Agenda Item
3. E-SPLOST V Project: 368-35 for Laurel Ridge Elementary School Major Building System Replacement Approval of Additional Scope of Work and Related Budget Adjustment Needed (for a not-to-exceed amount of $1,030,000)
Summary: Presented by: Mr. Richard 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 36835: Laurel Ridge ES to include the addition of a security vestibule, a fire sprinkler system, and a roof replacement.
In addition, it is requested that the Board of Education approve a related budget adjustment for a not-to-exceed amount of $1,030,000 to cover the cost of the additional scope of work.
Why: To provide the Laurel Ridge 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.
The E-SPLOST V Project 36835: Laurel Ridge ES currently has a scope of work that includes “Major building system replacement with emphasis on HVAC and Windows”.
It is requested that the scope of work be expanded to include “...addition of a security vestibule, a fire sprinkler system, replacement of light fixtures with LED fixture, ceiling replacement and roof replacement.”
It is also requested that the budget of E-SPLOST V Project 36835: Laurel Ridge ES be increased by $1,030,000. 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 $1,030,000 from E-SPLOST V Project 10935: Life Safety Set Aside (cost code: SP5SAFSEC.10935.MGTADMINDC) to E-SPLOST V Project 36835: Laurel Ridge ES (cost code: SP5FACCON.36835.GENERALCONTRACTOR).
Contact: Mr. Richard Boyd, Interim Chief Operating Officer, 678.676.1483
Mr. Hans Williams, Director of Planning and E-SPLOST Programming, 678.676.1588
Effective: Upon board approval
Status: Approved by General Counsel.
LAUREL RIDGE ELEMENTARY
SCHOOL
RENOVATION
dekalb county school district
PRELIMINARY REPORT
OCTOBER 29, 2021
DCSD 368-35
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
L A U R E L 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 Laurel Ridge 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 Laurel Ridge Elementary School (LRES).
Existing Building
The existing building is a concrete structure with CMU partitions throughout. The flooring consists
of terrazo, vct, and quarry tile. Ceilings are damaged from mechanical condensation and roof drains.
There are multiple ADA and egress concerns on both the interior and exterior. Items include insufficient
handrails, lack of guardrails, and improper restroom clearances.
There are a few instances of newer storefront with the rest being older single pane windows. Additionally,
the windows replaced are of varying types and layout that differ from the original windows. Previous
mortar patches are evident on the exterior walls.
Scope Recommended by Architect
The required scope of work includes the HVAC replacement. Since the construction will impact the
ceiling level, we recommend a one to one lighting replacement of the existing fluorescent fixtures for
LED fixtures. Complete replacement of ceiling, installation of new fire sprinkler system, and new roof.
It has been our experience that, because the above scope overlaps, it is best to conduct this scope
as one package. The architect also recommends a security vestibule since it is keeping with
renovation scope upgrade of DCSD and for improved school security. The order of magnitude cost of
the proposed scope is approximately $6.4M. 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 Laurel Ridge
Elementary School.
Schedule
Cooper Carry will be able to determine the project schedule upon the receipt of an approved scope.
1. 2
Design team & cost
DESIGN TEAM
School Address: Laurel Ridge Elementary School
1215 Balsam Dr
Decatur, GA 30033
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 $2,397,756
Scope Recommeded by Architect $6,469,885
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.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
1. 3
Schedule
SCHEDULE TBD UPON THE RECEIPT OF APPROVED SCOPE
Construction / Phasing
The school is currently occupied and it is the intent of DCSD that the work will be
performed over the summer. Phasing will be determined after the full scope of work
is resolved. If this project is to be conducted as a Summer renovation, it may need to
be performed over 2 Summers. Summer 2023 & Summer 2024. In times past, DCSD
has been open to providing portable classrooms as swing space, while the contractor
performs their work. A phase continuous construction process would attract more
general contractors therefore increasing the quality of contractors that bid the work.
This method would allow work to start as soon as documents are completed. 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.
1. 4
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 Information
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
1. 5
L A U R E L 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 walls. 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:
• Fire alarm horn/strobe replacement
• Wall pack lighting replacement
• Built-up roofing replacement
• Gutter joint repair
• Aluminum window replacement
• Metal exterior door replacement
• Wood exterior door replacement
• Electric unit heater replacement
• Distribution panel replacement
• Exterior dry tape transformer replacement
• Exterior liquid filled transformer replacement
• Panelboard replacement
The current budget for the project does not include all of 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.
Reference Section 4 for costs.
2.2
review of owner documentation
C. Review of As-built Documentation / Building Space Survey
Laurel Ridge Elementary was constructed in 1966 as a single story school building
constructed primarily of brick, structural concrete and CMU. The current building size
is approximately 63,183 square feet. The roofs are flat with internal roof drains and
overflow drains leading to downspouts on the exterior. Accessory spaces include a
large cafetorium and media center for the students.
The gymnasium building has a pitched standing seam metal roof and is accessible via
a covered walkway from the main building. It includes a practice sized gymnasium
with gang restrooms and storage space.
The site is 4.57 acres with multiple playground areas for the students and what looks
like, a small petting zoo.
Building Timeline:
• 1959 - Construction of original classroom building and
cafeteria
• 1981 - This renovation gave the school a new roof
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 1966 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 is one level, though has a stage in the
cafeteria which is outfitted with a wheelchair lift. According to school staff, the
wheelchair lift is in working condition
• 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.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
2.3
Permitting
Laurel Ridge Elementary School 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 County 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
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
Plumbing: International Plumbing Code, 2018 Edition with Georgia Amendments
Electrical: National Electrical Code, 2017 Edition
Gas: International Fuel Gas Code, 2018 Edition with Georgia Amendments
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
2.4
L A U R E L 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
a1. Building Exterior
The existing building exterior is
in fair condition.
• Windows were replaced
in 2009 and are in good
condition. No work is
recommended at the
existing windows
• Drawings show that roof
was replaced in 2009.
There is currently no roof
access to the roof. A roof
Hatch or ladder should
be added to provide safe
access to the roof. Building
Engineer reported that
the roof drains have to
be cleaned often due
to adjacent tree debris
blocking the drains. In
addition the roof drains
in the courtyard across
from the Media Center get
blocked to the point that
water ponds on the roof and
eventually overflows into
the exhaust fans on the roof.
It is possible that the trees
roots in the courtyard have
compromised the storm
lines.
3.1
Review of existing building
i. Exterior Walls
• Exterior brick has some
defects typical of a building
of it’s age. There are
multiple locations where
brick has been patched with
excess mortar.
• Multiple exterior columns
have experienced damage
over time, exposing rebar
• Exposed wood in multiple
locations where fascia is
unfinished.
• Proposed Repairs:
- Consult with a structural
engineer to repair columns.
- Replace damaged
portion of wall, patch
cracks in brick masonry
with matching brick.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
3.2
Architectural assessment
i. Exterior Walls (continued)
• Paint is peeling off columns
and fascia.
• Proposed Repairs:
- Prepare surfaces and
repaint where paint is
peeling
3.3
Review of existing building
i. Exterior Walls
• Exterior brick has some
defects typical of a building
of it’s age. There are
multiple locations where
brick has been patched with
excess mortar.
• Multiple exterior columns
have experienced damage
over time, exposing rebar
• Exposed wood in multiple
locations where fascia is
unfinished.
• Proposed Repairs:
- Consult with a structural
engineer to rapair columns.
- Replace damaged
portion of wall, patch
cracks in brick masonry
with matching brick.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
3.4
Architectural assessment
i. Exterior Walls (continued)
• Paint is peeling off columns
and fascia.
• Proposed Repairs:
- Prepare surfaces and
repaint where paint is
peeling
3.5
Review of existing building
ii. Interior
• Existing door hardware
should be replaced to meet
ADA requirements
• Water damage on ceiling
tiles throughout building
• Flooring is terrazo, VCT, and
quarry tile throughout. Floor
finishes appear to be in fair
condition.
• Light fixtures vary between
fluorescent pendants and
lay in fluorescent fixtures.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
3.6
Architectural assessment
IIIIIIIIIIIIIIIIIIIIIII iii. Kitchen Equipment
• The existing kitchen is in fair
condition. According to the
kitchen manager, all equipment
is in working order. The kitchen
contains equipment that is no
longer used. This could result
in a resizing of the vent hood.
• Proposed Repairs:
- Reference mechanical
assessment
3.7
Review of existing building
iv. Restroom and Drinking Fountains
• Drinking Fountains
- Existing water coolers appear to be in proper
condition.
- Recommend bringing water coolers up to ADA
Standard heights and clearances
• Restrooms
- Toilet fixtures appear to be in proper operating
condition.
- Restroom partitions and doors appear to be in fair
condition
- Individual and gang restrooms have ADA concerns
related to door swings and stall clearances.
- Floor finish for the restrooms is quarry tile
throughout. Flooring is damaged in some locations.
L A U R E L 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
• There is currently no access to the roof. Recommend
adding either an interior or exterior access point.
•
• Door hardware does not meet ADA requirements
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.
• Kitchen loading dock contains multiple life safety
concerns; Handrails, guardrails, etc.
L A U R E L 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 Laurel Ridge Elementary School. The
project site is located at 1215 Balsam Drive, Decatur, GA.
• 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, and a few leftover unit ventilators for common spaces, as
well as a number of roof top packaged units and packaged terminal
air conditioners/heat pumps. Kitchen ventilation and makeup is
achieved using the cooking equipment exhaust hood along with a
conditioned air makeup system.
• Fire Suppression:
- Currently, the school is not served by a fire protection system.
A hydrant is located on the site property at the intersection of
Balsam Drive and Shetland Drive.
• 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 water source heat pumps, corridor recessed
unit heaters, kitchen ventilation and makeup air equipment, boiler(s)
and pumps, air distribution. Exhaust systems for toilet rooms will
need to be redesigned.
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. Currently, the kitchen is not
conditioned. A sidewall, window mounted supply fan brings outdoor
air into the kitchen space.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
3.12
mechanical engineer assessment
c. Design and install a fire suppression system for the entire
school. 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. 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. Existing main panel labeling is unreadable, but estimated
service is rated for 800-1000 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 in corridors, media center, cafeteria and
administration are older LED retrofit.
- Existing lighting in all other areas is existing fluorescent.
• 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 an provide new panels and
circuiting for HVAC system replacement.
- Provide new emergency generator and separate life safety
and non-life safety systems.
• Lighting
- Provide new LED lighting and controls throughout building to
meet IECC. This includes new LED lighting in Gymnasium.
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
3.14
Electrical engineer assessment
• Fire Alarm System
- Provide new fire alarm
system throughout building
per DeKalb County design
guidelines.
3.15
L A U R E L R I D G E E L E M E N TA R Y S C H O O L
SECTION 4
preliminary cost estimate
A. Proposed Scope of work:
We have provided cost for the base scope of work for this project. A brief description 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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