Agenda Item
viii. E-SPLOST V Project: 369-35 for Woodridge Elementary School Major Building System Replacement Approval of Additional Scope of Work and Related Budget Adjustment Needed (for a not-to-exceed amount of $910,000)
Summary: Presented by: Mr. Richard H. Boyd, Interim Chief Operating Officer, Division of Operations
Request: It is requested that the Board of Education approve additional scope of work for E-SPLOST V Project 36935: Woodridge ES to include the addition of a security vestibule and fire sprinkler system.
In addition, it is requested that the Board of Education approve a related budget adjustment for a no-to-exceed amount of $910,000 to cover the cost of the additional scope of work.
Why: To provide the Woodridge ES facility with further needed improvements related to safety, security, and health. The additional scope of work was recommended by the project’s design professionals and/or requested by DCSD Facilities to fulfill program wide initiatives. The requested budget addition is based on the opinions of probable costs provided by the project’s design professionals.
Details: On August 9, 2021, the Board approved the award of RFQu No. 21-752-034 for Professional Architectural and Engineering Services for Laurel Ridge Elementary School, Woodridge Elementary School, Chestnut Elementary School, and Druid Hills Middle School to Cooper Carry, Inc.
The E-SPLOST V Project 36935: Woodridge ES currently has a scope of work that includes “Major building system replacement with emphasis on HVAC”.
It is requested that the scope of work be expanded to include “...addition of a security vestibule and a fire sprinkler system.”
It is also requested that the budget of E-SPLOST V Project 36935: Woodridge ES be increased by $910,000 to cover the additional cost of the increased scope of work. This budget would be transferred from E-SPLOST V project 10935: Life Safety Set Aside.
Financial impact: A budget transfer of $910,000 from E-SPLOST V Project 10935: Life Safety Set Aside (cost code: SP5SAFSEC.10935.MGTADMINDC) to E-SPLOST V Project 36935: Woodridge ES (cost code: SP5FACCON.36935.GENERALCONTRACTOR).
Contact: Mr. Richard H. Boyd, Interim Chief Operating Officer, Division of Operations, 678.676.1483
Mr. Hans Williams, Director of Planning and E-SPLOST Programming, Division of Operations, 678.676.1588
Effective: Upon board approval.
Status: Approved by General Counsel.
WOODRIDGE ELEMENTARY
SCHOOL
RENOVATION
dekalb county school district
PRELIMINARY REPORT
OCTOBER 29, 2021
DCSD 369-35
Table of Contents
Section I EXECUTIVE SUMMARY
A. DESIGN TEAM & COST
B. SCHEDULE
C. INFORMATION TO BE PROVIDED BY OWNER
Section II REVIEW OF OWNER DOCUMENTATION
A. DESCRIPTION OF THE SCOPE
B. REVIEW OF THE FACILITY ASSESSMENT REPORT
C. REVIEW OF AS-BUILT DOCUMENTATION / BUILDING SPACE SURVEY
D. CODE REVIEW
Section III REVIEW OF EXISTING BUILDING
A. ARCHITECTURAL ASSESSMENT
B. MECHANICAL ENGINEER ASSESSMENT
C. ELECTRICAL ENGINEER ASSESSMENT
Section VI PRELIMINARY COST ESTIMATE
A. PROPOSED SCOPE OF WORK
B. ADDITIONAL SCOPE ITEMIZED
C. FACILITY ASSESSMENT ESTIMATE
W O O D R I D G E E L E M E N TA R Y S C H O O L
SECTION 1
EXECUTIVE SUMMARY
We have by all reasonable means reviewed the Woodridge Elementary School Building Assessment
Report, As-Built drawings and conducted a site walk through to put together the report here in provided.
We believe that the information provided will assist DeKalb County School District (DCSD) in making
order of magnitude decisions for the Woodridge Elementary School (WES).
Existing Building
The existing building is in good condition for it’s age. There has been some concern with exterior
flooding around the playground areas. We believe that the excess water runoff from the neighboring
play areas and lack of proper drainage channels has perpetuated the water accumulation. In
addition, the building assessment reports that the existing kitchen equipment has reached it’s life
expectancy and should be replaced.
For the exterior, we have included options to repoint the damaged brick masonry, replace some of
the hardware for the entry doors, and replace the damaged limestone panels located at many of the
entrances. These upgrades will improve and help extend the life of the building.
Scope Recommended by Architect
The recommended scope of work includes HVAC replacement. Since the construction will impact the
ceiling level, we recommend a one to one lighting replacement of the existing fluorescent fi xtures for
LED fi xtures. Complete replacement of ceiling, installation of new fi re sprinkler system and new roof.
It has been our experience that since the above scope overlaps, it is best to conduct this scope as
one package and provide a security vestibule since it’s keeping with renovation scope by DCSD.
The order of magnitude cost of the proposed scope is approximately $6.3M. To facilitate the
decision making process, we have included an additional scope cost estimate menu, similar to an a la
carte menu in a restaurant, that could be added to the project scope/cost according to DeKalb
County School District priorities.
We are very sensitive to the need for DCSD to be good stewards of the money invested in each
school. We understand the budget constraints and the need to stay within budget. We as
professionals believe that we bring all the facts to you, which will allow you as the Owner to make
informed decisions. We see our next step as walking through each item that has been noted in this
report and together working through what should be included in the scope of work for Woodridge
Elementary School.
Schedule
Cooper Carry will be able to determine the Woodridge Elementary School project schedule upon
the receipt of an approved scope.
1. 1
Design team & cost
DESIGN TEAM
School Address: Woodridge Elementary School
4120 Cedar Ridge Trail
Stone Mountain, Georgia 300083
Managing Principal Robert A. Just/Cooper Carry
Project Manager Sophia Tarkhan/Cooper Carry
Project Architect Evan Saadat/Cooper Carry
Mechanical Scott Buchberger/Johnson, Spellman & Associates
Electrical Jeff Williams/Bolden-Williams Associates, Inc.
Plumbing Scott Buchberger/Johnson, Spellman & Associates
Cost Estimating: Dan Ergle/ADE Construction Consultants
COST Stated Cost Limitation (SCL) $5,584,500
RFP Scope $2,342,337
Scope Proposed by Architect $6,371,563
Through a third party cost estimator, we have established estimated costs for the base
scope of work and for additional items that may be required. The estimate will enable
DeKalb County Schools to compare differences and prioritize areas of work.
W O O D R I D G E E L E M E N TA R Y S C H O O L
1. 2
Schedule
SCHEDULE: TO BE DETERMINED UPON RECEIPT OF APPROVED SCOPE
Construction / Phasing
The school is currently occupied and work will be performed over the summer.
Phasing will be determined after the full scope of work is resolved. Although DCSD
is open to installing the sprinkler system over two summers, we highly recommend
completing the work over one summer. It would provide better pricing for the Owner,
because the contractor will have a shorter window to hold the project cost (one
summer vs. one year). The market is currently unpredictable and quality contractors
may very well steer away from a project that would require them to hold their cost
for one year, considering the limited overall project work. Below are the milestone
requested by DCSD.
Construction Manager and Architect will work together to coordinate the most effi-
cient phasing for the project.
1. 3
Information to be provided by the owner
INFORMATION TO BE PROVIDED BY OWNER
• Confirmed Project Scope
• Preliminary Report Approval
• Land Survey
• 2009 Geotechnical Report
• Environmental Report
• GDOE Local Facilities Plan/ Funding Application
• DCSD Guide Specifications
• Flow Test
• Roof warranty
W O O D R I D G E E L E M E N TA R Y S C H O O L
1. 4
W O O D R I D G E E L E M E N TA R Y S C H O O L
2.1
SECTION 2
review of owner documentation
A. Description of the scope:
We were asked by DCSD to provide a new HVAC system for the entire building.
Proposed approach:
• Document existing mechanical equipment throughout the school
• We anticipate penetrations above the ceilings in the corridors. A unit cost and allowance
will be requested of the contractors for this scope.
• We anticipate complete removal and replacement of acoustical ceiling tile.
B. Review of the Facility Assessment Report
The School Assessment report from September 24, 2021, describes the existing
building and recommends repair work.
The following repair / replacement recommendations are listed in the Assessment:
• Emergency exit signage replacement
• Fire Alarm Replacement
• Security alarm camera replacement
• Wall pack lighting replacement
• Gutter joint repair
• Electric unit heater replacement
• Exterior metal cooling tower replacement
• Heat exchanger replacement
• Package DX unit replacement
• Electrical transformer replacement
• Panelboard replacement
• Switchgear replacement
The current budget for the project does not include the work described in the
facilities assessment report. It is our understanding that some of these repairs are
being completed through different projects. Items can be added to the scope of
work if requested by DCSD or where integral to the conversion project.
2.1
Review of owner documentation
C. Review of As-built Documentation / Building Space Survey
Woodridge Elementary School was constructed in 1973 as a single story school building
constructed primarily of brick, structural concrete and CMU. A gymnasium addition
was constructed in 2001. The current building size is approximately 61,806 square
feet. The school has pyramid hip, standing seam metal roofs throughout with internal
roof drainage. Accessory spaces include a large cafeteria with stage, gymnasium with
stage, an open scheme, and a double volume media center for the students.
The gymnasium has a pitched standing seam metal, steel structure, and operates on its
own HVAC systems. The gymnasium is comprised of a steel structure with a masonry
skin. The gym entry is accessible via covered walkway from the main building
The site is 13.2 acres with several playground and recess areas for the students.
Building Timeline:
• 1973 - Construction of original classroom building and cafeteria.
• 2001 - Classroom wing addition
DCSD has provided as-builts of the original drawings and additions for the structure.
These drawings will be used to prepare the renovation drawings for the High School.
D. Code Review:
The existing building was constructed in 1975 and met current building code at
the time of it’s construction. A code review relative to the scope of work will be
performed in preparation for the renovation. The following items are noted as
potential code issues, items may be added to this list as the design evolves and
scope of work is established.
• ADA Compliance: The existing building has multiple wings all on 1 level. There
is a stage in the cafeteria that is not outfitted with a wheelchair lift. During the
most recent survey the wheelchair lifts at stairs were either missing or broken.
Elevators or ramps are preferred over lifts due to easier maintenance.
• Egress: Door hardware does not meet egress requirements. Handrails to not
extend proper distances and are not continuous throughout
• Site: Concrete ramps around the property may need handrails and guardrails.
W O O D R I D G E E L E M E N TA R Y S C H O O L
2.2
Permitting
This Project is located in DeKalb County. Due to the nature of the Pandemic, all permitting
procedures and submissions are fi led with the DeKalb County’s Department of Planning and
Sustainability electronically. . The three (3) step permitting process will begin with uploading
the completed Building Permit Application Form with all applicable drawings and documents
included. Any payments or relevant fees are due upon application submission. DeKalb Coun-
ty will review the application with included documents and issue additional comments and or
approval withing 90-120 business days. Upon receipt of approval from DeKalb County,
applicant’s permit will be issued, and applicant may proceed with scheduling inspections.
Any Projects dealing with health will need be submitted as a separate document for
permitting through DeKalb County.
Applicable Codes
Building: International Building Code (IBC), 2018 Edition with Georgia Amendments
(2020)
Fire: International Fire Code (IFC), 2018 Edition with Georgia Fire Marshal
Amendments
Life Safety: National Fire Protection Association (NFPA) 101 Life Safety Code, 2018 Edition
Mechanical: International Mechanical Code, 2018 Edition with Georgia Amendments (2020)
Plumbing: International Plumbing Code, 2018 Edition with Georgia Amendments (2020)
Electrical: National Electrical Code, 2017 Edition
Gas: International Fuel Gas Code, 2018 Edition with Georgia Amendments (2020)
Accessibility: U.S. Department of Justice A.D.A. Standards for Accessible Design (ADA) -
2010 edition Chapter 120-3-3 Rules and Regulations for the State Minimum
Fire Standards in Georgia
Energy: International Energy Conservation Code (IECC), 2015 Edition with Supplements
and Georgia Amendments (2020)
2.3
W O O D R I D G E E L E M E N TA R Y S C H O O L
2.1
SECTION 3
Review of existing building
A. ARCHITECTURAL
The existing building exterior is
in fair condition.
• It is recommended to
refresh all painted window
panel portions around the
exterior facades.
• There is currently no access
to the roof. A roof hatch
or exterior ladder should
be added to provide safe
access to the roof. It is
recommended that the roof
ladder is added near the
exterior loading platform, on
the back side of the stage.
3.1
Review of existing building
i. Exterior Walls
• Exterior brick has some
defects typical of a building
of it’s age. Mortar has been
washed away by weathering
or pressure washing.
• Some of the walkways
surrounding the school are
cracking and a trip hazard.
• Proposed Repairs:
- Repoint brick at areas of
mortar damage.
- Provide roof access via
ladder with cage
- Repaved and level
damaged walkways and
prvide proper railing where
necessary per ADA access
requirements.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.3
Architectural exterior
i. Exterior Walls (continued)
• There are some drainage
problems near the
playground area from
excess water drainage from
hill near-by and improper or
impeded drainage paths.
• There is facade/lower roof
damage at loading areas
for the kitchen. Damaged
concrete panels have been
replaced with plywood.
• Proposed Repairs:
- Create a proper drainage
channel to avoid puddling
and water accumulation
near play area and outside
of classroom’s (exterior)
exits.
- Provide bollards or stops
to limit trucks from hitting
building facade.
3.3
Review of existing building
ii. Interior
• We propose a secure
vestibule will be added to
the main entry. This would
require the removal of the
existing central planter/
seating build-out and the
addition of some storefront
to enclose the entry.
Security systems will include
but may not be limited
to surveillance cameras,
electric strikes with buzzers,
and bulletproof glass.
• The school contains a
mixture of fluorescent and
LED light fixtures. The
architect proposes that
these all be replaced along
with the acoustical ceilings
throughout.
• There are floor material
changes throughout the
corridors.
• There are ceiling leaks
throughout the school in
isolated areas.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.4
architectural assessment
ii. Interior (continued)
• Proposed Repairs:
- Investigate source of roof
leaks and repair is required
- Replace light fixtures with
LED
- Replace damaged acoustical
ceiling tiles
3.5
Review of existing building
ii. Interior (continued)
• Recommended to update
all lighting in media center
to LED.
• Build CMU walls adjacent to
bookshelves.
• Might provide a mild barrier
at media center entrance for
better traffic control.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.6
architectural assessment
iii. Kitchen Equipment
• The existing kitchen contains
equipment that either is not
used or is not operating
properly.
• Vent hood can be resized
based on unused equipment
that can be removed.
• Proposed Repairs:
- Determine what equipment
needs repair or can be
removed.
- Resize vent hood to
accommodate equipment
changes.
3.7
Review of existing building
iv. Restrooms and Drinking Fountains (continued)
• Drinking Fountains
- Existing water coolers appear to be in proper condition.
The owner may want to add bottle fillers at existing water
cooler locations.
- Recommend bringing water coolers up to ADA Standard
heights and clearances.
• Restrooms
- Toilet fixtures appear to be in proper operating condition.
- Multiple restrooms require the installation of toilet paper
holders and sanitary napkin dispensers.
- Recommend bringing gang restrooms and individual
restrooms up to ADA Standards.
- Floor finishes for the restrooms include VCT and ceramic
tile. Patch and provide threstholds between floor material
transitions.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.8
architectural assessment
3.9
Review of existing building
v. ADA Compliance & Building Accessibility
• Interior and exterior handrails do not currently
meet the standards for egress. Many handrails
do not extend the proper distances at the top or
bottom of staircases. There are multiple cases
where the handrails are not continuous where
required.
• Current, main stairway from parking lot to school
entry does not have the proper top and bottom
landing requirements.
• Door hardware does not meet ADA require-
ments in multiple locations. Round door knobs
should be switched out for levers.
• Door clearances do not meet ADA requirements
in multiple locations.
• Exterior concrete ramps may need handrails
depending on slope of ramp.
• Light switches are currently mounted too high to
meet accessibility requirements.
• There is no ADA access to the stage in the
cafetorium.
• Restrooms have multiple ADA concerns includ-
ing turning radius and door clearances.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.10
architectural assessment
3.11
Review of existing building
vi. Mechanical Engineering Assessment
A. The proposed project will include the replacement of HVAC
components for the existing Woodridge Elementary School. The
project site is located at 4120 Cedar Ridge Trail, Stone Mountain.
• HVAC:
- The school is conditioned using cooling tower and boiler
combination, which circulates chilled water/hot water to hallway
plenum mounted water source heat pumps in most classrooms
and corridors. Kitchen ventilation and makeup is achieved using
the cooking equipment exhaust hood along with a conditioned air
makeup system.
• Fire Suppression:
- Currently, the school has limited fire protection service,
isolated to the stage of the cafetorium. The remainder of the school
is not served by a fire protection system. A hydrant is located on the
school property in front of the main private drive of the school.
• Security Entry:
- Currently, the school lacks a security vestibule to meter
persons entering the school.
B. The scope of work includes, but is not limited to the following:
a) Replacement of HVAC components throughout the building.
This includes classroom and common area water source heat
pumps, kitchen ventilation and makeup air equipment, boiler(s) and
pumps, air distribution. Exhaust systems for toilet rooms will need to
be redesigned.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.12
Mechanical Engineering Assessment
b) Kitchen Ventilation system may be redesigned with
cooking equipment optimization. A full review of the cooking
equipment use, including dishwashing machine, may be
considered for redesigning the exhaust systems in the space.
c) Design and install a fire suppression system for the entire
school. This system will be separate from the current system
in place in the cafetorium. A fire hydrant directly in front of the
building may provide an entry point for the sprinkler riser and
installation of the riser in the mechanical room near this location.
The fire line location would need to be confirmed and possible
branch point installed near the southern portion of the site.
d) Support the addition of a security vestibule. HVAC
air distribution may need to be reworked if new walls create
obstructions to current airflow patterns and spaces.
e) A thorough review of the kitchen envelope and humidity
conditions may reveal the need for additional space conditioning
and/or moisture barrier design. The dry storage area has been
affected by local moisture producing occurrences, including the
access to a crawl space high in the wall.
f) If ADA requirements need to be addressed, supportive
plumbing redesign may be necessary. Specifically, if toilet rooms
need to meet ADA standards, adjustments to plumbing fixture
locations will require plumbing design. Additionally, drinking
fountains may be addressed.
3.13
Review of existing building
vii. Electrical Engineering Assessment
A. General Electrical
• Power Distribution Systems
- Existing electrical service is original to building and is in
poor condition. Service is rated for 1000 Amps at 277/480 Volts,
3-Phase, 4-Wire.
- Panelboards and transformers throughout building are
original to building and in need of replacement.
- Emergency generator does not exist for this school.
- Emergency lighting is currently tapped ahead of main and
is a code violation.
• Lighting
- Existing lighting is 2’x4’ fluorescents and in need of
replacement.
- Existing emergency lighting is provided by battery
packs on walls. All are fed by tap ahead of main and is a code
violation.
• Fire Alarm
- Fire alarm system does not meet current life safety codes
and is in need of replacement
B. Electrical Scope
• Power Distribution
- Upgrade electrical service, provide new panels and
circuiting for HVAC system replacement.
W O O D R I D G E E L E M E N TA R Y S C H O O L
3.14
Electrical Engineering Assessment
• Lighting
- Provide new LED lighting and controls throughout building
to meet IECC. This includes new LED lighting in Gymnasium.
- Provide new emergency generator and separate life safety
and non-life safety systems.
• Fire Alarm System
- Provide new fire alarm system throughout building per
DeKalb County design guidelines.
3.15
W O O D R I D G E E L E M E N TA R Y S C H O O L
SECTION 4
cost
A. Proposed Scope of work:
We have provided cost for the base scope of work for this project. A brief descrip-
tion of that scope is noted below:
Proposed Scope
• Replacement of HVAC components throughout the building
• Replacement of ceiling and ceiling grid
B. Additional Scope Itemized.
Pricing has been provided for additional scope which arose from the review of the building
assessment report as well as the site visit. Most of the items indicated as additional scope are
to be provided at the Owners discretion, in consideration of the long term goals for the
facility. The estimate has been provided “a la carte”, allowing the Owner to select scope
separately. Each line item also shows the associated mark up providing clarity of how it
would impact the total project cost.
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