Acton Agua Dulce Unified School District

School Facilities Documents

 WLC Architectural and Johnson & Nielsen Associates Consulting Structural. Engineers March 2005 letters concerning the Gym and deficiencies at Vasquez

WLC Architectural 

March 10, 2005

Dr. Linda Wagner

Superintendent

Acton-Agua Dulce Unified School District 32248 Crown Valley Road P-O. Box 68

Acton, CA 93510-0068

Re: DSA Approval - Existing Gymnasium Building Vasquez High School CDE Site Approval Project 0222501.06

Dear Linda:

As you requested, I am sending you this letter to provide a cost estimate for the gymnasium approval process through the Division of the State Architect. I want to emphasize that this will be an estimate as there are a number of unknowns and frankly, some real challenges to obtaining approval as an alternative structure. Since there was no in-plant inspection performed on this structure, the real challenge will be to justify this structure as it now exists. Also, at this point I am not sure that this building could ever be made to comply to the current Title 24 energy efficiency standards. This estimate is broken down into the three major categories of DSA approval: Accessibility, Fire and Life Safety, and Structural.

Accessibility:

The process here will be similar to what we have just gone through with the projects recently approved for the other Acton-Agua Dulce USD school campuses. The major deficiencies that I have observed around the Vasquez campus are found in the parking, path of travel, and restroom facilities. You could easily spend upwards of $200,000.00 to correct these conditions. It may be unfair to include this amount in the discussion of the alternative structure because you would most likely have to perform these corrections regardless of what improvements or changes are being made to this campus at this time.

Fire and Life Safety:

The main concerns here would be the fire alarm and emergency lighting, and fire sprinklers. I am not sure if any of the above are installed in the Gymnasium. I have discussed this with one oz our electrical engineers who states that a fire alarm and emergency lighting system could run $150,000.00. Fire sprinklers could probably be installed for approximately $60,000.00.

Structural:

As I have stated before, this is the area that provides the biggest challenge and also the biggest risk as far as what extent of onsite testing would have to be done in order to justify the existing structure. I have asked our structural engineer to provide his opinion which you will find attached. This is the same structural engineer who was involved in the Vasquez High School design and has had some previous discussion with DSA concerning this building. As you can see from the attached letter containing the structural engineer's rough estimate, the cost for this project would be approximately $200,000.00 and could possibly exceed this figure.

There would also be WLC architectural fees involved which I estimate to be $75,000.00. We would most likely need electrical and mechanical consultants for the preparation of plans and specifications, local authority approval, and the DSA submission process.

Linda, I hope this helps you in your decision as to whether or not to proceed with the approval process. As always, I am here to answer your questions. Peel free to call me or Jim DiCamilfo at (909) 987-0909

Sincerely,

DAVID v64 ELF Architect, ALA

DvHIrcb:P00222501x 1-ltr

JOHNSON & NIELSEN ASSOCIATES CONSULTiNG STRUCTURAL. ENGINEERS

March 9, 2005

To: WLC Architects Attention: David Von Hell

Re. Existing Gymnasium at Vasquez High School Subject: DSA approval

Dear David,

Per your request, the following are some of the items I've discussed with the DSA (there may be others we didn't discuss) needing to be resolved before they can give approval of the existing structure.

1. Steel superstructure. The steel frame engineering would need to be reviewed by the GSA. I'm sure the manufacturer would give them Gales and drawings for their review, possibly at no charge. However, if revisions were required, the changes would need to be made in the field at great expense. The actual dollar amount would greatly depend on what the USA wanted clone. Then there is the issue of fabrication inspection.

The DSA requires full time welding inspection of steel fabrications by a DSA approved inspector. It's almost certain the in-plant quality control people weren't DSA licensed when the actual fabrication occurred. This would result in an in-place testing program being done by a GSA approved ,testing tab. I've called a local testing lab regarding possible costs for this testing program.

2. School buildings under construction are required to have a full time inspector present. This inspector is usually hired by the school district but reports directly to the DSA and the design team. in this case were pretty sure the required report's weren't distributed even if there was a GSA certified inspector present. if there was, he's in trouble with the DSA for allowing construction of an unauthorized (by DSA) building on school property, Without properly authorized inspection, another inspection/testing program will be required.

3. Then there's the issue of bleacher approval. That's a similar can of worms.

I've taken the liberty of contacting a testing lab in our area for a guesstimate of testing costs related to welded connections in the steel frame. Assuming 100 man hours of on-site testing and associated analysis and reporting procedure's, the cost would be. in the $18,000.00 range. THEN if they find problems, the repairs and re-testing would be extra.

To be safe, you should allow another $80,000.00 for this item alone.

Testing of the footings, masonry walls and slab could easily run another $10,000.00. I suspect nothing will be found wrong with these items, however , ? ? ?

Then there's the cost of the consultants. I figure the fee for the structural engineer wilt be at least $20,000.0. Based an previous experience I would be reluctant to take this project for a fixed fee, preferring a time and materials agreement. You would have to talk to the other design team members for their fee requirements.

Finally, all this might only buy a limited amount of time for using this building because DSA will never consider this anything other than a temporary building. If they over-stayed the approval time, they could be right back where they are now, trying to get an extension on a temporary structure,

On that note, the SSA does NOT have the authority to force closure the building. The State Fire Marshal DOES, but only for fire and panic related reasons. In discussing this issue with the DSA, they indicated there are numerous un-approved (for various reasons) school buildings in use in California. It's unlikely the Fire Marshal would ever visit this site looking for fire related violations except under social pressure of some kind. We understand the radiant heating system has been removed. That was the only thing l remember the Fire Marshal could have a problem with,

bottom fine, it's probably going to cost $250,000.40+ just to get temporary approval to continue using this structure. A few years from now they'll be faced with this same decision with higher interest rates. Before that 1 would expect issues related to the covering getting holes where it rubs against the steel frame. Replacing the covering can't be cheap. I hope this discussion helps in their decision.

Sincerely,

Lonnie P. Mount, S.E,

Facilities Committee 
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