Hill International’s observations are included

in Appendix 1 – Property Photographs. In addition to visual observations, letters to and

responses from municipal and regulatory agencies are included in Appendix 4. Hill International

relied on the sources and contacted the individuals listed within the

report and the appendices.


2.3 Limitations

Hill International has performed the services and prepared this report in

accordance with generally accepted consulting practices, and makes no other warranties, either

expressed or implied, as to the character and nature of such services or product.

Hill International, its officers, and its employees have no present or contemplated

interest in the property. Our employment and compensation for preparing this report are not

contingent upon our observations or conclusions.

Information in this report, concerning equipment operation, condition of spaces and concealed

areas not observed or viewable and for the disclosure of known problems, if any, is from

sources deemed to be reliable, including, but not limited to property managers and

maintenance personnel; however, no representation or warranty is made as to the accuracy

thereof.

No PCA can wholly eliminate the uncertainty regarding the presence of physical deficiencies

and the performance of a subject property’s building systems. Preparation of a PCA in

is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or

system failure and to reduce the potential that such component or system may not be initially

observed. The inherent subjective nature of a consultant’s opinions as to such issues as

workmanship, quality of original installation, and estimating the Remaining Useful Life (RUL)

of any given component or system are not exhaustive and are predictive only. Users of this

Property Condition Assessment recognize that a consultant’s suggested remedy may be

determined under time constraints, formed without the aid of engineering calculations, testing,

exploratory probing, the removal of materials, or design. Furthermore, there may be other

alternate or more appropriate schemes or methods to remedy the physical deficiency.

2.4 Property Access and Non-Access Disclosure

Inspector: Bob Collins

Date of Inspection: March 5, 2014

Weather Conditions: Rainy, 35 degrees

Property Contact: Lauree Nelzen

Property Questionnaire Sent to: Tony Tiano, Lauree Nelzen and Ric Dettwyler.

Questionnaire Results and applicable information are included in the appropriate sections of the

report.


Areas Accessed: Every location and room in the building.

Inaccessible Areas: None

2.5 User Reliance

In consideration of the facts recited in this report, Hill International hereby agrees that Molalla

River School District may rely on the Property Condition Assessment prepared by Hill

International for the purposes intended and agreed upon subject to the limitation herein.

3.0 Property Description

3.1 Property Details

Property Size: 12.89 acres.

Source: Clackamas County Tax Assessor Records

Property Usage: Educational

Number of Buildings: 3

Dates of Construction: The buildings were constructed or renovated per the following:

Historical designated rear white building – circa 1925

Source: Molalla River School District Files

Building Size(s): Two functional buildings – 26,500 square feet

One condemned building – 2,918 square feet

Source: Molalla River School District Files

3.2 Utilities and Service Providers

Electricity: PGE

Gas: NW Natl. Gas


Potable Water: On site Wells

Sanitary Service: Septic System

Storm Water: Dry Wells

Solid Waste: Molalla Sanitary

HVAC Maintenance: District provided/Van Air

Pest Control: District provided

Landscaping: District provided

Fire Extinguishers/Alarm: Western States Fire Protection

Security: NO system on the premises

Roof Maintenance: District provided/Garland Co.

Electrical Maintenance: District provided/Full House Electric

Plumbing Maintenance: District provided

4.0 Code Compliance

4.1 Municipal Departments

Fire Department:

Pertinent Information: Hill International requested information pertaining to any

outstanding fire code violations for the subject property. Hill International

received a phone response from Fire Marshall Mike Penunuri on Janruary 31, 2014. He indicated

that issues found in the July 2012 inspection have all been resolved as of the time of the writing

of this report.

Building Department:

Pertinent Information: Hill International requested information pertaining to Certificates of

Occupancy and any outstanding code violations for the subject property from Clackamas County

Building Department.


Hill International received a response and as of the writing of this report there are no outstanding

violations and no incomplete permits.

Planning and Zoning Authority:

Hill International requested information regarding the current zoning of the property and whether

the property is a legal conforming use or a legal non-conforming use according to density,

parking, and today's codes. Hill International received a response and as of the writing of this

report there are no issues.

5.0 Property Grounds

5.1 Topography and Drainage

Topographic Survey Available: No

Topography: The subject property is located at approximately 265 feet above mean sea level.

The source of elevation and topo data is Clackamas County GIS.

Property Drainage: Runoff from the buildings’ roofs drains and/or interior roof drains that tie-in

underground drain into the storm water collection system which consists of drywells.

Remaining storm water does not have a place to be collected as there are no catch basins on the

grounds or parking lot.

Surface Water Bodies: There are no natural surface water bodies on the subject property.

Flood Plain Designation: The property is not likely in a flood zone.

The Source of Flood Plain data is Clackamas County GIS system.

Seismic Zone: The property is located in Zone 3.

The source of Seismic Zone Data is DOGAMI – GMS 100 – UBC seismic zone factors

General Condition of Topography and Drainage: Poor


Signs of Ponding: There is ponding in parking lots and along Dryland Road adjacent to school

building and in the playground area. See Figure #1&2

Indications of Wetlands: NO wetlands apparent

Recommendations: Have civil design evaluation performed for solutions.

5.2 Paving and Curbing

Parking Areas: The parking area on the north side of the school and along Dryland Road is

gravel based. See Figure #3

Curbs: The curbs in the front of the school are deteriorating but functional.

Number of parking spaces: There are no striped parking stalls. The approximate capacity north

of the buildings and along Dryland Road is 70 vehicles.

General Condition: Poor

Inadequate number of spaces: During school events there is not enough safe parking options.

Recommendations: Have civil design evaluation performed for solutions.

5.3 Flatwork

Sidewalks: The sidewalks along the front of the building are in poor condition See Figure #4

and there are signs of settlement above septic tank and drain line in areas between two buildings.


Trip Hazards: The sidewalk in the front of the school poses some risks that should be

addressed.

5.4 Landscaping and Appurtenances

Landscaping: Shrubs and trees appear to be performing well.

Irrigation sprinkler systems: There is no sprinkler system.

Property Lighting: There is insufficient lighting around some of the perimeter of the building.

Fencing/Walls: Additional fencing would provide greater student safety.


Property Signage: Adequatly placed and functional

Inadequate/broken property lighting: There is no lighting provided in the parking lot.


5.5 Amenities and Ancillary Structures

Main Office: The main office is small but functional. The location is far from any entrance to

the school which provides poor security for unwanted visitors.

Boiler Rooms or Plants:

Water Treatment: New water treatment system installed in pump well house. District

monitoring performance. Well house is missing siding to protect the building. See Figure #5

Courts/Playgrounds and Other Amenities: The playground and covered play area service the

school well. There are drainage issues at times of larger rain events.

Softball Fields: There is one small backstop for use. The field is not particularly developed.

Track surface: There is a rudimentary gravel track around the play field.

Auditorium:

Lighting: There is minimal lighting with little control function. See Figure #6.

Audio: There is a very basic two speaker system.

Storage: There is some storage that is poorly utilized at this time. See Figure #7.

Concerns: The stage curtains do not appear to be fire rated for public assembly area.

Gymnasium(s)

Locker and Shower Rooms: Existing rooms are currently being used for PE storage.

Storage Buildings: The old bus barn is used for storage at this time. There are some issues with

rusted metal siding panels and failing gutter system.


The oldest classroom building is now currently being used only for storage as mandated by the

Molalla and State Fire Marshalls. Excerpt of reports in Appendix #4. There was no further study

done of this building.


6.0 Frame and Envelope

6.1 Substructure

Foundation: No issues noted on property buildings.

General Condition: Good

Flooding/water damage: The current gutter issues that are allowing significant water to pond at

foundation perimeter are a cause for concern.

6.2 Superstructure

Framing System: Wood frame walls and steel posts with 2 x 6 ceiling joists and rafters in main

buildings.

Roof Framing and Decking: NO issues noted


6.3 Roofing

Type: There is asphalt shingles and BUR (Built up Roofing) on the main buildings. There is

standing seam metal roofing on the breezeway (see Figure #8), covered play structure and

maintenance building.

Parapets and Coping: Some issues exist that should be addressed. See Figure #9.

Roof penetrations: No issues noted.


Concerns: Failing B.U.R. See Figure #10.


Leaks: There have been leaks in the shingle roof valleys which have been treated with an

emulsion. There are leaks in various locations around the school.

Evidence of repairs: See Figure #11 .

Damaged gutters: There are many issues with gutter nonperformance that must be addressed to

avoid compromising building integrity. See Figures #12-15.

6.4 Facades

Exterior Walls: The majority of the solid exterior wall surface on the two operating buildings

are nonstructural brick.

Fascia, Soffits and Trim: The wooden soffits and fascia are in fair condition but in need of

paint.

Entrances and Doors: Exterior doors are generally in good condition except for the two original

front doors which offer poor security, thermal protection. See Figure #16.

Windows: The window system consists of large areas of glass block over single pane fixed

wood window units. They are in fair condition. See Figure #17

Exterior Wall Damage: See Figure #18.

Inadequate insulation: The current insulation in all parts of the building are far below current

building code standards. No documents exist to determine actual R value in the building nor is

there good access to ascertain.

Vapor/moisture penetration: The only major issue noted was the concern with the failing

gutter system which might be creating issues not fully identified.


7.0 Interior Elements

7.1 Finishes

Walls: The surfaces are generally in fair condition.

Ceilings: Many different types of ceiling tiles with current and past water damage present in

many area.


Flooring: The carpet and older VAT tile should be replaced. The hallway tile is in better

condition.


7.2 Fixtures

Lighting by room, area or building as appropriate: Good

Bathroom Fixtures: The majority of the bathroom fixtures is original and has outlived their

usefulness. They should be replaced.

Kitchen Fixtures: Good

7.3 Appliances

Ranges/Cooktops/Ovens: Ovens are old.

Refrigerators: Older Walk-In.

Freezer: Chest style-good. Poses issues for potential back injuries.

Dishwashers: 1963 model

8.0 Plumbing, Mechanical & Electrical

8.1 Plumbing

Domestic Water Supply Piping: Poor condition

Fire Water Supply Piping: N/A

Gas Supply Piping: N/A

Vaults: N/A

Check valves: Recently inspected - Good

Drainage/Wastewater Piping: Poor


Hot Water Production: Good

Wells: Good

Septic or Wastewater Treatment Systems: Poor

Ejector Pumps/Lift Stations: N/A

Fire Pumps: N/A

Grease Traps: N/A

General Condition: Old underground pipes, all fixtures are old.

Reported or Observed Sewage backup: General drainage issues

8.2 Heating, Ventilation and Air Conditioning

Heating and Cooling Systems: Heat Pumps


Boiler(s): N/A

Chiller(s): N/A

Roof Top Units: N/A

Air Handlers: Good

Mechanical Rooms: N/A

HVAC Controls: Thermostats are good

Recommendations: Install automatic controls with Clima-Tech.

8.3 Electrical

Level of Service: Adequate

Type of wiring: Possible use of some aluminum wiring.


Overload Protection: Good

Emergency Generator: None on property

Aluminum wiring: Possible

GFCI: Good


9.0 Life Safety-Fire Protection/ADA/Mold

9.1 Life Safety Systems

Smoke Detectors: The building is properly protected.

Sprinkler System: There is no system in place.

Fire Extinguishers: There appear to be a proper amount of units and they have been maintained

and inspected. There are two units that are mounted higher than the code requires.

Cooking Stove Hoods (halon): N/A

Restricted Access Gates: A Schlage keyless entry system with card reader and electric lock is

provided at selected building entries.

Security Cameras/Guard: Interior cameras installed only.

Alarm Systems: There is an entry security system in place.

Fire Inspection/Safety Reports: Refer to Appendix #4

Fire Hydrants – Locations: None noted near the property.

9.2 ADA Issues

All places of public accommodation and commercial facilities constructed for first occupancy

after January 26, 1993 must be constructed to be accessible. Any alteration made to a place of

public accommodation or commercial facility after January 26, 1992, must be made so as to


ensure that, to the maximum extent feasible, the altered portions of the facility are readily

accessible to and useable by individuals with disabilities. Alterations include, but are not

limited to, remodeling, renovations, rehabilitation, reconstruction, historic restoration, changes

or rearrangement in the plan configuration of walls and full-height partitions. Normal

maintenance, reroofing, painting or wallpapering, asbestos removal, or changes to mechanical

and electrical systems are not alterations unless they affect the usability of the building or

facility.

A public accommodation is required to remove architectural barriers in existing facilities,

prior to the making of any alterations, where such removal is readily achievable, i.e., easily

accomplished and able to be carried out without much difficulty or expense. Examples

include, but are not limited to, providing designated handicapped parking spaces, adding small

ramps and curb cuts, widening doorways, rearranging furniture, adding raised markings on

elevators, installing grab bars in toilet stalls and rearranging toilet partitions to increase

maneuvering space. If not readily achievable, alternative methods of providing service, such

as access to the management office, must be offered. Alternative methods include, but are not

limited to, installing an intercom system between the leasing office and an accessible area, or

relocating activities to accessible locations. It is the property owner’s burden to prove that a

modification is not readily achievable, or would pose an undue financial or administrative

burden.

The scope of this limited visual survey is specifically limited to the following five areas: path of-

travel, parking, public toilet restrooms, and elevators. The opinions regarding ADA compliance

should be considered preliminary. The purpose of the limited visual survey is to provide a

general observation of the level of attention paid to keeping the property ADA compliant.

Parking Spaces: There are two marked handicap spaces on the south side of the building.

Accessibility/Path of Travel: There are no apparent issues.

Public Restrooms: There are no ADA compliant restrooms in this facility.

Signage: There are some minor issues noted per ADA guidelines.


Recommendations: Hire an ADA specialist architect to solve the issue.

9.3 Microbial Contamination (Mold)

A visual/olfactory survey for mold was conducted. The survey was limited to observations in

the areas walked and should not be considered a comprehensive survey of the property. No

sampling was conducted. No inspection or investigation behind walls or in any other


generally inaccessible areas was performed. In addition, inquiries were made of the owner

and/or manager of the Property regarding past and current leaks or any known mold issues,

any tenant complaints regarding health problems, musty odors or water leaks. In addition,

when applicable, areas of reported or likely significant leaks or water intrusion/penetration

were inspected.

Observations: No mold noted in site walk.

10.0 Instructional Infrastructure

10.1 Classrooms

Dimensions: The typical classroom is 42’ x 24’ and 28’ x 34’.

Sq. Ft.: The typical classroom is 1008 and 952 square feet respectively.

Lighting Controls: There are no occupancy sensors noted in each classroom.

Marker Boards: There appears to one supplied in each classroom.

Tack Surface: There are sufficient amount of tack surface in each classroom.

Digital Projector: Some rooms are outfitted with a unit.

Digital Marker Boards: Some rooms are outfitted with a unit.

Bookshelves: There appear to be adequate units for the typical classroom.

Storage: There is inadequate space in most classrooms.

File cabinets: Generally, there were none supplied.

Secure storage: There was none noted in the classrooms

Teacher Wardrobe: It appeared classrooms were supplied with these but all noted were

used for additional storage.

Sink/Water: Typically, each classroom has a drinking fountain mounted with a sink

basin.

Recommendations: 1. Add more smart boards and projectors in classrooms.

2. Add security video at entry.


APPENDIX 1

PROPERTY PHOTOGRAPHS

APPENDIX 2

BUILDING CONDITION EVALUATION FORM

APPENDIX 3

PROPERTY MAPS AND DRAWINGS

APPENDIX 4

MUNICIPAL/REGULATORY INFORMATION

APPENDIX 5

PERSONNEL QUALIFICATIONS


APPENDIX 1

PROPERTY PHOTOGRAPHS

Figure 1

Figure 2


Figure 3

Figure 4


Figure 5

Figure 6


Figure 7

Figure 8


Figure 9


Figure 10

Figure 11


Figure 12

Figure 13


Figure 14

Figure 15


Figure 16

Figure 17


Figure 18

Building Condition

Evaluation Manual

Using the State of Washington

Office of the Superintendent of Public Instruction

School Facilities Evaluation Methodology

Appendix 2

Rural Dell Elementary School

MRSD - Rural Dell Elementary School


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Clackamas County Molalla River SD Rural Dell ES March 12, 2014 Bob Collins

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APPENDIX 3

PROPERTY MAPS AND DRAWINGS

APPENDIX 4

MUNICIPAL/REGULATORY INFORMATION

APPENDIX 5

PERSONNEL QUALIFICATIONS

Bob Collins has worked in the construction industry for 30 years as a craftsman , supervisor and

Project Manager in many disciplines.. He is a certified Professional Project Manager PMP and

certified Construction Manager CCM with many years building, supervising and managing

educational construction projects.

Stephen Smith is a mechanical engineer with more than 20 years of experience Heh graduated

from Auburn University with a bachelor's degree in mechanical engineering, and he is a

registered Professional Engineer in Oregon, Washington, Montana, and Tennessee. He also has

an MBA from the University of Montana. Stephen is a member of the Big Sky Chapter of

ASHRAE and the Montana Society of Healthcare Engineers, and he is also a LEED Accredited

Professional.

For the past 30 years Jim Krumsick has provided electrical engineering services to the Oregon

community. Between 1984 and 2005 Jim worked as Electrical Department manager and a

principal in the firm of Balzhiser and Hubbard Engineers. In 2005 Jim formally retired but has

continued working for long term clients, including Balzhiser and Hubbard Engineers, through his

firm, Paradigm Engineering.

Documents

Property Condition Assessment Rural Dell Elementary Schoolmolallariv.ss4.sharpschool.com/UserFiles/Servers/Server_110703/Fil… · The roofing system is comprised of BUR (Built up