HomeMy WebLinkAboutRecreation Center Building Condition Report 2025
Building Condition Assessment Report
Buildings/Sites
North Boulder Recreation Center
3170 Broadway, Boulder, Colorado 80304
East Boulder Community Center
5660 Sioux Drive, Boulder Colorado 80303
South Boulder Recreation Center
1360 S Gillaspie Dr, Boulder Colorado 80305
Prepared for the City of Boulder
c/o Kristin Sealey, Facilities Architectural Sr. Project Manager
Prepared by Perkins&Will
475 Lincoln Street, Suite 100
Denver, Colorado 80203
Date
January 20th, 2025
Boulder Recreation Centers Assessment
i
Contents
General Statement ...............................................................................................................................1
Boulder Staff Land Acknowledgement ............................................................................................. 2
General Information ........................................................................................................................... 4
Boulder Demographics ................................................................................................................... 4
Local Climate .................................................................................................................................... 6
Recreation Center Facts/Information ........................................................................................... 8
North Boulder ............................................................................................................................... 8
East Boulder .................................................................................................................................. 8
South Boulder ............................................................................................................................... 9
Building Assessment .......................................................................................................................... 10
Previous Assessments Conducted ................................................................................................ 10
North Boulder ............................................................................................................................. 10
East Boulder ................................................................................................................................ 10
South Boulder ............................................................................................................................. 10
North Boulder .................................................................................................................................. 11
Architecture & Interiors (Perkins&Will) ..................................................................................... 11
Outdoor Needs (Design Workshop) ........................................................................................ 31
Structural (Martin/Martin) ....................................................................................................... 46
Envelope (Martin/Martin) ........................................................................................................ 49
Mechanical (The Ballard Group).............................................................................................. 81
Plumbing and Fire Protection (The Ballard Group) .............................................................. 90
Electrical (IES)............................................................................................................................. 99
Aquatics (Counsilman-Hunsaker) ........................................................................................... 114
East Boulder .................................................................................................................................. 132
Architecture & Interiors (Perkins&Will) .................................................................................. 132
Outdoor Needs (Design Workshop) ...................................................................................... 150
Structural (Martin/Martin) ...................................................................................................... 163
Envelope (Martin/Martin) ....................................................................................................... 166
Mechanical (The Ballard Group)............................................................................................ 192
Plumbing and Fire Protection (The Ballard Group) ............................................................. 196
Boulder Recreation Centers Assessment
ii
Electrical (IES)........................................................................................................................... 204
Aquatics (Counsilman-Hunsaker) ......................................................................................... 224
South Boulder ............................................................................................................................... 241
Architecture & Interiors (Perkins&Will) .................................................................................. 241
Outdoor Needs (Design Workshop) ..................................................................................... 262
Structural (Martin/Martin) ...................................................................................................... 281
Envelope (Martin/Martin) ...................................................................................................... 290
Mechanical (The Ballard Group)........................................................................................... 302
Plumbing and Fire Protection (The Ballard Group) ............................................................. 315
Electrical (IES)............................................................................................................................ 321
Aquatics (Counsilman-Hunsaker) .......................................................................................... 327
Building Performance ................................................................................................................. 345
Benchmarking Site Energy Use.............................................................................................. 345
Monthly Energy Breakdowns .....................................................................................................347
North Boulder ...........................................................................................................................347
East Boulder ............................................................................................................................. 348
South Boulder .......................................................................................................................... 348
Renewable Energy ...................................................................................................................... 350
Appendix.......................................................................................................................................... 354
Existing Plans ............................................................................................................................... 354
North Boulder .......................................................................................................................... 355
East Boulder ............................................................................................................................. 356
South Boulder ........................................................................................................................... 357
Aquatics ....................................................................................................................................... 358
Contributors...................................................................................................................................... 361
Architecture .................................................................................................................................. 361
Structural....................................................................................................................................... 361
Envelope........................................................................................................................................ 361
Mechanical & Plumbing .............................................................................................................. 361
Electrical ....................................................................................................................................... 362
Sustainability ............................................................................................................................... 362
Aquatics ....................................................................................................................................... 362
Boulder Recreation Centers Assessment
General Statement Page | 1 Boulder Demographics
General Statement
A Building Condition Assessment (BCA) is an evaluation of the physical state of a building. It
involves inspecting various building systems, including structural, mechanical, electrical, and
architectural elements, to identify any deficiencies or areas in need of maintenance or repair.
The goal of a BCA is to provide an overview of the building's current condition, forecast
potential issues, and support informed decision-making regarding repair, renovation, or
continued maintenance. BCAs typically include both a visual examination and a review of
available records, but they are not intended to uncover every possible defect.
This building assessment report is based on a visual inspection of the buildings in question,
along with an analysis of available documentation. While every effort has been made to
ensure accuracy, this report should not be considered exhaustive or free from potential errors.
The assessment reflects observations made at the time of the site visit and is subject to
limitations inherent in visual inspections and the availability of relevant documents.
This report is intended solely as a reference document and should not be used as the sole
basis for decision-making regarding the condition, maintenance, or future use of the buildings
assessed. It is based on a limited visual inspection and available documentation at the time
of review and does not represent a comprehensive analysis of all potential issues or defects.
This report does not serve as a substitute for detailed engineering evaluations, code
compliance assessments, or any other specialized investigation that may be required. The
findings and recommendations herein are provided for informational purposes only, and we
assume no responsibility or liability for any actions taken based on this report without further,
independent evaluation.
Boulder Recreation Centers Assessment
Boulder Staff Land Acknowledgement Page | 2 Boulder Demographics
Boulder Staff Land Acknowledgement
The City of Boulder acknowledges the city is on the ancestral homelands and unceded
territory of Indigenous Peoples who have traversed, lived in and stewarded lands in the
Boulder Valley since time immemorial. Those Indigenous Nations include the: Di De’i (Apache),
Hinono’eiteen (Arapaho), Tsétsėhéstȧhese (Cheyenne), Nʉmʉnʉʉ (Comanche), Caiugu
(Kiowa), Čariks i Čariks (Pawnee), Sosonih (Shoshone), Oc'eti S'akowin (Sioux) and Núuchiu
(Ute).**
We honor and respect the people of these Nations and their ancestors. We also recognize
that Indigenous knowledge, oral histories, and languages handed down through generations
have shaped profound cultural and spiritual connections with Boulder-area lands and
ecosystems — connections that are sustained and celebrated to this day.
The City of Boulder recognizes that those now living and working on these ancestral lands
have a responsibility to acknowledge and address the past. The city refutes past justifications
for the colonization of Indigenous lands and acknowledges a legacy of oppression that has
caused intergenerational trauma to Indigenous Peoples and families that includes:
• For more than 10,000 years, generations of Indigenous Peoples have lived and thrived
on ancestral homelands that Euro-Americans colonized as Boulder.
• Indigenous Peoples in Boulder have, as in all parts of the Americas, endured centuries
of cruelty, exploitation and genocide.
• The westward expansion of Euro-American population and culture in the 19th century
caused extensive hunger and diseases that devastated Indigenous Peoples’ way of
life.
• In October 1858, Hinono’ei neecee ("Arapaho Chief") Nowoo3 (“Niwot," "Lefthand") and
other Hinono’eino’ (“Arapaho”) Peoples told a party of gold-seekers camped in what
is now known as Boulder that they could not remain on Indigenous land as defined by
the 1851 Treaty of Fort Laramie.
• After gold was found west of Boulder in January 1859, many of those same gold-
seekers helped found the Boulder Town Company on Feb. 10, 1859, in violation of the
1851 Treaty of Fort Laramie.
• By the summer of 1859, thousands of gold seekers were in the Boulder area, and many
squatted on Indigenous lands, continuing the dramatic expansion of Euro-American
occupation of Indigenous lands that soon exiled Indigenous peoples from the Boulder
area.
• In August 1864, more than 100 Boulder County residents mobilized into Company D of
the Third Colorado Cavalry at Fort Chambers along Boulder Creek east of what is now
known as Boulder.
• Company D – which included 46 Boulder men and prominent Boulder County residents
– later participated in the barbaric massacre of peaceful Tsétsėhéstȧhese
("Cheyenne") and Hinono’eino’ (“Arapaho”) Peoples at Sand Creek on Nov. 29, 1864.
Boulder Recreation Centers Assessment
Boulder Staff Land Acknowledgement Page | 3 Boulder Demographics
Among those killed in the massacre were women, children, elders and chiefs, including
Nowoo3 and Chief White Antelope. Despite having participated in horrific atrocities,
members of Company D received a heroes' welcome upon their return home.
• The city has benefited and continues to benefit directly from the colonization of
Indigenous lands and from removal policies that violated human rights, broke
government treaties and forced Indigenous Peoples from their homelands.
We must not only acknowledge our past but work to build a more just future. We are
committed to taking action beyond these words. We pledge to use this land acknowledgment
to help inspire education and reflection and initiate meaningful action to help support
Indigenous Nations, communities and organizations.
We intend to use this acknowledgment when the City of Boulder develops work plans that
guide day-to-day work, begins new projects, starts long-term community plans, and recruits
and hires staff.
Let this formal acknowledgment – which honors and builds on the city’s Indigenous Peoples
Day Resolution (1190) – stand as a critical step in our work to unify Boulder communities,
combat prejudice and eliminate discrimination against Indigenous Peoples.
**Names are based on discussions with Tribal Nation Representatives from June 2021 through
May 2023.
Boulder Recreation Centers Assessment
General Information Page | 4 Boulder Demographics
General Information
Boulder Demographics
Population: Approximately 108,250 residents as of 2024 estimates.
Age Distribution:
• A significant proportion of the population is between 20 and 34 years old, partly due
to the University of Colorado Boulder.
• Median age: around 29-31 years.
Education:
• About 70% of residents over 25 hold at least a bachelor’s degree.
• The city has one of the highest concentrations of advanced degrees in the country.
Race & Ethnicity:
• White: About 86%.
• Hispanic or Latino: Approximately 9-10%.
• Asian: Around 4-5%.
• African American: Less than 1%.
• Native American: Less than 1% (around 0.5% of the population).
The Indigenous presence in Boulder includes members of tribes such as the Southern
Ute, Northern Cheyenne, Arapaho, and other Plains tribes who historically inhabited
the region.
Boulder and the broader state of Colorado have strong ties to Native American history,
including the ancestral land of the Ute, Arapaho, and Cheyenne nations.
While the current Native American population is small, Boulder acknowledges this
heritage, and there are efforts, both culturally and institutionally, to honor Indigenous
history. The University of Colorado hosts Native American cultural programs, including
the Center for Native American and Indigenous Studies (CNAIS).
Income:
• Boulder is an affluent city, with a median household income well above the national
average (around $80,000 to $100,000+).
• The cost of living, including housing, is high, which may influence demographic
patterns.
Culture & Industry:
• The city is a hub for outdoor recreation, technology startups, research institutions, and
progressive environmental policies.
Boulder Recreation Centers Assessment
General Information Page | 5 Boulder Demographics
• While small, Native American communities are part of the broader cultural mosaic,
contributing to arts, education, and local advocacy.
Boulder Recreation Centers Assessment
General Information Page | 6 Local Climate
Local Climate
Boulder, Colorado, has a semi-arid, temperate climate with distinct seasons, offering a wide
range of weather conditions throughout the year. Here's a summary of the local climate:
Temperature:
• Summers: Warm and dry, with average high temperatures ranging from 80°F to 90°F
(27°C to 32°C) in July, the hottest month. Nights are cooler, often dipping into the 50s°F
(10-15°C).
• Winters: Cool to cold, with average highs around 45°F to 50°F (7°C to 10°C) in
December and January, but nighttime lows can drop below freezing. Periodic cold
fronts may bring temperatures below 0°F (-18°C) briefly.
• Spring and Fall: Transitional seasons, with mild temperatures. Spring highs average
60°F to 70°F (15°C to 21°C), while fall temperatures hover around 65°F to 75°F (18°C to
24°C). Both seasons can experience quick temperature shifts due to changing weather
patterns.
Precipitation:
• Rainfall: Boulder receives moderate precipitation, with an annual average of around
20 inches (500 mm). Most of this falls in the spring and early summer, particularly
between April and June. Thunderstorms are common during these months.
• Snowfall: Boulder experiences significant snowfall in winter, with an annual average
of around 85 inches (215 cm). Snowfall typically starts in October and can last through
April. Heavy snowstorms, known as "upslope" storms, occasionally occur and can dump
large amounts of snow in a short time.
Sunshine:
• Boulder is known for its sunny weather, with an average of over 245 sunny days per
year. Even in winter, many days are sunny despite cold temperatures.
Winds:
• Boulder can be quite windy, especially in the fall and winter, due to strong westerly
winds coming off the Rocky Mountains. These winds, called "Chinook" winds, can cause
rapid warming and are known for melting snow quickly.
Humidity:
• The climate is relatively dry, with low humidity levels year-round. Humidity is typically
highest during the late spring and early summer, but the overall dry air is one reason
for the clear skies and abundant sunshine.
Boulder Recreation Centers Assessment
General Information Page | 7 Local Climate
Altitude Effects:
• At 5,430 feet (1,655 meters) above sea level, Boulder’s elevation contributes to cooler
temperatures than lower-lying areas and can also affect physical performance due to
the thinner air.
• The higher altitude results in rapid temperature changes, and UV exposure is stronger
due to the thinner atmosphere.
Seasonal Variability:
• Boulder’s climate is highly variable, with rapid shifts in weather, especially in spring
and fall. It’s common to experience a 40°F (22°C) difference within a single day.
• The mountains also influence local microclimates, creating variations in precipitation
and temperatures depending on location and elevation.
Overall Climate Highlights:
Summers: Warm and dry with cool nights.
Winters: Cold, snowy, and occasionally mild due to Chinook winds.
Sunshine: Over 245 sunny days per year, making it one of the sunniest places in the
U.S.
Snow: Regular heavy snowfall, particularly between October and April.
Winds: Periodic strong Chinook winds in winter, rapid temperature shifts.
Boulder Recreation Centers Assessment
General Information Page | 8 Recreation Center Facts/Information
Recreation Center Facts/Information
“As buildings, like our three recreation centers, get older, they become more expensive to
maintain. They eventually reach a point where maintaining the infrastructure escalates
significantly. At this “inflection point” a decision should be made to determine whether
continued investment is worthwhile, if a significant renovation should happen, or if the
building should be repurposed entirely.” (Retrieved 7/17/24 from Future of Recreation Centers
| City of Boulder (bouldercolorado.gov))
North Boulder
3170 Broadway, Boulder, CO
80304
Year Built: 1974; renovations and
additions in 2001
Gross Square Footage: 62,200
Major Improvements: 2012
Solar PV
Current State: Approaching
inflection point
Aerial Site map
East Boulder
5660 Sioux Dr, Boulder, CO 80303
Year Built: 1991
Gross Square Footage: 55,100
Major Improvements: 2011
Solar PV & Solar Tubes
Current state: At inflection point
Aerial Site map
Boulder Recreation Centers Assessment
General Information Page | 9 Recreation Center Facts/Information
South Boulder
1360 Gillaspie Dr, Boulder, CO
8030 5
Year Built: 1972
Gross Square Footage: 27,300
Major Improvements: Entry
addition, 1998
Current State: Approaching
inflection point
Aerial Site map
Boulder Recreation Centers Assessment
Building Assessment Page | 10 Previous Assessments Conducted
Building Assessment
Previous Assessments Conducted
North Boulder
• 2016: Facilities Strategic Plan submitted by Farnsworth Group, Inc., June 10, 2016
• 2017: North Boulder Recreation Center Forensics Final Report on Moisture Problems in
the Exterior Wall and Roof Assemblies of the Natatorium Spaces 2, submitted by
Essenza Architecture, January 2017.
• 2017: Air Tightness Testing Post-Improvement: North Boulder Recreation Center,
submitted by lightly treading, October 6, 2017.
• 2020: Observation Report: North Boulder Recreation Center, submitted by pie
Consulting & Engineering, April 21, 2020.
East Boulder
• 2008: Geotechnical Engineering Report, by Terracon Consultants
• 2008: East Boulder Community Park Traffic Study, by Fox Higgins Transportation
Group, LLC
• 2016: Facilities Strategic Plan submitted by Farnsworth Group, Inc., June 10, 2016
• 2017: Roof Inspection, by Black Roofing Inc
• 2017: Existing Building Enclosure Investigation Report, by PCD Engineering
• 2017: Existing Building Enclosure Investigation Report: City of Boulder East Boulder
Community Center, prepared by Intertek Building & Construction, October 5, 2017.
• 2018: City of Boulder Energy Evaluation: Municipal, Submitted by PCD Engineering,
February 22, 2018.
• 2018: Roof Inspection: East Boulder Community Center, submitted by Black Roofing,
Inc., May 6, 2018
• 2018: City of Boulder Energy Evaluation: East Boulder Community Center, submitted by
PCD Engineering, DRAFT, May 7, 2018.
• 2021: Geotechnical Engineering Report, by Kumar & Associates, Inc
South Boulder
• 1996: Asbestos Inspection, by Adams Environmental Architects
• 2016: Facilities Strategic Plan submitted by Farnsworth Group, Inc., June 10, 2016
• 2022: Elevator Inspection, by Professional Elevator Inspections
Boulder Recreation Centers Assessment
Building Assessment Page | 11 North Boulder
North Boulder
Architecture & Interiors (Perkins&Will)
Building Description:
3170 Broadway, Boulder, CO 80304
Year Built: 1974; renovations and additions in 2001.
Gross Square Footage: 62,200
Major Improvements: 2012 Solar PV
Current State: Approaching inflection point.
Key Physical Building Condition Observations:
The entire facility is dated with signs of major structural issues at the natatorium exterior walls
and roof parapet. The aging roof system in the pool area needs attention at the perimeter for
weather tightness. Several areas throughout the facility show proof of roof leaks. ADA
compliance is not met in several areas and will require further evaluation. Many exterior
windows show wear of sealant both at the exterior and interior and it is recommended to
replace the sealant where needed. It is strongly recommended to further evaluate the
natatorium exterior walls/envelope for repair or replacement. The City of Boulder has also
received a door blower test from a 3rd party consultant. The results of this test show significant
air leakage throughout the facility.
General and Itemized Building Observations:
Lobby design is outdated but functional. Addition
of floor mats shows that there are slipping and/or
concerns and that flooring material may be
inadequate.
Addition of ceiling fans shows that ventilation in
the space may be inadequate.
Boulder Recreation Centers Assessment
Building Assessment Page | 12 North Boulder
Lobby decorative elements are outdated.
Accessibility issues caused by metal/tile statue
should be studied.
Reception desk functionality is reported by users
as being adequate, with some storage and
technology issues. Lighting and aesthetics are
outdated. Concession/equipment sales area
noted.
Floor-integrated lighting could be a maintenance
and accessibility issue.
City of Boulder representatives report that this
area is underutilized. Functionality of fireplace is
unknown.
Boulder Recreation Centers Assessment
Building Assessment Page | 13 North Boulder
Vending machine and pamphlet area layout is
not optimized.
Towel drop off of main lobby noted.
Perimeter circulation has an abundance of
natural light and finishes are in good condition, if
outdated. Artificial lighting is limited and could be
more even. Directional signage integrated into
carpet with animal prints noted.
Boulder Recreation Centers Assessment
Building Assessment Page | 14 North Boulder
Interior circulation artificial lighting is almost
exclusively sconce uplighting. This could cause
uneven and localized lighting with no flexibility
for artwork or future corridor uses.
Interior circulation acoustic ceilings and painted
walls are in good condition.
Interior painted masonry walls are in good
condition. Paint selections are outdated. Storage
benches match front desk nicely but could be
modernized.
Boulder Recreation Centers Assessment
Building Assessment Page | 15 North Boulder
Gymnastics watching area is functional but not
designed to look integrated or be comfortable.
Gymnastics area is highly utilized and looks to be
in fairly good condition. Additional storage may
be needed.
Circulation stairs carpet shows signs of wear. Lack
of nosing material noted.
Boulder Recreation Centers Assessment
Building Assessment Page | 16 North Boulder
Circulation lockers are utilized, and City of
Boulder representatives express that the variety
of sizes is appreciated. Mismatched furniture
added after the fact is noted.
Gymnastics office access by spiral staircase noted.
Sliding door hardware usability and egress should
be studied.
Gymnastics office is reported by users to be
functional but too small, and that more users
would like to have visibility to the gymnastics floor
and/or windows. Furniture is mismatched and
outdated. Flooring material may not be adequate
for chairs with casters.
Boulder Recreation Centers Assessment
Building Assessment Page | 17 North Boulder
Gymnastics office window giving onto the
gymnastics floor below/beyond. Window opening
capacity and height above the floor should be
studied for safety.
Lighting is outdated for task work.
Note that roof access is off of this gymnastics
office.
Restroom finishes are outdated but functionality
and overall state are relatively good. Accessibility
should be studied for reach distances at certain
accessories.
Interior signage is outdated and should be
studied to determine accessibility and code
compliance. Temporary signage installed in front
of rooms throughout noted, signaling a need for a
more integrated solution.
Boulder Recreation Centers Assessment
Building Assessment Page | 18 North Boulder
Water fountains with water bottle filler
functionality noted. Flooring issues possible given
the noted patching shown.
Gym back area cubbies underutilized during our
visit; further investigation needed to determine
how this space is used.
Gym is in good condition. Storage is lacking.
Multi-purpose rooms are well used and popular.
Flooring material is consistent throughout, but
suitability should be studied for comfort
underfoot.
Boulder Recreation Centers Assessment
Building Assessment Page | 19 North Boulder
Ventilation retrofitting noted at gym workout
area.
Natatorium is outdated and has significant
humidity infiltration issues but is highly utilized.
Natatorium rec side has slides, spray features,
and a zero-entry shallow end.
Natatorium competition side has (8) lanes,
bleachers, scoreboards, starting blocks, skylights,
and windows onto the parking lot above. The
walls below the window are below grade.
Boulder Recreation Centers Assessment
Building Assessment Page | 20 North Boulder
Exterior patio off of natatorium Rec side is noted
to be underutilized by City of Boulder
representative. Door is left open whenever
possible to help with air flow and to reduce heat
and humidity within natatorium.
Corrosion and rust noted at metal hardware of
the exterior access door.
City of Boulder representative notes that no
waterproofing or isolation was done around
outlets or other wall-perforating elements at
natatorium, which may be contributing to water
and humidity infiltration issues.
Cracked and patched joints natatorium wall/floor
junction noted.
Boulder Recreation Centers Assessment
Building Assessment Page | 21 North Boulder
Paint blistering and rust showing at natatorium
ducts.
Rusting noted at natatorium ceiling, concentrated
at competition side.
Insulation spray addition at ceiling/wall junction
noted on competition side.
Boulder Recreation Centers Assessment
Building Assessment Page | 22 North Boulder
Rusting and maintenance issues at access plates
at natatorium noted throughout.
Rust noted at metal elements throughout
natatorium.
Boulder Recreation Centers Assessment
Building Assessment Page | 23 North Boulder
Surface-mounted conduit, piping and speakers
noted.
Exhaust grilles for dehumidification units are
within the path of travel and are susceptible to
damage.
Deck showers are few and far between.
Paint peeling issues noted throughout
natatorium, concentrated on competition side.
City of Boulder representative notes that this is
due to water and humidity infiltration issues.
Boulder Recreation Centers Assessment
Building Assessment Page | 24 North Boulder
Concrete masonry unit crumbling issues noted at
the natatorium. City of Boulder representative
notes that this is due to water and humidity
infiltration issues.
Surface-mounted acoustic panels at the
natatorium show signs of humidity absorption.
Natatorium locker room signage is outdated and
could be more accessible.
Locker rooms are slightly outdated but seem
overall adequate in terms of performance and
usability. Floor mats are noted and suggest that
floors may not meet performance requirements.
Boulder Recreation Centers Assessment
Building Assessment Page | 25 North Boulder
Locker room lockers are in good condition and
offer a variety of sizes. Further study would be
needed to determine usability and security
concerns, if any.
Locker room ceilings show signs of humidity, with
paint peeling around vent.
Family change area looks to be in relatively good
condition.
Sconce lighting outside locker rooms is outdated
and provides lighting that is not diffuse and
general.
Boulder Recreation Centers Assessment
Building Assessment Page | 26 North Boulder
Admin spaces look outdated, and show signs of
retrofitting and rearranging, suggesting that
usability may not be optimized.
Lighting is not always adequate for task work.
Admin communal areas are outdated and
technology elements that were added after the
fact are wall-mounted in the open area instead of
in their own sector. Printers are in the open area
instead of in a well-ventilated and separated
section.
Millwork functionality issues noted at admin area
throughout.
Carpet at admin areas shows signs of wear in
multiple places.
Boulder Recreation Centers Assessment
Building Assessment Page | 27 North Boulder
Exterior walls show significant spalling at the CMU
above roof level. Multiple locations. There
appears to be failure at the parapet wall where
the roof bears on the CMU.
Exterior walls show significant spalling and failure
at the CMU above roof level. Multiple locations.
Exterior walls show significant spalling at the CMU
above roof level. Multiple locations.
Boulder Recreation Centers Assessment
Building Assessment Page | 28 North Boulder
Exterior walls show significant spalling at the CMU
above roof level. Multiple locations.
Existing PV panels appear to be in good shape,
refer to electrical assessment
Exterior awning/signage at building entry is in
good condition and adequate. Apparent wiring
at the underside noted.
Exterior cladding and sills at natatorium wall
show signs of water infiltration damage.
Boulder Recreation Centers Assessment
Building Assessment Page | 29 North Boulder
Cracked and damaged joints noted at the
building exterior perimeter.
Proximity of trees and roots to the building façade
noted.
Fogging and possible water infiltration between
panes noted at the corner windows of the
competition side natatorium.
Boulder Recreation Centers Assessment
Building Assessment Page | 30 North Boulder
Grout joint deterioration noted at exterior walls
throughout.
Boulder Recreation Centers Assessment
Building Assessment Page | 31 North Boulder
Outdoor Needs (Design Workshop)
Background
Design Workshop (DW) conducted an analysis of existing outdoor facilities and programs for
North Boulder Recreation Center following site visits to the property. The purpose of this
outdoor amenity and activities assessment is to evaluate the overall condition and level of
services through renovation and provide initial recommendations for the recreation center.
The areas of analysis include the building perimeter, parking lot landscape, and recreational
amenities within the boundaries defined in the scope of work.
North Boulder Recreation Center (NBRC)
The following is an assessment of the outdoor facilities immediately surrounding the
North Boulder Recreation Center.
Main Entry Building Perimeter
The NBRC landscape is generally performing well, despite sustaining notable damage
from the state-wide floods in 2013 which overloaded the adjacent farmers ditch along
the east edge of the property. The floods necessitated improvements that included the
installation of a trench drain and the addition of flood control doors along the north
entrances. Contrasting the other two recreations centers, the perimeter of the building
has a reasonable balance between turfgrass and planting areas, with most of the
ground-level plantings performing relatively well. However, turfgrass flanking the
entry needs replacement or rehabilitation, especially under existing evergreen trees.
Parking Lot and Dropoff Landscape
The parking lot and drop-off landscape were redesigned and constructed in 2002 in
conjunction with the expansion of the recreation center. Understory plantings have
experienced some dieback, and there is a dominance of more competitive plants such
as prostrate juniper, spirea, and shrub roses. Exposed drip irrigation lines are visible in
some of the planting areas. The trees in the parking lot are generally performing well,
with most remaining intact; however, there have been some trees that have been
removed / need to be removed. A segmental retaining wall along the west property
line is mostly intact, though there are signs of movement which should be evaluated
by a structural engineer.
Boulder Recreation Centers Assessment
Building Assessment Page | 32 North Boulder
Outdoor Amenity Inventory
Amenity Quantity Description Assessment Condition
Rating
Outdoor
Patio –
rear
800 sf Low wall
with fence.
Catch-all for maintenance
equipment. East (morning) exposure.
Does not appear to be used /
functional. Pavement, wall, and
fence appear to be in good
condition.
Good
Outdoor
Patio –
aquatics
1,800 sf Sunken
courtyard
attached
to pool.
Means of egress from the building.
West exposure. Limited lounge
furniture. Does not appear to be
used / functional. Pavement, wall,
and fence appear to be in good
condition.
Good
Recommendations for NBRC
1. Drainage Improvements: while NRBC has clearly undergone improvements to
withstand flooding, it could benefit from a resiliency assessment that anticipates
the future impacts to flooding and how the site can help mitigate impacts to the
building.
2. Revitalization of Attached Patios: The attached patios at NBRC appear
underutilized and could be transformed and reconfigured into vibrant social
spaces. By adding seating, shade structures, or programming for outdoor fitness
classes or community events, these patios could become more active and
appealing to the North Boulder community.
Site Photos
NBRC Site Photo 01
NBRC Site Photo 02
Boulder Recreation Centers Assessment
Building Assessment Page | 33 North Boulder
NBRC Site Photo 03
NBRC Site Photo 04
NBRC Site Photo 05
NBRC Site Photo 06
NBRC Site Photo 07 NBRC Site Photo 08
Boulder Recreation Centers Assessment
Building Assessment Page | 34 North Boulder
NBRC Site Photo 09
NBRC Site Photo 10
NBRC Site Photo 11
NBRC Site Photo 12
NBRC Site Photo 13
NBRC Site Photo 14
Boulder Recreation Centers Assessment
Building Assessment Page | 35 North Boulder
NBRC Site Photo 15
NBRC Site Photo 16
NBRC Site Photo 17
NBRC Site Photo 18
NBRC Site Photo 19
NBRC Site Photo 20
Boulder Recreation Centers Assessment
Building Assessment Page | 36 North Boulder
NBRC Site Photo 21
NBRC Site Photo 22
NBRC Site Photo 23
NBRC Site Photo 24
NBRC Site Photo 25 NBRC Site Photo 26
Boulder Recreation Centers Assessment
Building Assessment Page | 37 North Boulder
NBRC Site Photo 27
NBRC Site Photo 28
NBRC Site Photo 29 NBRC Site Photo 30
NBRC Site Photo 31
NBRC Site Photo 32
Boulder Recreation Centers Assessment
Building Assessment Page | 38 North Boulder
NBRC Site Photo 33
NBRC Site Photo 34
NBRC Site Photo 35
NBRC Site Photo 36
NBRC Site Photo 37 NBRC Site Photo 38
Boulder Recreation Centers Assessment
Building Assessment Page | 39 North Boulder
NBRC Site Photo 39
NBRC Site Photo 40
NBRC Site Photo 41
NBRC Site Photo 42
NBRC Site Photo 43
NBRC Site Photo 44
Boulder Recreation Centers Assessment
Building Assessment Page | 40 North Boulder
NBRC Site Photo 45
NBRC Site Photo 46
NBRC Site Photo 47
NBRC Site Photo 48
NBRC Site Photo 49
NBRC Site Photo 50
Boulder Recreation Centers Assessment
Building Assessment Page | 41 North Boulder
NBRC Site Photo 51
NBRC Site Photo 52
NBRC Site Photo 53
NBRC Site Photo 54
NBRC Site Photo 55
NBRC Site Photo 56
Boulder Recreation Centers Assessment
Building Assessment Page | 42 North Boulder
NBRC Site Photo 57
NBRC Site Photo 58
NBRC Site Photo 59 NBRC Site Photo 60
NBRC Site Photo 61
NBRC Site Photo 62
Boulder Recreation Centers Assessment
Building Assessment Page | 43 North Boulder
NBRC Site Photo 63
NBRC Site Photo 64
NBRC Site Photo 65
NBRC Site Photo 66
NBRC Site Photo 67
NBRC Site Photo 68
Boulder Recreation Centers Assessment
Building Assessment Page | 44 North Boulder
NBRC Site Photo 69
NBRC Site Photo 70
NBRC Site Photo 71
NBRC Site Photo 72
NBRC Site Photo 73
NBRC Site Photo 74
Boulder Recreation Centers Assessment
Building Assessment Page | 45 North Boulder
NBRC Site Photo 75
NBRC Site Photo 76
NBRC Site Photo 77
NBRC Site Photo 78
Boulder Recreation Centers Assessment
Building Assessment Page | 46 North Boulder
Structural (Martin/Martin)
Background
Martin/Martin, Inc. performed a visual structural condition assessment of the East
Boulder Community Center (EBCC), North Boulder Recreation Center (NBRC), and
South Boulder Recreation Center (SBRC) to observe the general condition of the
existing building s and to identify any pre-existing signs of structural distress or
deterioration prior to commencement of future phase construction. Investigations
included a walkthrough of the main public spaces of the centers as well as observation
of rooftop equipment and building systems, when accessible. Exposed, visible structure
was observed where possible while distress to architectural finishes was looked for in
areas where structure is concealed. Reference the exterior envelope assessment for
more detailed investigations of non-structural systems at the visible and accessible
portions of the exterior walls of each center.
Condition Assessment observation was performed on June 26, 2024, during the course
of the design team’s kickoff meeting and walk of EBCC and NBRC. A subsequent
observation at SBRC was performed on November 27, 2024.
Our observations were limited solely to the areas accessible to the design team during
the kickoff meeting and are based on conditions that were readily observable at the
time of our site visit. No invasive testing was performed. Martin/Martin, Inc. does not
accept responsibility for deficiencies not evident during an observation of this type.
The condition of the existing structure at the East Boulder Community Center should
be monitored through the course of construction of the proposed expansion and
evaluated at the close of construction activity to identify any changes to the condition
of the structure.
Structural System Overview and Drawing Review:
The North Boulder Recreation Center structure was expanded in 2001 with addition of
the lap pool and expanded gym spaces as well as general renovations and
improvements across the building. Proposed renovations for the Recreation Center are
not defined at this time. The existing building foundations consist of shallow spread
footings with a typical 4” thick slab-on-grade across the first floor. The superstructure
is framed out of open-web steel joists and wide-flange beams and girders supported
on a combination of steel columns and load-bearing CMU. Some areas include heavy
timber framing, particularly around the building entry spaces. The building lateral
system is a mix of steel braced frames and ordinary masonry shear walls.
Condition Assessment Observations:
Site observations at the North Boulder Recreation Center began with a walk-through
of office, gym and pool areas followed by observations at the roof and then a walk
around the perimeter of the building to observe the exterior wall system.
Boulder Recreation Centers Assessment
Building Assessment Page | 47 North Boulder
The steel roof structure, which is exposed at the pool area and gym areas of the
building, shows no significant visible signs of deterioration or damage. The steel
framing and roof decking is painted and shows no sign of coating failures that might
lead to steel corrosion issues other than at one location along the east wall of the
leisure pool where bare metal deck can be seen and a small area of paint has chipped
away on the underside of the deck near a roof drain location. See Photo S3. The
structural steel does not exhibit any visible corrosion however minor signs of corrosion
through staining were observed on piping systems, particularly at joints and fittings.
This staining occurs in dispersed locations and one particular roof drain body showed
signs of deterioration near the east wall of the leisure pool. See Photo S4. Minor
corrosion was also visible at various elements around and attached to the water slide
within the leisure pool area. It is recommended that maintenance of steel coatings be
continued, and that spots of rust and moisture be addressed when observed by center
facilities personnel, especially at locations of exposed steel in areas of high moisture
such as at the pool.
At the exterior of the building, water damage is visible at the exposed wood soffit
decking and at the ends of the exposed heavy timber framing near the entry. This
water damage appears to be surface staining and aesthetic in nature and does not
appear to have deteriorated the wood framing in a way detrimental to the structural
function of these elements. Finally, sealant joint separation and failure where paving
meets the exterior wall of the building was observed, particularly along the north and
west sides of the building. These joints should be removed and replaced to maintain
watertightness along the building perimeter and to help direct water away from the
building exterior walls and foundations below. Reference the building enclosure
condition assessment for additional observations and recommendations.
Photo S3 – N Boulder: Roof Deck
Chipped Paint Coating
Photo S4 – N Boulder: Roof Drain Body
w/Corrosion/Deterioration
Conclusions and Recommendations:
Boulder Recreation Centers Assessment
Building Assessment Page | 48 North Boulder
The primary structure the North Boulder Recreation Center appears to be in good
shape and well maintained with no significant structural concerns found during the
visual structural assessment. This is to be expected given the age of the building and
it is not anticipated that any significant structural repairs will be required prior to
future renovations and additions. Regular maintenance and monitoring of the
condition of the building structures should continue before, during, and after any
future renovations. The following recommendations and actions are provided based
on observations noted and accompany any recommendations made by other
disciplines in their condition assessment reports.
• Repair and continually maintain steel coatings, especially where exposed in
pool areas and where steel is beginning to show signs of corrosion.
• Monitor and/or investigate corrosion damage at observed areas around roof
drains, particularly within the pool areas. Repair or replace as necessary based
on the level of deterioration observed.
• Repair or replace the exterior pavement sealant joint located along the
building’s foundation perimeter to avoid water infiltration to the soils and
foundations below.
Boulder Recreation Centers Assessment
Building Assessment Page | 49 North Boulder
Envelope (Martin/Martin)
Background
The North Boulder Recreation Center Building is a one level building with a natatorium on the
west side of the building. The exterior wall system is primarily scored, split face finished CMU
masonry walls and EIFS. There is also a translucent Kalwall wall system at the east side of the
building at the gymnastics area. The low sloped roof assembly over the natatorium has a
silicone-coating applied to polyurethane foam insulation based on the 2017 construction
documents. The remaining low-sloped portions of the roof appear to be silicone-coated,
modified bitumen according to the 2001 construction documents. There are sloped, standing
seam metal roofs above portions of the natatorium and over the main entrance of the
building.
Visual Observations
There are multiple areas where potential air leakage and water intrusion could occur
at the exterior walls and roof assemblies of all three buildings. The following items
were observed:
1. Sealants around windows, skylights, doors, and at control joints in the exterior
CMU, and EIFS walls were observed to be deteriorated with cohesive and adhesive
failures (Photo N1, Photo N2, Photo N3, Photo N4, Photo N5, and Photo N6). The
deteriorated sealants allow for air and water leaks to occur at these locations.
2. We observed gaskets at the sills of multiple IGUs approximately one inch short of
jamb (Photo N7). These openings in the curtain wall assembly allow for air and
water leaks.
3. Deteriorated mortar and cracks were observed throughout the exterior CMU walls,
painted masonry walls, and stone sills (Photo N8, Photo N9, Photo N10, Photo N11,
and Photo N12). Additionally, dents in the EIFS were observed at the northwest side
of the building, near the natatorium (Photo N13and Photo N14). We also observed
a vertical crack in the EIFS on the southeast side of the building near the roof level
(Photo N15). Breaches in the exterior wall assemblies are areas of potential air
leakage.
4. We observed multiple lambs tongue downspouts penetrating the CMU wall
assembly. The CMU around the base plates of the downspouts is deteriorated
(Photo N16). We did not observe sealant around the perimeter of any downspout
base plates, which provides a path for water and air leakage. Additionally, some
downspouts do not have drains or splash guards at the base of the outlets allowing
moss and vegetation to grow between sidewalk and foundation (Photo N17).
Severe deterioration to the horizontal concrete and base of CMU wall was
observed on the north side of the building below two downspouts (Photo N18).
Openings in the exterior wall assembly are paths for water and air leakage.
5. Efflorescence was observed at the exterior CMU walls at multiple locations near
the natatorium (Photo N19Photo E21 ). The exterior efflorescence is an indication
Boulder Recreation Centers Assessment
Building Assessment Page | 50 North Boulder
that moisture has migrated from the interior of the natatorium, through to the
exterior of the building.
6. We observed multiple weeps blocked by mortar above door openings in the CMU
wall assembly (Photo N20). The restricted drainage of the exterior wall assemblies
can lead to additional water in the wall assemblies and water leaks.
7. We observed multiple open holes in the painted masonry walls (Photo N21 ).
Additionally, there are unsealed penetrations through the exterior walls (Photo
N22). All open and unsealed holes in the exterior wall assembly are locations for
air and water leakage.
8. We observed two locations of exposed foundation insulation, approximately 1 ½
inches thick at the base of the CMU walls on the east elevation (Photo N23 and
Photo N24). The soils appear to have eroded away in one location. The exposed
and deterioration of foundation insulation can lead to condensation in below
grade spaces and air leakage.
9. Metal standing roofs were observed on the central portion of the building over the
lobby and over a portion of the natatorium (Photo N25). There are solar panels on
the southeastern portions of this roof. The metal standing roofs were observed
from the ground level and generally appear to be in good condition.
10. We observed multiple areas of open gaps, tears, and unadhered coating at the
main roof assembly (Photo N26, Photo N27, and Photo N28). Multiple breaches in
the silicon coating were located under yellow walkway pads (Photo N29). In
addition to the breaches, we also observed areas of dried water stains, indicating
insufficient slope and poor drainage (Photo N 30). The insulation is likely
deteriorated at the breached coating and ponding locations are susceptible to
water leaks.
11. There are unsealed seams in the metal parapet coping caps throughout the
roofing system (Photo N31 and Photo N32). The open joints between the caps can
allow for water to infiltrate into the exterior wall assemblies.
12. We observed deteriorated metal flashing at the roof parapet on the north
elevation (Photo N33). It appears that this metal flashing has been covered with
the silicon roof coating and is likely from the original roof installation due to the
level of deterioration observed.
13. The face of the exterior masonry walls of the elevated natatorium located adjacent
to the main roof are deteriorating (Photo N34). The deterioration is isolated to the
natatorium walls and is likely due to moisture has migrated from the interior of the
natatorium, through to the exterior of the building.
14. The below grade, interior painted masonry walls of the natatorium are
deteriorated (Photo N35). The coating in some areas have formed pockets with
water underneath the coating (Photo N36). These walls were painted in 2017
according to the available construction documents. Moisture has penetrated
through the masonry walls.
Boulder Recreation Centers Assessment
Building Assessment Page | 51 North Boulder
15. We observed corrosion to the metal sill flashing of the Kalwall translucent wall
system at a parapet coping cap on the south side of the gymnasium (Photo N37).
The sill flashing appears to be in direct contact with the coping cap, without sealant
or a thermal break. The direct contact between the metal flashings can lead to
water and air infiltration.
16. There is an open gap in the exterior masonry wall where a wood timber penetrates
the exterior wall near the front entrance (Photo N38 and Photo N39). Additionally,
there is an open gap through an interior wall at the natatorium (Photo N40 and
Photo N41). These open gaps allow for air and water migration through the
building if there is not insulation or sealant on the opposite sides of these walls.
Photo N1: Deteriorated sealant at window jamb adjacent to CMU wall
Boulder Recreation Centers Assessment
Building Assessment Page | 52 North Boulder
Photo N2: Deteriorated sealant at window jamb adjacent to EIFS wall
Photo N3: Deteriorated sealant at skylight
Boulder Recreation Centers Assessment
Building Assessment Page | 53 North Boulder
Photo N4: Deteriorated sealant at door
Photo N5: Deteriorated sealant at EIFS transition metal
Boulder Recreation Centers Assessment
Building Assessment Page | 54 North Boulder
Photo N6: Deteriorated control joint in CMU wall
Photo N7: Curtain wall gasket short at sill
Boulder Recreation Centers Assessment
Building Assessment Page | 55 North Boulder
Photo N8: Deteriorated mortar at CMU wall
Photo N9: Deteriorated mortar and cracks at CMU wall
Boulder Recreation Centers Assessment
Building Assessment Page | 56 North Boulder
Photo N10: Cracks in painted masonry wall
Photo N11: Deteriorated mortar below stone sill
Boulder Recreation Centers Assessment
Building Assessment Page | 57 North Boulder
Photo N12: Deteriorated mortar between stone sills
Photo N13: Location of dented EIFS
Boulder Recreation Centers Assessment
Building Assessment Page | 58 North Boulder
Photo N14: Dent in EIFS
Photo N15 : Crack in EIFS
Boulder Recreation Centers Assessment
Building Assessment Page | 59 North Boulder
Photo N16: Deteriorated CMU wall at downspout connection
Photo N17: Drainage grate below one downspout; moss and vegetation growing between sidewalk and wall.
Boulder Recreation Centers Assessment
Building Assessment Page | 60 North Boulder
Photo N18: Deteriorated concrete walkway and CMU wall at downspouts; efflorescence at CMU wall
Photo N19: Efflorescence and deteriorated mortar at CMU wall at natatorium
Boulder Recreation Centers Assessment
Building Assessment Page | 61 North Boulder
Photo N20: Blocked weep above door opening in CMU wall.
Photo N21: Open holes in painted masonry wall
Boulder Recreation Centers Assessment
Building Assessment Page | 62 North Boulder
Photo N22 : Unsealed fire sprinkler connection at CMU wall
Photo N23: Locations of exposed foundation insulation
Boulder Recreation Centers Assessment
Building Assessment Page | 63 North Boulder
Photo N24: Exposed and deteriorated foundation insulation
Photo N25: Metal roof at front entrance
Boulder Recreation Centers Assessment
Building Assessment Page | 64 North Boulder
Photo N26: Open gap, approximately ¼” wide in roof coating
Photo N27: Tear in roof coating
Boulder Recreation Centers Assessment
Building Assessment Page | 65 North Boulder
Photo N28: Unadhered roof coating at parapet wall
Photo N29: Breach in roof coating at walkway pad
Boulder Recreation Centers Assessment
Building Assessment Page | 66 North Boulder
Photo N30: Dried water stains under solar panels
Photo N31: Unsealed seam in roof parapet cap
Boulder Recreation Centers Assessment
Building Assessment Page | 67 North Boulder
Photo N32: Open gaps in roof parapet cap
Photo N33: Hole in metal flashing at roof parapet
Boulder Recreation Centers Assessment
Building Assessment Page | 68 North Boulder
Photo N34: Deteriorated exterior painted masonry walls at natatorium
Photo N35: Deteriorated interior painted masonry walls at natatorium
Boulder Recreation Centers Assessment
Building Assessment Page | 69 North Boulder
Photo N36: Water pockets in paint at interior masonry walls at natatorium
Photo N37: Corrosion at base of Kawall
Boulder Recreation Centers Assessment
Building Assessment Page | 70 North Boulder
Photo N38: Location of timber penetrating exterior masonry wall.
Photo N39: Open gap between timber penetration and exterior masonry wall
Boulder Recreation Centers Assessment
Building Assessment Page | 71 North Boulder
Photo N40: Location of roof truss penetration in natatorium
Photo N41: Unsealed roof truss penetration from natatorium to remaining building
Boulder Recreation Centers Assessment
Building Assessment Page | 72 North Boulder
Thermography Observations
The Norh Boulder Recreation Center was inspected with the use of an infrared (IR)
imaging device that produces thermal images as digital pictures for documentation
purposes. The intent of this study is to perform an analysis of the building envelope to
identify any areas of water infiltration, poor thermal performance, air leakage, or
other defects. Any building components suspected of being problematic are noted in
this report.
The buildings were visited on September 9 and September 25, 2024, in order to
capture images of the exterior walls and roofs while they were not directly exposed to
solar radiation. The thermographic images presented contain the following
information pertaining to each, individual picture captured with the IR camera:
• Surface temperatures
• Ambient air temperature and relative humidity
• Distance from surface
• Direction IR camera is pointed.
There will also be measurements displayed for one or more of the following
temperature gradients: spot, line or boxed area. A “delta” measurement tool is then
applied which calculates the temperature differential (ΔT) between nearby gradients.
These tools are utilized to analyze the surface temperatures captured with each image
to help interpret possible causes of any observed anomalies. Also, if the thermal image
was taken after sunrise and before sunset, a corresponding standard photo image is
included as a reference.
When investigating heat transfer through the building envelope, thermography
provides the best results when the ambient temperature is at least 18°F colder than
the interior temperature. Therefore, we scheduled our visit times and dates when
temperatures were forecast to be low enough so that the minimum ΔT would be 18°F
or greater, assuming the conditioned space temperatures would be approximately
70°F to 75°F. However, since our September 9th site visit to the East Boulder
Recreation Center occurred when the exterior ambient temperatures ranged from
70°F to 80°F, i.e. approximately equal to interior temperatures, we employed an
alternate method of manipulating the mechanical systems within the building to
create positive air pressure within the separate zones of the interior conditioned
spaces. This method allows the IR camera to detect air leaks and thermal transfer
through the building envelope as it cools down the interior surfaces relative to the
exterior, and pushes the cooler, conditioned air through any gaps and penetrations
within the envelope assemblies. Investigations for heat transfer and air leakage need
to be conducted prior to sunrise or after sunset since the heat from the sun projecting
on the building will disturb the accuracy of the infrared testing.
Boulder Recreation Centers Assessment
Building Assessment Page | 73 North Boulder
Thermography Test Method:
When performing infrared thermography on exterior walls and roofs, we are looking
for areas with surface temperatures that are elevated 1°F or greater than nearby
surface temperatures. This ΔT indicates potential that moisture has infiltrated the
assembly and has become absorbed within the cladding, sheathing or insulation
materials. Since water retains heat longer than common construction materials, it will
increase the rate of heat transfer through a wall assembly if it is present and cause
exterior surfaces to be warmer than those nearby that do not have any moisture
present. Temperature differentials can also be the result of thermal bridging, which is
an increase in the rate of heat transfer due to adjacent conductive materials (metal,
concrete, etc.) that are not separated from each other with non-conductive materials
(insulation, rubber isolation pads, thermal breaks, etc.). Common instances where
these occur are around window and door openings, interior partition wall
intersections, structural connections, or penetrations for mechanical, plumbing or
electrical items such as vents, conduits, pipes, light fixtures, etc.
Equipment:
The IR cameras utilized for this assessment were a FLIR T420 hand-held IR camera,
serial# 62103849, and a Mavic 2 Enterprise Advanced IR camera mounted to a DJI
Thermal Imaging Drone.
Observations:
The following is a record of our observations to evaluate heat transfer through the
building envelope as a result of either water intrusion, air leakage, thermal bridging
or existing damage. The observations listed below provide one example of conditions
that were observed at multiple locations throughout the course of our investigation.
1. We observed evidence of thermal bridging at the north-facing exterior CMU walls
that enclose the gymnasium (Photo TN1). The fully grouted and reinforced cells of
the CMU are apparent from the vertical lines of elevated surface temperatures.
There is also evidence of air leakage at the upper left corner of the sloped
skylight.
Boulder Recreation Centers Assessment
Building Assessment Page | 74 North Boulder
Photo TN1 – North Elevation, CMU Thermal Bridging, Skylight Air Leakage
2. Photo TN2 below exhibits a close up of heat loss via air leakage at the skylight, as
well as retained moisture within damaged tile cladding.
Photo TN2 – North Elevation, Potential Moisture in Tile Cladding, Skylight Air Leakage
3. Photo TN3 below exhibits a close up of thermal bridging through the fully grouted
CMU cells at the north elevation. Heat loss via air leakage is also apparent below
the parapet wall coping.
Photo TN3 – North Elevation, CMU Thermal Bridging, Air Leakage at Coping
4. Similar thermal bridging and air leakage was observed at the west elevation
where the exterior walls enclose the natatorium (Photo TN4). The thermal transfer
through the CMU bond beam is more significant, and the spreading out of the
elevated surface temperatures indicates potential moisture migration through
the tile cladding.
Boulder Recreation Centers Assessment
Building Assessment Page | 75 North Boulder
Photo TN4 – West Elevation, Thermal Bridging at Grouted Cells and Air Leakage at Parapet Copings
5. At the Kalwall wall assemblies, we observed evidence of air leakage and/or
retained moisture below the sill conditions Kalwall sill, as well as increased
thermal heat transfer through the jamb mullions versus the center mullions (Photo
TN5).
Photo TN5 – North Elevation, Kalwall Assembly
6. Photo TN6a below exhibits heat loss via thermal bridging at the floor-to -
foundation wall transition along the gymnasium’s east elevation. It’s worthwhile
to note the temperature differential is significantly higher at the exposed
concrete foundation wall due to the concrete’s higher conductivity properties
versus the CMU cladding. Heat loss through the base-of-wall condition was also
significant at the west elevation, outside the natatorium (Photo TN6b).
Boulder Recreation Centers Assessment
Building Assessment Page | 76 North Boulder
Photo TN6a – East Elevation, Gymnasium, Heat Loss and Air Leakage at Wall Base
Photo TN6b – West Elevation, Natatorium, Heat Loss and Air Leakage at Wall Base and Column
Intersection
7. Photos TN7a and TN7b below exhibit heat loss via thermal bridging and/or or
leakage at the inside corners of the masonry cladding and Kalwall assemblies.
Photo TN7b also exhibits potential moisture trapped at the intermediate ledge
course as well as heat loss at the wall-to-floor transition.
Photo TN7a – East Elevation, Gymnasium
Boulder Recreation Centers Assessment
Building Assessment Page | 77 North Boulder
Photo TN7b – Southeast Multi-Purpose Rooms
8. Photo TN8 below exhibits a close up of potential moisture trapped at the
intermediate ledge course.
Photo TN8 – Potential Trapped Moisture in Masonry Cladding / South Elevation, Child Care
9. We observed heat loss through deteriorated mortar joints in the intermediate
ledge courses (Photo TN9). This is likely due to air leakage through deficiencies in
the sill flashing at the rough opening of the metal stud framing, and/or air
leakage through the storefront glazing system.
Photo TN9 – Heat loss through deteriorated sealant at Masonry Control Joint / South Elevation, Chil
Care
Boulder Recreation Centers Assessment
Building Assessment Page | 78 North Boulder
10. We observed heat loss at the sloped roof-to-wall transitions along the south
elevation of the building, either due to thermal bridging through the steel angles
supporting the masonry veneer, or air leakage through deficiencies at the
transition flashings (Photo TN10a and TN10b).
Photo TN10a – Thermal Bridging and Air Leakage at Roof-to-Wall Transition
Photo TN10b –Thermal Bridging and Air Leakage at Roof-to-Wall Transition
11. We observed heat loss at the glu-lam beam penetrations through the glazing
assemblies, which occur consistently around the building. Photo TN11a below
indicates a common air leakage pattern at the inside corner between the beam
and soffit, while Photo TN11b exhibits similar patterns along the upper beam, as
well as heat loss at the wall intersection and roof-to-soffit transition. Photo TN11b
also shows potential moisture migration through the wall, as it encloses the
natatorium.
Boulder Recreation Centers Assessment
Building Assessment Page | 79 North Boulder
Photo TN11a –Air Leakage at Beam Penetration
Photo TN11b – Thermal Bridges, Air Leakage and Potential Trapped Moisture at Transition
12. At the northwest corner of the building, the Lap Pool space is partially below
grade. While the drawings indicate rigid insulation buried against the
foundation, there is still significant heat transfer coming through the wall where it
meets the exterior paving (Photo TN12a and TN12b). We also observed heat loss
around the wall bump-outs, at the vertical transitions and their top-of-wall
flashings (Photo TN12a. TN12b and TN12c).
Photo TN12a – Heat Loss Below Grade at Natatorium & Air Leakage at Top of Wall Bump Out, North
Elevation
Boulder Recreation Centers Assessment
Building Assessment Page | 80 North Boulder
Photo TN12b – Close -up at Base of Wall Heat Loss, Natatorium
Photo TN12c – Close -up at Bump Out Heat Loss through Coping, Natatorium, West Elevation
Boulder Recreation Centers Assessment
Building Assessment Page | 81 North Boulder
Mechanical (The Ballard Group)
HVAC Systems
Existing Conditions: The existing HVAC system at NBRC primarily consists of packaged roof
top air handling units. Cooling is provided by direct expansion (DX) refrigeration systems
with integral condensing and natural gas fired heating.
1. RTU-1
i. This unit provides dehumidification, heating, cooling and ventilation to the Lap
pool natatorium. Dehumidification is provided by use of outside air only which
is consistent with how we would design systems today. Heating is provided by
multiple 80% efficient natural gas fire in-shot heaters. Cooling is provided by
a DX cooling system with integral condensing. Controls are packaged and
provided by the unit manufacturer, Innovent.
1. Manufacturer – Innovent
2. Year of manufacturer – 2021
3. Cooling Capacity – Could Not Determine
4. Heating Capacity – 800 MBH
ii. Service life for a dehumidification system of this type is 20 years or more. This
means that RTU-1 should have many years of service life remaining.
iii. The 80% efficient natural gas heating system does not support Boulder’s
current climate initiatives. When replacement is required, we would expect
that the heating system would be transitioned to a more efficient and possibly
all-electric source.
iv. We did find that the variable frequency drive (VFD) cabinet’s intake filter and
louver was missing. We suggest reinstalling this to protect the VFDs.
RTU-1 RTU-1 VFD Cabinet
2. RTU-2
i. This unit serves the leisure pool natatorium. The system type is identical to RTU-
1.
1. Manufacturer – Innovent
Boulder Recreation Centers Assessment
Building Assessment Page | 82 North Boulder
2. Year of manufacturer – 2016
3. Cooling Capacity – 22 tons
4. Heating Capacity – 1,000 MBH
ii. Based on the service life expectancy of 20 years or more we believe this unit
has many years of service life remaining.
iii. The same considerations for future unit replacement and improving upon the
80% efficient natural gas heating system applies to RTU-2 as with RTU-1.
iv. There were signs that the natural gas fired heating system may be experiencing
operational issues as evidenced by the soot above the flue outlet. There is also
a hole burned into the outer unit casing. We recommend that a service
technician perform a combustion analysis on the unit to determine why these
signs of very high heat output are present. The unit casing should also be
repaired.
v. The outside air duct for RTU-2 is retaining water. This was evidenced by water
leaking from a seam in the outside air duct and visual confirmation looking
inside the duct where there was water ponding. We suggest a drain be
installed in the bottom of the duct to prevent the duct from failing.
RTU-2 Closeup of Hole in Outer Casing
Boulder Recreation Centers Assessment
Building Assessment Page | 83 North Boulder
Flue Gas Soot on Unit Casing Outside Air Duct Seam Leaking
Water
3. RTU-3
i. This unit is a packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. It is a multi-zone variable air volume unit
that operates to provide tempered air and ventilation to a combination of
VAV terminals without reheat for interior spaces and fan terminal units
serving exterior spaces. a single temperature control zone. RTU-3 serves
multipurpose rooms, yoga studio, dance room, and weights/fitness.
1. Manufacturer – Carrier
2. Year of manufacturer – Could Not Determine
3. Cooling Capacity – Could Not Determine
4. Heating Capacity – Could Not Determine
ii. The VAV terminals vary airflow volume to provide temperature control to their
respective zones while the fan terminal units also have electric reheat coils to
provide heating to the exterior zones when needed.
iii. While the year of manufacture could not be determined the unit appears to
be from the 2001 renovation. This assumption makes the unit over 20 years
old. Typical service life for a packaged roof top unit is 15-20 years. We
suggest planning for replacement in the near future.
iv. Additionally, this unit’s refrigeration system utilizes R-22 refrigerant which is
no longer manufactured and can make repairs rather expensive.
v. Visual inspection of the unit indicates that it is well maintained and has no
visible deterioration unbecoming of its age.
Boulder Recreation Centers Assessment
Building Assessment Page | 84 North Boulder
RTU-3 Reciprocating Compressors
4. RTU-4A & RTU-4B
i. These units are packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. They are single zone units that operate to
provide heating, cooling and ventilation to a common single temperature
control zone. RTU-4A & RTU-4B operate in unison to serve the Gymnastics
Gym.
1. Manufacturer – Carrier
2. Year of manufacturer – 2002
3. Cooling Capacity – 20 Ton
4. Heating Capacity – 360 MBH
ii. The unit is over 20 years old. Typical service life for a packaged roof top unit
is 15-20 years. We suggest planning for replacement in the near future.
iii. Additionally, this unit’s refrigeration system utilizes R-22 refrigerant which is
no longer manufactured and can make repairs rather expensive.
iv. Visual inspection of the unit indicates that it is well maintained and has no
visible deterioration unbecoming of its age.
RTU-4A RTU-4B
Boulder Recreation Centers Assessment
Building Assessment Page | 85 North Boulder
5. RTU-5
i. This unit is a packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. It is a single zone unit that operates to
provide heating, cooling and ventilation to a single temperature control zone.
RTU-5 serves the lobby, reception desk and south hall.
1. Manufacturer – Carrier
2. Year of manufacturer – 2002
3. Cooling Capacity – 20 tons
4. Heating Capacity – 360 MBH
ii. The unit is over 20 years old. Typical service life for a packaged roof top unit is
15-20 years. We suggest planning for replacement in the near future.
iii. Additionally, this unit’s refrigeration system utilizes R-22 refrigerant which is no
longer manufactured and can make repairs rather expensive.
iv. Visual inspection of the unit indicates that it is well maintained and has no
visible deterioration unbecoming of its age.
RTU-5 RTU-5
6. RTU-6
i. This unit is a packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. It is a single zone unit that operates to
provide heating, cooling and ventilation to a single temperature control zone.
RTU-6 serves the gymnasium.
1. Manufacturer – Aaon
2. Year of manufacturer – Could Not Determine
3. Cooling Capacity – Could Not Determine
4. Heating Capacity – Could Not Determine
ii. While the year of manufacture could not be determined the unit appears to
have been existing at the time of the 2001 renovation. This assumption makes
the unit over 20 years old. Typical service life for a packaged roof top unit is
15-20 years. We suggest planning for replacement in the near future.
Boulder Recreation Centers Assessment
Building Assessment Page | 86 North Boulder
iii. Visual inspection of the unit indicates that it is well maintained and has no
visible deterioration unbecoming of its age.
iv. The location of the unit places it much less than 10 feet from the edge of the
roof which drops down to the lower roof below. This is a code violation and
represents a fall hazard for maintenance staff.
RTU-6 RTU-6 – Note the Roof Edge to the
West
7. MAU-1
i. This unit is an indirect fired, 80% efficient natural gas make-up air unit that
serves the locker rooms. This unit provides 100% outside air to ventilate the
locker rooms and provide make-up air for the locker room exhaust. There is no
cooling in this unit.
1. Manufacturer – Sterling
2. Year of manufacturer – Could Not Determine
3. Cooling Capacity – N/A
4. Heating Capacity – 500 MBH
ii. While the year of manufacture could not be determined the unit appears to
have been existing at the time of the 2001 renovation. This assumption makes
the unit over 20 years old. Typical service life for an indirect make-up air unit
is 15-20 years. We suggest planning for replacement in the near future.
iii. Visual inspection of the unit indicates that it is well maintained and has no
visible deterioration unbecoming of its age.
Boulder Recreation Centers Assessment
Building Assessment Page | 87 North Boulder
MAU-1 One of Two 250 MBH Burners
8. Pool Water Heating
i. The pool water heating system utilizes domestic hot water to heat pool water
via brazed plate heat exchangers. Domestic hot water is stored in three tanks
and circulated from the tanks through the heat exchangers via circulation
pumps dedicated to each heat exchanger.
ii. Domestic hot water is created by three high efficiency water heaters that also
circulate water from the tanks to maintain the tank temperature.
iii. It is our understanding that the pool heating is not meeting the needs of the
facility. This can be due to a number of reasons including heat exchanger
fouling and controls. The combination of the domestic hot water system with
the pool water heating certainly complicates the control strategy and can lead
to premature heat exchanger fouling. We suggest consideration for separating
the two systems and re-designing the controls for the pool water heating
system in the future.
iv. The boilers are operating at 180℉ to keep the pool water warm enough. This
results in low efficiency operating of the boilers. High efficiency boilers need to
see return water temperatures below 130℉ to achieve condensing operation
where their +90% efficient operation is realized.
Boulder Recreation Centers Assessment
Building Assessment Page | 88 North Boulder
Lap Pool Heat Exchanger Leisure Pool Heat Exchanger
Hot Tub Heat Exchanger Pool Heating System
9. Miscellaneous
i. Miscellaneous systems such as exhaust fans and split system cooling systems
seem to be in good working order. These systems can be considered for
replacement as needed and as part of regular maintenance.
HVAC Recommendations:
A. As noted in the individual equipment sections above the main consideration for
this facility is the age of the packaged roof top units. With the exception of the
pool dehumidification systems, all RTUs are 20 years old or more.
B. The space heating and ventilation requirements are met with 80% efficient natural
gas fired heating systems. Improving upon this efficiency to help meet Boulder’s
climate goals should be part of any replacement strategy. Without a larger
building wide mechanical renovation, options to replace individual RTUs on an as
needed basis limits options for efficiency improvements. Air-source heat pump
RTUs would be the most applicable. These systems would need some heating
back-up which could be electric coils or natural gas. Electric coils as the heating
back up could place strain on the existing electric service.
Boulder Recreation Centers Assessment
Building Assessment Page | 89 North Boulder
C. If a larger building wide mechanical system replacement is considered in the
future, the design decisions implemented at the East Boulder Community Center
will help inform what could be done at the North Boulder recreation Center. This
would help provide consistency within the recreation department’s mechanical
systems and associated maintenance needs.
D. RTU-2’s gas heating system should be reviewed in the near future to determine
what is causing the high heat output on the flue and the soot/deterioration on the
unit casing. The unit casing above the flue should also be replaced or repaired
concurrent to repairing the heating section.
E. If the pool water heating system is in need of significant maintenance, we suggest
having an engineering firm with knowledge of pool water heating systems review
and potentially redesign this system to separate the domestic water heating and
the pool water heating.
Boulder Recreation Centers Assessment
Building Assessment Page | 90 North Boulder
Plumbing and Fire Protection (The Ballard Group)
Plumbing Systems
A. Existing Conditions:
1. The cold-water service is 3” and enters the building in the boiler room on the north
side of the facility. The service is supported with a 3” RP backflow preventer that is
not lead free. The water pressure from the utility was reading 85 PSI. After the
pressure reducing station (PRV station) the pressure read 70 PSI to serve the
building.
2. The fire service is comprised of a 6” service into the building that reduces down to
a 4” double check backflow preventor. 4” piping branches and serves (2) wet zones.
3. Fire sprinkler heads are mostly semi-recessed style. Exposed heads were brass
upright. Gym heads were upright, and some had protective cages, but not all.
4. The existing lavatories observed were either Crane or American Standard with
Delta manual faucets. There are no existing thermostatic mixing valves on any of
the lavatories witnessed. We do not believe the lavatory faucets are low flow.
Exposed p -traps have insulation covers.
5. Existing urinals are Crane with manual Zurn flush valves. We believe the flow rates
are 1.0 GPF.
6. Existing water closets are Crane with Zurn flush valve. We believe the flow rates
are 1.6 GPF.
7. Existing showers are exposed column showers that have Delta shower valves and
heads. We believe the flowrates are 2.0 GPM.
8. Existing water coolers are dual height and most have the attached bottle filling
station.
9. The domestic heating system consists of an arrangement of boilers and storage
tanks. (1)800 MBH Lochinvar Armor boiler provides primary heat to (3) 120-gallon
indirect domestic storage tanks. This system is also connected to (2)600 MBH
Lochinvar Armor boilers. These (3) boilers operating at 180°F also provide heating
to the pools via plate and frame heat exchangers. The domestic storage tanks
route to a duplex thermostatic mixing valve. The facility appears to be served with
120°F water. Water is recirculated through the facility via dedicated hot water
recirculation piping to a pump overhead in the boiler room. Pump appears to be
B&G but due to the height, the exact model was not determined.
10. Existing mop sink basins did not have hose bibbs to support chemical feeders.
11. Gas meter is located on the west side of the building. Piping is routed to the boiler
room as well as gas fired HVAC units on the roof.
12. VTR’s on the roof appear to be in okay condition.
13. Existing gutters and downspouts appear to be in good condition.
Boulder Recreation Centers Assessment
Building Assessment Page | 91 North Boulder
14. Floor drains located in back of house spaces have trap primers, while drains
located in the locker rooms do not. The pool deck is drained via a micro trench with
area drains at the changes of direction. These area drains generally have solid
covers, but it was noticed many of the covers had holes drilled in them. The locker
rooms are supported with floor drains, not trenches. The shower floors are sloped
to a formed trench with a drain in the bottom.
15. Waste and vent piping seems to be hubless cast iron. We believe below grade
piping is PVC.
16. Vent piping appears to be copper and hubless cast iron.
17. There is an emergency eyewash station in the pool mechanical room that is served
via a thermostatic mixing valve.
18. The pool backwash routes to an exterior holding tank before it gets released to the
sanitary system. The standpipe within the pool mechanical room consists of a
concrete base and field-fabricated hub that looks to be from a sump pit that has
been sealed and secured to the concrete base.
19. There is a sewage ejector in the pool pump pit. The lid was not easily removable to
identify the quantity or quality of the pumps in question. The controller of the
pumps was not observed, which leads us to believe the pumps are automatically
controlled.
20. All gas piping appears to be steel with welded and threaded fittings. Paint on
exposed piping on the exterior of the building has started to wear off.
21. Domestic water piping appears to be all copper with mostly soldered fittings. There
are a few locations where the repairs were performed with press fittings.
22. Valves and plumbing specialties do not appear to be lead free.
B. Photos:
WATER ENTRY RP and PRV Station
Boulder Recreation Centers Assessment
Building Assessment Page | 92 North Boulder
FIRE ENTRY
WATER HEATER AND BOILER PLANT
MASTER THERMOSTATIC MIXING VALVE
Boulder Recreation Centers Assessment
Building Assessment Page | 93 North Boulder
GAS METER
WATER COOLERS
LAVATORIES
Boulder Recreation Centers Assessment
Building Assessment Page | 94 North Boulder
URINALS AND WATER CLOSETS
SHOWERS
Boulder Recreation Centers Assessment
Building Assessment Page | 95 North Boulder
EMERGENCY EYEWASH IN POOL MECHANICAL ROOM
SEWAGE EJECTOR IN POOL PUMP PIT
Boulder Recreation Centers Assessment
Building Assessment Page | 96 North Boulder
POOL DECK DRAINS WITH HOLES IN CATCH BASIN
FIRE SPRINKLER HEADS IN FINISHED CEILINGS
HOSE BIBB ON POOL DECK
Boulder Recreation Centers Assessment
Building Assessment Page | 97 North Boulder
GAS PIPING ON ROOF (TYPICAL)
Boulder Recreation Centers Assessment
Building Assessment Page | 98 North Boulder
Plumbing & Fire Protection Recommendations:
A. There are a couple of leaks noticed at the water piping in the boiler room, above the
domestic storage tanks, and near the boiler on the left side.
B. Valves and specialties are not lead free; we suggest replacing at times of general
maintenance with lead free options.
C. Lavatory and sink faucet aerators could be replaced with lower flow options for water
savings.
D. Water closets and urinals could be replaced with lower flow options for water savings.
E. Shower heads could be changed out to 1.5 gpm for water savings.
F. Sewage ejector piping in the pump pit has noticeable corrosion. Remove rust and paint
or replace with plastic piping for extended lifespan.
G. Exposed gas piping on roof should be painted to extend lifespan.
H. Roof drain domes were not properly set at (1) location.
I. Rust should be removed at pool hose bibbs.
J. Put sprinkler head cages on heads within gym to protect against accidental activation.
K. Add mixing valves at all public lavatories to meet current code.
Boulder Recreation Centers Assessment
Building Assessment Page | 99 North Boulder
Electrical (IES)
Introduction
This report was written by Kevin Yingling, project engineer with Innovative Electrical Systems,
Inc., based on several site observations, June 26, 2024, September 18, 2024, and September
19, 2024.
This report is accurate to the best of the engineer’s knowledge. During these site visits,
electrical equipment and boxes were not opened as this can only be done by an electrician.
Analysis of electrical gear and equipment is based on visible observation of the exterior and
the age of the device.
Executive Summary
The purpose of this report is to evaluate the existing electrical conditions for the North Boulder
Recreation Center in the city of Boulder. The original building was designed in 1972, making
the original portion of the building about 52 years old. There was a large remodel and
addition put on in 2001. The 2001 addition expanded the aquatics space, expanded the
gymnastic space as well as expand and rearrange the core areas like lobby, restrooms, and
fitness areas. This report will evaluate the electrical service and distribution, electrical power,
lighting & lighting control and low voltage systems which include audio, visual, and telecom.
The overall impression of the building is it is very well maintained. The systems look to be
operational and in good condition. Electrical equipment installed in 2001 should still be good
to use for at least another decade.
Section 1: Electrical Service & Distribution
The electrical service and distribution look to all have been replaced at the time of the
large remodel. Electrical equipment has a general life of at least 30 years.
Main Service
The service transformer is a 500KVA XCEL pad mounted transformer located on the
north side of the building near the main electrical room. The transformer feeds the
building with a 480/277V, three phase, four wire electrical service.
The existing peak demand on this building is 274KW.
Adjacent to the transformer is exterior gear that houses the CT, utility meter as well as
the main disconnect. The main disconnect is a 1,200-amp GFI breaker. The main
breaker feeds a switchboard, MDP, located inside the main electrical room, which
serves as the main distribution center. This main electrical room is located near the
pools. The switchboard is 1,200amps. This was installed in 2001.
Condition:
The gear appears to be in good condition. It is located in a space that is dry and seems
well ventilated. The gear is less than 30 years old so it can be expected to last at least
Boulder Recreation Centers Assessment
Building Assessment Page | 100 North Boulder
another 7 years before replacement is even considered. It is generally recommended
to replace gear that is over 30 years old. However, when in good condition panels can
last longer. The service does not include current code required arc fault mitigation. The
existing service does not appear to have an SPD. The existing electrical room does not
appear to meet current egress code.
Recommendations:
No action required at this time.
When the gear is replaced, it should be replaced with gear that has arc flash
mitigation as well as an internal SPD.
Distribution
The electrical distribution is made up of (3) 480/277V panels, (3) step down
transformers and (4) 208/120V panels.
Panel M1
Panel M1 is a 480/277V, three phase, four wire, two section, 400A panel. It is a Cutler
Hammer panel. It is located in the main electrical room. It is a 60-circuit panel with 9
spaces. It serves high voltage mechanical loads.
Condition
The panel looks to be in good condition. There are two breaker types being used in the
panel. The panel is over 20 years old.
Recommendation
IES recommends that all breakers in the panel be from the same manufacturer and
that they match the manufacturer of the panel. Replace mismatched breakers.
Panel POOL
Panel POOL is a 480/277V, three phase, four wire, 150A panel. It is a Cutler Hammer
panel. It is located in the main electrical room. It is a 30-circuit panel with 3 spaces. It
serves high voltage pool pump loads.
Condition
The panel looks to be in good condition. The panel is over 20 years old.
Recommendation
No action required at this time.
Boulder Recreation Centers Assessment
Building Assessment Page | 101 North Boulder
Panel H1
Panel H1 is a 480/277V, three phase, four wire, two section, 400A panel. It is a Cutler
Hammer panel. It is located in the main electrical room. It is a 56-circuit panel with lots
of spares and spaces. It serves high voltage loads.
Condition
The panel’s paint is fading. The panel is over 20 years old.
Recommendation
IES recommends a fresh coat of paint on the panel to help protect it from the
elements.
Panel T1 via 75KVA Transformer
Panel T1 is a 208/120V, three phase, four wire, NEMA 3R rated, 60A panel. It is located
on the east side of the building outside. It is a 20-circuit panel. It serves tennis court
lighting. It is fed by a 75KVA transformer which is located on a pad adjacent to the
panel. The transformer is rated NEMA 3R.
Condition
The panel’s paint is fading, and the transformer is starting to rust. The panel and
transformer are over 20 years old.
Recommendation
IES recommends a fresh coat of paint on the panel to help protect it from the elements.
IES recommends removing the rust from the transformer and a fresh coat of paint to
protect it from the elements.
Panel L1 via 75KVA Transformer
Panel L1 is a 208/120V, three phase, four wire, two section, 225A panel. It is a Cutler
Hammer panel. It is located in the main electrical room. It is an 84-circuit panel with
12 spaces for future loads. It serves low voltage mechanical and hand dryer loads. It is
fed by a 75KVA transformer which is suspended above the panel. The nameplate was
hard to read but also appears to be a Cutler Hammer transformer.
Boulder Recreation Centers Assessment
Building Assessment Page | 102 North Boulder
Condition
The panel looks to be in good condition. Circuit #17 is missing a cover for the space.
The panel is over 20 years old.
Recommendation
IES recommends putting a cover over the open space. No further action required at
this time.
Panel P1 via 300KVA Transformer
Panel P1 is a 208/120V, three phase, four wire, three section, 400A panel. It is a Cutler
Hammer panel. It is located in the main electrical room. It is a 126-circuit panel with
no spaces. It serves general low voltage loads. It is fed by a 300KVA transformer which
is located in the main electrical room near the panel.
Condition
The panel looks to be in good condition. The panel and transformer are over 20 years
old.
Recommendation
No action required at this time.
Panel M2 via 300KVA Transformer
Panel M2 is a 208/120V, three phase, four wire, two section, 400A panel. It us a Cutler
Hammer panel. It is located in the main electrical room. It is an 84-circuit panel with 5
spaces for future loads. It serves low voltage mechanical and lighting. It is fed by the
same 300KVA transformer as P1. The transformer is a Cutler Hammer transformer.
Condition
The panel looks to be in good condition. The panel is over 20 years old.
Recommendation
No action required at this time.
Transformer on Roof Feeding Mechanical Unit
There is a step-down transformer located on the roof to feed an older mechanical unit.
Condition
The transformer is in good shape but its disconnect is rusting.
Boulder Recreation Centers Assessment
Building Assessment Page | 103 North Boulder
Recommendation
IES recommends that the disconnect be replaced. No other action at this time.
Section 2: Electrical Power Devices
Power Devices
The power outlets in the facility are mostly NEMA 5-20R receptacles. Power looked
pretty adequate, however there were areas noted where extension cords were used
indicating there was not enough receptacles in that area.
Power in the fitness area was pretty limited. There were some extension cords. Some
floor boxes were not used while others had extension cords.
There are multiple solar disconnects to what appears to be two different solar systems.
The parking lot has a single car charger with dual ports as well as a “city only” charger.
Condition
The devices appear to be in good shape. There are some loose and broken faceplates.
Although all equipment had power in the fitness room it did not look to be efficient as
there were cords stretching across the floor (although hidden under equipment).
There are areas that would not meet current code requirements and should be
updated.
The display on one of the inverters on the solar system mounted on the ground read
”error”.
The Charge Point charger looks to be operational.
Extension cords were noted in some offices as well as at the front desk.
The trainers’ office looked to have an incomplete remodel.
Boulder Recreation Centers Assessment
Building Assessment Page | 104 North Boulder
The pool equipment room is in good shape. There are no visible signs of rust. There
were a few open junction boxes.
Recommendation
IES recommends that a spot check be done on all existing duplex devices. Loose cover
plates should be tightened. Broken faceplates or broken devices replaced. A broken
device as well as a device without a faceplate was noted in the free weights area.
IES recommends that weatherproof in use covers be added to the exterior outlets.
IES is not sure if there are multiple owners to the solar systems. If a single owner IES
recommends that the two systems be combined and the inverters be replaced. With
an “error” reading on one of them it may be time to replace one anyway.
IES recommends that the installation of the wall devices in the trainers’ office be
complete. This includes power and data.
IES recommends that all open junction boxes in the pool equipment room have covers
placed on them.
Section 3: Lighting and Lighting Control
Interior Light Fixtures Overview
The interior lighting fixtures look to be fixtures installed during the 2001 renovation.
The lamps in these fixtures look to have all been replaced with LED retrofits.
Boulder Recreation Centers Assessment
Building Assessment Page | 105 North Boulder
Since there are LED lamps being used and the light fixtures themselves are fairly new,
there is no immediate action needed.
Condition:
The condition of the light fixtures looks to be good physically. The issue with the fixtures
is most are very dated and are not in line with current aesthetic.
Recommendations:
For the most part no action required at this time. Refer to space by space analysis
below to see the exceptions. Beyond 7 years it is recommended that lighting be
replaced with dimmable LED lights.
Interior Lighting Controls Overview
There appears to be two basic types of lighting controls. The first is for the large open
spaces like the pool, gym and exterior that use contactors. The second is located in the
smaller rooms which utilize toggle switches and motion sensors. The controls appear
to be mostly on/off with no dimming. There does not appear to be any automatic
dimming from daylight controls. The motion sensors are mostly Wattstopper dual tech
ceiling type or infra-red wall mounted type.
Condition:
The condition of the lighting controls appears to be operational. Because the light
fixtures are mostly original with LED retrofit lamps, and the lighting controls are the
original toggle switches the system does not take advantage of the ease of dimming
that LED fixtures bring. Most spaces have had motion sensors added to them.
Recommendations:
Most spaces there is no immediate action at this time. Refer to space by space analysis
below. There are a few areas where wall mounted motion sensors should be installed
that are currently just switches. Beyond 7 years it is recommended that a lighting
control system be installed that can dim as well as daylight harvest.
Interior Lighting and Control by Space
Vestibule:
The existing vestibule is lit using recessed downlights with LED retrofit lamps and well
lights to uplight the columns. There are no daylight or motion sensor controls. This
appears to be on/off using a contactor. Until a remodel where the lighting and
controls can be updated IES only recommends that the well lights be cleaned.
Boulder Recreation Centers Assessment
Building Assessment Page | 106 North Boulder
Lobby
The lobby is illuminated using 4’ linear direct/indirect fixtures mounted to the beams.
These appear to be newer and not original although they look to still use LED retrofit
lamps. There was no motion sensor or daylight sensor. The lights did not appear to be
dimmable and were non off. No immediate action needed.
Reception Desk
The reception desk is illuminated using troffers with LED retrofit lamps as well as
pendants that also have LED retrofit lamps. There does not appear to be any dimming,
and these are on/off by toggle switches. No immediate action needed.
Typical Office including Gymnastics Mezzanine
The typical office was illuminated using recessed troffers with LED retrofit lamps. The
controls were mostly wall mounted motion sensors with an on/off button. No dimming
was observed. IES recommends that any office that does not have a wall mounted
motion sensor have its switch replaced with one. There was one office behind the
reception desk in the work area where this was noted.
Work Room
The work room was a mix of recessed troffers and wall lights, both types of ad LED
retrofit lamps in them. There was no dimming or motion sensor in the room. A switch
could not be located either. IES recommends that this space be retrofitted with an
on/off switch wired in series with ceiling mounted, dual technology motion sensors that
match the existing devices in the facility.
Conference Room
The conference room is illuminated using recessed downlights and a linear direct/
indirect pendant. These both have LED retrofitted lamps. The lights are controlled by
dual tech motion sensors and toggle switches. There was no dimming. No immediate
action is needed.
Break Room
The break room was lit with recessed troffers that had LED retrofit lamps. The lighting
was controlled by a wall mounted motion sensor with an on/off switch. No dimming
was in the space. No immediate action needed.
Hall/Vending
The halls and vending areas are illuminated with recessed troffers, pendants and wall
mounted fixtures, all have LED retrofit lamps. The halls have no daylight sensors, and
no motion sensors. They look to be controlled by the contact panel with no dimming.
No immediate action needed.
Boulder Recreation Centers Assessment
Building Assessment Page | 107 North Boulder
Restrooms
Restrooms are illuminated using recessed downlights as well as strip lights mounted
into coves. Both fixture types use LED retrofit lamps. Bathrooms had dual tech motion
sensors installed in them. No immediate action needed.
Cardio and Machine Fitness Area
This open area is illuminated using linear indirect fixtures with LED retrofit lamps. There
are several dual technology motion sensors in this area. Lights are also controlled by a
toggle switch. There is no dimming. No immediate action needed.
Stretching
This area is illuminated using recessed troffers with LED retrofit lamps. There is a wall
motion sensor with an on/off button controlling the lights. There is no dimming. No
immediate action needed.
Free Weights
This area is illuminated using recessed troffers with LED retrofit lamps. There are dual
technology motion sensors with on/off toggle switches controlling the lights. There is
no dimming. No immediate action needed.
Child Care
The childcare area was illuminated using linear pendants. These had retrofit LED lamps
in them. Dual technology motion sensors and toggle switches controlled the lights.
There was not dimming. No immediate action needed.
Multipurpose Rooms
These rooms were a combination of recessed downlights and cove mounted strip
lights. All light types had retrofit LED lamps. Lighting was controlled with a dual tech
motion sensor and toggle switches. No dimming was in this room. No immediate action
needed.
Gymnastics
This area was illuminated using six lamp highbays. These lamps looked to be LED
retrofit lamps. The lighting controls were by a contactor and on/off. There was no
dimming or motion sensors in this space. No immediate action needed.
Gymnastics Hall
This small two-story corridor was illuminated with a combination of recessed
downlights and indirect fixtures. Both fixture types had LED retrofit lamps in them. The
two-story area had no daylight sensors or dimming. Controls are assumed to be via
contactor. No immediate action is needed.
Boulder Recreation Centers Assessment
Building Assessment Page | 108 North Boulder
Yoga
The yoga room was illuminated using linear indirect fixtures. These are assumed to
have retrofitted LED lamps in them. This room had a dimmer as well as dual tech
motion sensors to control the lights. No immediate action is needed.
Gym
This area was illuminated using six lamp highbays. These lamps looked to be LED
retrofit lamps. The lighting controls were by a contactor and on/off. There was no
dimming or motion sensors in this space. No immediate action needed.
Racquetball Courts
These were illuminated using recessed fixtures. It appears they had retrofitted LED
lamps in them. There was no toggle switch or motion sensors. It assumed these are
on/off by the contact panel. No immediate action is needed.
Two Story Lobby Outside Lockers/Gym
This area was illuminated using a mix of pendants and wall mounted fixtures. There
was lots of daylight but no dimming or daylight sensor. No motion sensors were seen
in this space. The lighting is probably on/off by the contact panel. No action needed
at this time.
Locker Rooms
The locker rooms were illuminated using a combination of recessed downlights, wall
sconces and strips on top of the lockers. All fixtures look to have retrofit LED lamps in
them. There are dual tech motion sensors in each bay of the locker rooms to control
lights. No immediate action is needed.
Family Locker Room
The family lockers are illuminated using a combination of recessed downlights and
strips on top of the lockers. All fixtures look to have LED retrofit lamps. Dual tech motion
sensors control the lights in this area. No immediate action is needed.
Family Cabana
These rooms are illuminated using a combination of recessed downlights and strips
mounted in a cove over the vanity. All fixtures are retrofitted with LED lamps. Infrared
wall mounted motion sensors with an on/off button control the lights in these rooms.
No immediate action is needed.
Leisure/Lap/Spa
The large volume pool areas are lit using highbay fixtures and the spa is lit using wall
sconces. All fixtures look to have LED retrofitted lamps. No daylight controls or motion
Boulder Recreation Centers Assessment
Building Assessment Page | 109 North Boulder
sensors were seen. No dimming was observed in the space. These spaces are on/off
using the contactor panel. No immediate action needed.
Back of House Storage and Mechanical Rooms
These rooms were typically illuminated using 4’ strips that have been retrofitted with
LED lamps. The lights are controlled by toggle switches. IES recommends that in small
storge rooms the switch be replaced with a wall motion sensor. This should not include
boiler, electrical or pool pump rooms where lights turning off on somebody is a hazard.
Pool Chemical Rooms
These were illuminated with strips that had LED retrofitted lamps. Toggle switches
controlled the fixtures. IES recommends that the lights in chemical rooms be replaced
with Class 1 div 2 fixtures.
Exterior Light Fixtures Overview
The parking lot area lights and the building mounted wallpacks are all LED fixtures.
The tennis court lights are also LED fixtures. The shorter poles with the more decorative
fixtures around the drop off areas and sidewalks are LED “corn cob” type replacement
lamps.
The main entry has an LED tape light that was added.
Condition:
The condition of the exterior lighting looks good. The LED fixtures are all newer fixtures
that replaced the
original fixtures. The pedestrian lights with retro lamps are older but still look to be in
good working order.
There were some junction boxes on the exterior around the pool for what appears to
be for underwater lights.
The tape light is not in good shape and is not attached well to the entry.
Boulder Recreation Centers Assessment
Building Assessment Page | 110 North Boulder
Recommendations:
The rusting conduit for the junction boxes for underwater lights should be removed if
the underwater lights are not used. If the underwater lights are used this should be
repaired and painted.
The tape light at the entry was added probably because this area is too dark. IES
recommends that this tape light be replaced with a more appropriate exterior fixture
to boost light levels at the entry. This can be controlled with the exterior wall packs
nearby.
No other action is needed at this time.
After 7 years, IES recommends that the decorative exterior poles that are retrofit LED
be replaced with LED fixtures. These can be dimmed to meet current exterior lighting
codes.
Exterior Light Fixtures Overview
The exterior lights are controlled by contactors which are switched by a photosensor
and timeclock.
Boulder Recreation Centers Assessment
Building Assessment Page | 111 North Boulder
Condition:
The contactors all seem to be in working order as well as the sensor and timeclock.
Recommendations:
No action is needed at this time.
After 7 years, IES recommends that the contactors be replaced with a digital lighting
control system. This will be able to run on a schedule as well as dim exterior lights to
meet current energy codes.
Section 4: Low Voltage Systems
Audio Visual System
There appears to be a central audio system located in a sound rack in a workroom
behind the reception desk. This system appears to provide paging for the facility.
There are separate sound systems located in the gymnastics, multipurpose spaces,
dance, yoga, and gymnasium areas. These sound systems looked to have speakers
that were separate from the central paging system.
The AV rack in the Yoga rooms was not in a closet but mounted to a wall in the room.
Gym had two speaker types, presume one is for paging and the other for the local
sound system.
There were TVs in the fitness area along a wall.
There was video conferencing and a TV monitor in the conference room. To plug into
the TV there was a cord hanging from the back.
Condition
Although the condition of the equipment looks to be working it is old and outdated.
Most racks are inaccessible and require a key to use the sound systems.
The TV size in the fitness area looked to be too small for the size of the room.
The speakers in the pool areas were rusting.
Boulder Recreation Centers Assessment
Building Assessment Page | 112 North Boulder
Recommendations:
IES recommends that the rusted pool speakers be replaced. We typically call for
weatherproof devices which are more resilient to the humidity found in natatoriums.
After 7 years, IES recommends that the AV systems be updated. These updates should
place racks in closets and provide a control screen in the space so that system inputs,
sound levels, video control can all be controlled without access to the rack. Speakers
should be replaced with newer speakers. TVs in the fitness area should be replaced
with larger TVs making them more visible in the large space.
Telecom System
The facility has telephone and data throughout. Each office and reception desk
appears to have several telephone and data outlets that are sufficient for the spaces
use.
There were no data jacks in the floor boxes for cardio equipment.
The existing MDF room is located in the gymnastics mezzanine.
Condition
The telecom system seems to be operating fine in the facility.
The data did not seem adequate for a modern cardio area.
The MDF is located on the second level in a non-dedicated room. Not typical of
modern MDF rooms which are usually dedicated spaces, with dedicated cooling,
located near where the low voltage services enter the building. Currently the space is
cramped, dusty and warm. The limited space probably makes terminating cable in
patch panels and switches harder.
Boulder Recreation Centers Assessment
Building Assessment Page | 113 North Boulder
Recommendations:
IES has no immediate recommendations on the need to upgrade these systems.
After 7 years IES recommends that the MDF be located near the service entrance. This
room should, have dedicated cooling and no other equipment in it. Data and possibly
COAX should be pulled to all cardio equipment.
Security & Access Control System
The facility appeared to have a typical camera and access control system IES designs
for recreation centers. There are cameras throughout to monitor the public areas. No
obvious blind spots were noted. Access control was limited, mostly located in back of
house areas like pool mechanical and electrical rooms. IES has no immediate
recommendations for these systems. Any remodel should include expansion of the
existing system to maintain visibility in all public areas.
Fire Alarm System
The fire alarm system is comprised of manual pull stations located at egress exit doors,
horn/strobe notification, duct detectors in the large HVAC units and some smoke and
heat detectors. The fire alarm control panel is located in the main electrical room and
there is an annunciator near the main entry.
Condition:
The condition of the existing system seems to be good. The system looks like it was
installed during the large remodel so tis a newer system.
Recommendations:
IES has no recommendations to any immediate needs to the fire alarm system.
Boulder Recreation Centers Assessment
Building Assessment Page | 114 North Boulder
Aquatics (Counsilman-Hunsaker)
Executive Summary
Perkins & Will and the City of Boulder commissioned Counsilman-Hunsaker (C-H) to provide
an assessment of the existing Rec Center Aquatic Amenities in May of 2024. The purpose of
the aquatic facility assessment is to identify items that do not meet applicable codes in each
aquatic facility, and pinpoint items that do not meet current pool industry standards and
inspect/document all of the pool equipment that is available on each site. This report is based
on staff interviews, visual observations made during the site visit, and documentation
provided to C-H.
The North Boulder Rec Center site is home to three (3) bodies of water and two (2) waterslides.
The lap pool is eight (8) lanes, 25-yard length, and features a ramp entry and a deep end for
1-meter diving and swimming competition by local high school teams. The rec pool features a
variety of amenities, such as a beach entry, spray features, an ADA-accessible play structure,
a hydrotherapy bench, multiple stair entries, a waterslide plunge area, and a fixed basketball
goal. The spa includes an underwater bench, a stair entry, and multiple hydrotherapy jets.
The open flume waterslide terminates into the rec pool, while the drop slide plunges into the
lap pool.
North Boulder Rec Center is the youngest aquatic facility of the three audited locations, and
in-turn, it has the best existing conditions when compared to the other facilities. According to
the original construction drawings, the North Boulder Rec Center pools were originally
constructed in approximately 2001. This makes the facility approximately 23 years old. The
life expectancy of a commercial concrete swimming pool is typically 40-50 years. The City of
Boulder is interested in maintaining this existing pool for future use. C-H has cultivated a list
of repairs that should be considered to optimize the pool as it ages. Several key items were
identified to be in immediate need of attention/replacement. The following items represent
the major findings listed throughout this report. The associated recommendations will help to
extend the life of the three bodies of water (this list is not all-inclusive of the report):
• Provide a water tightness test and repair any existing leaks at the lap pool.
• Install a new proprietary quartz aggregate plaster finish at the lap pool and rec pool.
• Repair the rebar corrosion that is present at the shallow area of the rec pool.
• Install additional tile at the beach entry of the rec pool.
• Replace stainless steel hardware at the surge tank access hatches.
• Replace all VGB suction outlet grates and hardware.
• Adjust tile markings within the lap pool during re-plaster process to meet new NFHS
and USA Swimming standards.
• Install an ADA lift at each pool.
• Renovate the existing waterslide fiberglass, stair tower railings, and all associated
hardware.
• Replace the starting blocks at the lap pool.
Boulder Recreation Centers Assessment
Building Assessment Page | 115 North Boulder
• Replace the rec pool hydrotherapy bench pump.
• Provide supports for all pool pumps, motors, and strainers.
• Provide digital flow meters for the lap and rec pool that can tie into the existing VFDs.
• Replace the media in the lap pool and rec pool filter tanks.
• Install new water chemistry controllers for the lap pool and spa.
• Provide a dropped ceiling for the chemical storage area to prevent damage to the
building structure above.
• Modify existing piping to allow for new water level sensor installations at the lap and
rec pools. Thoroughly clean or replace existing heat exchangers for the pools and spa.
Minor repairs to the North Boulder Rec Center are viable and will extend the lifespan of the
aquatic offerings. It is important to plan for these repairs and allocate funds as needed to
repair equipment at the end of its useful life. This allows for seamless operation of the pools
without significant downtime or delays due to equipment failure.
Administrative Code
Many of the items identified in this report do not meet the current code requirements for pools
built today. Pools are required to meet current codes when newly constructed or renovated
and until such time, they may be considered “grandfathered-in”. The items identified as not
meeting the current code would need to be addressed as major renovations or replacements
occur.
Thus, the administrative code issues noted in the report do not indicate that the City of
Boulder has been operating their pools in an unsafe manner. The Department of Public and
Environmental Health monitor the aquatic facilities and report deficiencies that the Owner is
required to address at that time.
The following rules and regulations were referenced for this report, referred to within as
“Applicable Pool Code”:
• Code of Colorado Regulations – Swimming Pools and Mineral Baths 5 CCR 1003-5
(Colorado Pool Code)
• 2023 Model Aquatic Health Code (MAHC) – 4th Edition
• International Swimming Pool and Spa Code (ISPSC) – 2021
• Virginia Graeme Baker Pool and Spa Safety Act (VGB) – ASME/ANSI A112.19.81
• 2010 ADA Standards for Accessible Design (ADA)
Boulder Recreation Centers Assessment
Building Assessment Page | 116 North Boulder
NORTH BOULDER LAP POOL GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
2001
75’-0”
63’-0”
4,520 Sq. Ft.
Eight (8) 25-yard
lanes
0’-0” to 12’-0”
263,566 gallons
1,142 GPM
3.85 HRS
*Note: Values were taken and/or calculated from existing drawings
NORTH BOULDER SPA GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
2001
Varies
Varies
192 Sq. Ft.
N/A
3’-0”
3,300 gallons
165 GPM
0.33 HRS
*Note: Values were taken and/or calculated from existing drawings
NORTH BOULDER REC POOL GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
2001
Varies
Varies
3,136 Sq. Ft.
N/A
0’-0” to 3’-6”
48,527 gallons
809 GPM
1.0 HRS
*Note: Values were taken and/or calculated from existing drawings
Boulder Recreation Centers Assessment
Building Assessment Page | 117 North Boulder
NORTH BOULDER AQUATIC CONDITIONS AND RECOMMENDATIONS
POOL STRUCTURE & FINISH
Observations
The pool and spa structures appear to be in good
condition for their age of roughly 20 to 25 years old. In
talking with staff, water loss is not occurring at the Rec
Pool or the Spa. However, the lap pool auto fill tends to
run more often than the other two pools, and calcium
hardness values continue to trend low in the lap pool.
It appears that the pools have been replastered once
during their ~20-year lifespan. The current plaster is in
good condition but appears to be approaching the end
of its lifecycle, Slight staining is present at each pool
(particularly at floor inlets) and should be monitored to
ensure that areas do not worsen over time.
The tile finish at the spa appears to be in fair condition.
Aside from select tile and grout replacement, the finish
of this pool is from the original construction. Grout
appears to be dark and stained in certain areas of the
spa.
In the Rec pool wading area adjacent to the play
structure, signs of rebar bleeding and corrosion are
coming through the vertical waterline tile and grout
surface just below pool water level.
Recommendations
C-H recommends performing a water tightness test at
the lap pool to determine the current rate at which
water is lost at the pool. If a visually observable amount
of water is lost, C-H recommends performing a dye test
to determine the areas of concern where water is being
lost. Refer to appendix for water tightness test
instructions.
A new proprietary aggregate plaster finish should be
planned for at the pools within the next 3-5 years. If two
layers of existing plaster are present per C-H site
observations, C-H recommends hydroblasting the pool
structure to bare concrete before applying the new
plaster.
The rebar corrosion area is recommended to be
repaired during the next maintenance cycle. Tile and
mortar should be removed, and rebar should be
chipped back, and coated with an epoxy resin product
such as Sika Armatec-110 EpoCem. Once the rebar has
been successfully coated, the area should be patched
with a non-shrink grout. Tile, setting, and grout
materials should then be re-applied.
Boulder Recreation Centers Assessment
Building Assessment Page | 118 North Boulder
PERIMETER OVERFLOW SYSTEM
Observations
The recreation pool utilizes a concrete and tile deck
level gutter system. The gutter system appears to be
functioning as intended around the entire perimeter,
with the exception of a dried-out area at the beach
entry of the pool. The grating appears to be in fair
condition and is properly secured to the gutter trough.
The lap pool has a deck-level stainless steel gutter
system. The gutter system and the grating appear to be
in good condition. All water is cresting over the
stainless-steel handhold around the entire perimeter of
the pool as the original design intended.
The spa utilizes a skimmer system. Three skimmers are
present, which is compliant with current code
requirements and the turnover rate listed for the pool.
All skimmers appear to be in working order.
The lap pool and rec pool surge tanks are present in the
mechanical room. Each surge tank has the proper
amount of surge capacity required by code. The interior
of each surge tank is waterproofed, and each tank
includes float valves to properly direct water from main
drains and gutters. The access hatches for each tank
have corroded stainless steel hardware.ne tile and
grout surface just below pool water level.
Recommendations
Deck-level stainless steel gutters are known for water
loss concerns when a waterstop is not properly applied
to the concrete underneath the pool deck slab. Quality
of this existing configuration can be confirmed with a
water tightness test as recommended in the structures
section.
The rec pool’s gutter lip appears to be slightly out of
level at the beach entry, causing an unintended wet-
dry condition. During the pool replastering process, C-
H recommends introducing more tile at the beach entry
area. Tile has better longevity in wet-dry conditions
when compared to plaster.
C-H recommends that the spa main drain valves are
heavily throttled during typical operation, so that most
of the recirculation action (~80%) is occurring at the
perimeter overflow system.
Replace the corroded stainless-steel hardware within
the surge tank access hatches.
Boulder Recreation Centers Assessment
Building Assessment Page | 119 North Boulder
MAIN DRAINS
Observations
Main drains in all areas of the pools and spa appear to
be dated. Staff confirmed that these main drain grates
have not been replaced in recent history.
Recommendations
Main drain grates and their associated hardware must
be replaced every 10 years per VGB requirements. C-H
recommends that these grates are their associated
hardware are replaced at each body of water as soon
as possible.
Boulder Recreation Centers Assessment
Building Assessment Page | 120 North Boulder
POOL MARKINGS
Observations
Contrasting nosings are present as required per current
applicable codes at all stair and underwater bench
nosings within the facility.
Floor markers, wall targets, and 5’-0” depth safety
markers in the lap pool appear to be present per
applicable health and swimming competition codes.
However, the existing dimension of the floor marker to
the end walls of the lap pool is outdated. The new code
requirement for distance from the end wall is 6’-7” per
USA Swimming and NFHS.
All depth markings and warning signs are present at
the rec pool and spa as required per code.
The lap pool includes all required horizontal depth
markers and warning signs, but it is missing vertical
depth markers on the face of the stainless-steel gutter.
Recommendations
C-H recommends that the floor marker distance from
the end wall is updated to match current NFHS and
USA Swimming codes in conjunction with a new plaster
finish being applied at the lap pool.
Contrasting depth markers must be applied to the
vertical face of the lap pool’s stainless -steel gutter. Text
height of the depth markers must be a minimum of 4”.
Boulder Recreation Centers Assessment
Building Assessment Page | 121 North Boulder
INGRESS AND EGRESS
Observations
The correct amount of grab rails, stair entries, and
ramps are provided at each body of water to meet
applicable pool codes.
The lap pool’s current ramp entry is not ADA compliant
because there is not a flat landing at 1’-6” or 2’-0” water
depth.
ADA lifts are not provided at either the lap pool or the
rec pool.
A stair entry and an ADA-compliant transfer rail are
present at the spa, as required by all applicable codes.
Recommendations
Thoroughly clean and passivate all stainless-steel rail
goods. Ensure that all tightening hardware and
escutcheons present and in good condition.
C-H recommends installing an ADA lift and
accompanying anchor footing at each pool to ensure
ADA compliance. The lifts should be installed in the 3’-
6” area within each body of water.
Boulder Recreation Centers Assessment
Building Assessment Page | 122 North Boulder
FEATURES
Observations
The ADA-compliant play structure and all
accompanying Vortex spray features in the rec pool
appear to be in good condition. Signs of corrosion and
staining are very limited. These features are new as of
2017.
The waterslide tower and fiberglass flume components
are showing their age. There are some slight cracking
and scuffing that is present along the fiberglass of the
two waterslides. Discoloration of the fiberglass is
occurring in a few areas. Several piping repairs have
been made inside of the open flume waterslide
connected to the Rec Pool – hole saw marks are present
in the fiberglass start tub. The green stair and start
tower railings are fading and peeling in some areas.
Hardware is corroding on the drop slide.
Recommendations
Wipe down all rec pool spray features and play
structures with warm fresh water and dish soap using a
sponge. This method ensures the structure is clean, but
the powder coating finishes are not damaged by harsh
chemicals.
Hire a commercial waterslide renewal company (such
as Slide ReNu) to refinish the gelcoat on the fiberglass
flumes. Recoat the railings at the stair and start tower
with a new performance epoxy paint. Replace all of the
existing corroded hardware.
Boulder Recreation Centers Assessment
Building Assessment Page | 123 North Boulder
DECK EQUIPMENT AND LOOSE EQUIPMENT
Observations
The Spectrum single-post starting blocks frames are
aging, and their non-slip surfaces are in very poor
condition. There appears to be some staining and slight
corrosion at the anchors and fastening hardware.
The 1-meter springboard and short stand appear to be
in good condition, as well as the supporting concrete
for the structure.
The fixed basketball goal base plate and post are
chipping and peeling. Corrosion is present.
Loose equipment, such as lifeguard chairs, lane lines,
and lane line reels appear to be in good condition and
do not require replacement.
Recommendations
C-H recommends replacing the existing Spectrum
starting blocks with new Record Breakers or Xcellerator
blocks. The new blocks can be measured and fit to the
existing anchors that are installed on site.
The fixed basketball goal should be removed and sent
to a local powder coating shop, where the feature can
have its existing finish removed and a new
performance powder coating can be applied.
Boulder Recreation Centers Assessment
Building Assessment Page | 124 North Boulder
POOL DECK
Observations
The pool deck performance non-slip coating is in fair
condition. There is an area at the shallow side of the lap
pool where the pool deck was removed in order to
repair a piping leak.
Recommendations
Monitor the performance coating on the deck and take
note of any slick spots that may develop as the non-slip
coating deteriorates over time. The deck finish must be
replaced as the non-slip characteristics diminish.
PIPING, VALVES, AND FLOW METERS
Observations
All piping within the space is comprised of schedule 80
PVC, which is the typical commercial aquatic standard.
Flow arrows and labels are provided in various spots
around the pool mechanical room. A color-coded
system schematic with valve labels is provided for each
body of water at the entrance to the mechanical room
as required by applicable pool code.
Recently, some butterfly valves and check valves have
been replaced by staff. Other valves within the space
appear to be in fair or good condition.
Staff noted that pipe leaking issues have occurred
underground during the facility’s history. The first
piping repair was required due to a flange that was
identified within the backfill beneath the lap pool deck.
Manual flow meters are present for all three bodies of
water as required per code. However, the flow meters
are not electrically tied to either the chemical controller
or the variable frequency drives to provide feedback
for motor control.
Recommendations
Other pipe flanges may be present underground that
may cause leaking in the future. C-H recommends that
staff take note of the water meter readings for each
body of water when performing chemical readings.
Note any spikes that may occur on a daily or a weekly
basis that may be caused by pool or piping leaks.
Boulder Recreation Centers Assessment
Building Assessment Page | 125 North Boulder
PUMPS AND MOTORS
Observations
Staff has been extremely proactive about maintaining
pumps and motors at North Boulder. It was noted that
recirculation pumps for both the lap and rec pool have
been completely replaced with new Pentair Aurora
pumps and TechTop motors. The drop slide pump was
rebuilt in 2022. The whisperflo pump for the
hydrotherapy bench at the rec pool requires a rebuild
in the near future.
Many of the pump volutes and strainer baskets do not
have proper supports.
Gauges are present at the suction and discharge of
each pump, as required by applicable pool code.
Variable frequency drives are provided for the two
largest pumps at the facility – the lap and rec pool
recirculation pumps. The variable frequency drives are
not tied to flow meter sensors for motor control.
Recommendations
C-H recommends that the Whisperflo pump for the
hydrotherapy bench is replaced.
Provide support for each strainer and pump volute
within the pump pit. While a concrete housekeeping
pad is preferred, Unistrut is an acceptable alternative.
Provide a digital flow sensor for both the lap and rec
pool. Connect each sensor to its respective recirculation
pump variable frequency drive to achieve significant
energy savings with flow control.
Boulder Recreation Centers Assessment
Building Assessment Page | 126 North Boulder
FILTRATION SYSTEMS
Observations
Two (2) stacked high-rate horizontal sand filters by
Paddock are provided for the lap pool system, two (2)
stacked high-rate horizontal sand filters by Paddock
are provided for the rec pool system, and one (1) high-
rate horizontal sand filter by Pentair is provided for the
spa.
The Paddock filters are both from the original
construction and haven’t had media replaced recently.
Staff noted that media is getting back to the rec pool is
some rare cases. A lateral may be cracked inside the
filter.
The Pentair filter for the spa was installed recently
according to existing construction documents from
2017.
Staff also noted that due to limitations in the sewage
ejection and backwash retention tank system, filters
cannot be backwashed one-after another and must be
done individually.
Recommendations
C-H recommends that media is replaced in each of the
Paddock filter tanks. While media is being replaced,
inspect the laterals of each filter tank to ensure that
they are still in proper working order.
The lifespan of a high-rate horizontal sand filter is
approximately 25-30 years. C-H suggest that money
allocation is discussed for a filter system replaced at the
lap and rec pools within the next 5-10 years.
Boulder Recreation Centers Assessment
Building Assessment Page | 127 North Boulder
CHEMICAL TREATMENT
Observations
Sodium hypochlorite is used as the sanitizer for both
pools and the spa. Stenner peristaltic feed pumps
deliver liquid chlorine to each system, and the pumps
appear to be in fair condition.
CO2 solenoid feeders are provided as a pH buffer for
both the pool and spa systems. However, the CO2
solenoids have been locking up and preventing proper
feed in some cases. To remedy this, a sodium bisulfate
slurry that is mixed by staff is currently being used as a
backup pH buffer.
Poly tubing to and from each stenner feed pump and
CO2 solenoid feeder appear to be loosely strewn
around both the chemical storage and the pool
mechanical room areas.
ETS UV units are provided as secondary sanitation for
all three bodies of water. These systems are relatively
new and were installed in 2017. Currently, two of the
systems are offline and require maintenance from CEM.
The chemical controllers for the lap pool and spa
appear to be significantly outdated, and do not match
the standard “CAT” controllers provided at the rest of
the Boulder facilities. Staff also noted several issues
and malfunctions with these off-brand controllers.
Recommendations
Provide additional zip-ties to properly secure poly
tubing to pool piping, or alternatively, replace poly
tubing with small-sized schedule 80 PVC piping.
C-H recommends replacing the CO2 solenoid valves
and providing proper CO2 heating in order to prevent
further seizing.
The interim sodium bisulfate slurry tank should be
carefully marked and possibly locked to restrict
unauthorized access. If liquid chlorine is added to the
slurry, it will create an extremely toxic gas.
Provide service for the two offline UV units to ensure
operation. This will prevent accelerated corrosion in the
natatorium spaces.
Replace the chemical controllers for the lap pool and
spa with new CAT controllers to match the rest of the
technology within City of Boulder facilities.
Boulder Recreation Centers Assessment
Building Assessment Page | 128 North Boulder
CHEMICAL STORAGE
Observations
Sodium hypochlorite sanitizer is stored within large
poly tanks. However, the top lid of the tanks appeared
to be open during C-H observation, which allows
corrosive vapors to enter the chemical storage rooms.
The sanitizer room has an open top, allowing fumes to
escape the chemical storage and attack the ceiling
structure components above.
Appropriate NFPA hazard signage is present on the
entrances to the pool mechanical and chemical
storage spaces, as required by fire code.
Penetrations in and out of the chemical storage room
are not patched with a fire-rated caulking.
A set of abandoned chemical feed piping is present
within the corner of the room. This piping is charged
with liquid chlorine.
Recommendations
Ensure that all lids to chemical storage containers are
sealed at all times, and all poly tubing penetrations are
secured with bulkhead fittings to prevent corrosive
vapors from escaping.
Provide a ceiling within the chemical storage spaces to
prevent fumes from attacking the building structure
above. Refer to Architectural.
Provide fire-rated caulking at all penetrations entering
or leaving chemical storage areas, in order to ensure
compliance with all applicable fire codes.
Properly remove and dispose of the abandoned
schedule 40 PVC chemical feed piping.
Boulder Recreation Centers Assessment
Building Assessment Page | 129 North Boulder
MAKE -UP WATER
Observations
Water is added to the lap pool and the rec pool
through two separate fill funnel systems. The domestic
fill line is controlled by a mechanical float valve that
sometimes seizes and malfunctions.
For the spa, water is added to a fill funnel via an air
gap, similar to the pools. However, this system uses a
more accurate sensor to determine the water level
within the spa.
Water meters are present within the mechanical room.
However, staff noted that the lap pool water meter has
been removed during a domestic water line repair.
Recommendations
C-H recommends utilizing the abandoned vacuum
lines for both the lap pool and the rec pool. These
vacuum lines can be modified and re-purposed as a
static water level line, where a sensor can be
implemented at these two pools as well, similar to the
spa.
C-H recommends purchasing a Jandy Levelor system
for the lap pool and the rec pool once the existing
vacuum lines have been modified.
It is best practice for each pool to have its own
individual water meter. That way, staff take note of the
water meter readings for each body of water when
performing chemical readings. Any water usage spikes
that are noticed can be attributed to leak.
Boulder Recreation Centers Assessment
Building Assessment Page | 130 North Boulder
POOL HEATING
Observations
The pools and spa are heated through a complex gas-
fired boiler system that is shared between plumbing
and aquatics. Three Lochinvar gas-fired boilers are
present and supply hot water to the domestic system.
Each pool/spa has its own individual heat exchanger,
which then receives hot water from the domestic
system that transfers that heat to the pool/spa water.
The heat exchangers show slight signs of aging and
corrosion.
Staff noted that the system at North Boulder is easily
outclassed by the system at East Boulder in terms of
heat-up times. This may not be limited by capacity, but
it may be caused by the current system operation
setpoint and valve positions.
Recommendations
Each pool/spa heat exchanger should be removed and
thoroughly cleaned or completely replaced. Fouling of
the heat exchanger may increase pressure drop
throughout the system, which could reduce flow.
A schematic for the system is recommended to be
developed to determine which valve, pumps, and
controls may affect system performance.
It is recommended that the project mechanical
engineer should be consulted about this system to
identify potential performance issues.
Boulder Recreation Centers Assessment
Building Assessment Page | 131 North Boulder
MISCELLANEOUS
Observations
Various electrical issues are present within the pool
mechanical room. There are various broken
receptacles, various loose wires, and various old pool
systems that have been abandoned.
Recommendations
A general repair is recommended to address the
electrical work within the pool mechanical room.
Consult with the project electrical engineer for any
further instructions or recommendations.
Boulder Recreation Centers Assessment
Building Assessment Page | 132 East Boulder
East Boulder
Architecture & Interiors (Perkins&Will)
Building Description:
5660 Sioux Dr, Boulder, CO 80303
Year Built: 1991
Gross Square Footage: 55,100
Major Improvements: 2011, Solar PV & Solar Tubes
Current state: At inflection point
Key Physical Building Condition Observations:
The entire facility is dated with no signs of major renovations over the years. The aging roof
system in the pool area needs attention at the perimeter for weather tightness. Several
areas throughout the facility show proof of roof leaks. ADA compliance is not met in several
areas and will require further evaluation. Many exterior windows show wear of sealant
both at the exterior and interior and it is recommended to replace the sealant where
needed. It is recommended to further evaluate the roofing material at visible areas (asphalt
roof tiles) for repair or replacement.
General and Itemized Building Observations:
Exterior signage is outdated and may not
meet current accessibility code
requirements.
Existing roofing material (asphalt roof tiles)
Boulder Recreation Centers Assessment
Building Assessment Page | 133 East Boulder
Example of failing exterior sealant
Example of failing interior sealant
Flooring throughout to be replaced,
refinished, or patched/reviewed. Flooring
does not meet usability or maintenance
standards for entryways; carpet in admin
and circulation is worn and stained,
linoleum in multipurpose is outdated,
cracked and patched.
Lighting in Child Care needs to be evaluated
for updated fixtures for dimming and color
options.
Boulder Recreation Centers Assessment
Building Assessment Page | 134 East Boulder
Further evaluation of expansion joints is
needed
Flooring at ballroom needs patching and
refinishing. Floor outlets and drains should
be reviewed to ensure accessibility, code
compliance, and usability.
Wall base at ballroom is outdated, needs
patching in places, and is not optimal for
maintenance.
Flooring transitions throughout may not
meet accessibility standards and are
damaged in some places.
Boulder Recreation Centers Assessment
Building Assessment Page | 135 East Boulder
Flooring in the gym needs to be refinished.
Basketball backstops appear to be
outdated and do not provide adjustable
heights
Painted CMU in relatively good condition.
Paint scuffs and general wear and tear
present, repainting recommended.
Front desk placement and functionality are
not optimal. Patrons entering the space can
bypass the desk easily, causing security
issues.
Water fountains throughout are outdated
and do not have water bottle filler function
nor dual height fountains. Quantity and
placement to be reviewed.
Air purifiers placed throughout the space.
Air concerns to be addressed with
Mechanical team.
Boulder Recreation Centers Assessment
Building Assessment Page | 136 East Boulder
AV systems throughout are outdated and
lack integration. No audio integration is
present in the room, and flexibility of the
systems present is very limited.
Doors show signs of heavy use, and some
are damaged.
Water damage noted in a number of
locations throughout the project.
Investigation needed to determine what
type of remediation work may be needed.
Ceiling tiles are outdated and damaged
throughout. Replacement is encouraged.
Boulder Recreation Centers Assessment
Building Assessment Page | 137 East Boulder
Lighting in all gyp ceilings is outdated in
both type and aesthetics.
Interior blinds throughout are in good
condition.
Two layers of lighting fixtures at vestibule
are outdated and may not be functioning
properly. Surface-mounted conduit noted
as well.
Lighting fixtures at vestibule is in both type
and aesthetics. Exposed conduit to the air
curtain is an unfortunate installation
Boulder Recreation Centers Assessment
Building Assessment Page | 138 East Boulder
Air curtain is turned off, functionality of this
system vs ceiling vent to be analyzed.
Centralized/unified system is preferred.
Sconces at main circulation are aesthetically
outdated, but functional.
Curved and angular soffit ceilings with
signage throughout the space are outdated
and create the impression of a lower height
space.
Vending machine nook adjacent to the
main entry lobby is oddly laid out and
underutilized.
Boulder Recreation Centers Assessment
Building Assessment Page | 139 East Boulder
Outdated controls and surface mounted
conduits to be evaluated.
Outdated accessories and units noted
throughout the space.
Cove ceiling at ballroom is outdated but
functional.
Age Well power/AV location and layout are
not optimized, and cable management is
lacking. Flexibility of power and technology
is key in these spaces.
Boulder Recreation Centers Assessment
Building Assessment Page | 140 East Boulder
Age Well acoustic wall covering is damaged
and in need of replacement.
Age Well center counters and millwork are
outdated, and accessibility is to be studied.
Age Well Admin area ceilings are outdated.
Lighting is inadequate for task work, and
grid is damaged in some places.
Age Well Admin millwork is functional and
in good shape, though aesthetically
outdated. Storage needs should be
reevaluated so counter space is freed up.
Boulder Recreation Centers Assessment
Building Assessment Page | 141 East Boulder
Clothing storage at Age Well circulation
creates accessibility issues because of its
projection.
Ballroom millwork and food service
equipment is outdated, and functionality
should be evaluated.
Ballroom operable partition has been
decommissioned and removed, and the
storage space has been turned into a closet.
Removal of the track and review of the
usability of the room should be completed.
Ballroom mechanical system should provide
enough air circulation to remove ceiling fan.
Mechanical to evaluate the existing system.
Boulder Recreation Centers Assessment
Building Assessment Page | 142 East Boulder
Ballroom wall controls are numerous and
disorganized.
Ballroom storage rooms show use and are
damaged. Outdated systems/unites should
be removed.
Industrial kitchen is decommissioned and in
need of maintenance and updating.
Boulder Recreation Centers Assessment
Building Assessment Page | 143 East Boulder
Kitchen flooring is mostly in good condition,
with spots of staining and scuffing.
Kitchen walk-in fridges are functional and in
overall good condition but need general
maintenance and upkeep.
Kitchen area janitor closet is in need of tile
maintenance, mop sink upkeep, and
flooring patching. Blinds at office window
are damaged and need replacement.
Boulder Recreation Centers Assessment
Building Assessment Page | 144 East Boulder
Pest control needs noted in the kitchen and
Age Well administrative areas.
Multipurpose room millwork is outdated
and damaged throughout.
Multipurpose room sinks are functional, but
their appearance is utilitarian. Studying
alternatives is recommended.
Interior signage is outdated, and portions
do not meet the latest accessibility and
code requirements.
Boulder Recreation Centers Assessment
Building Assessment Page | 145 East Boulder
Community pinboards look cluttered and
may be inefficient.
Security/hardware issues noted at Age Well
Ballroom. Required exit cannot be utilized
as currently chained up.
Paint flaking, cracking and blistering and
noted at the natatorium ducts and
structure.
Boulder Recreation Centers Assessment
Building Assessment Page | 146 East Boulder
Accessibility/clearance issue at the slide
stair, temporarily addressed with padding
at the beam.
Light calcification of tiles surrounding the
pools.
Climbing area is underutilized and
outdated. Accessibility to the area is limited
due to having to go downstairs into a pit, no
lift is present.
Climbing area roof has unfinished and
apparent spray foam insulation at the wall
transition.
Climbing area has surface-mounted conduit
and lighting that looks added after the fact.
Boulder Recreation Centers Assessment
Building Assessment Page | 147 East Boulder
Gym area is too small and cramped. Carpet
flooring is not the preferred material for a
gym space. Acoustics in the space are echo-
y and a bit loud. TVs and AV are lacking.
Circulation outside of the gym is outdated
with exterior-looking built-in benches and
lamp posts. Also noted are defects in the
flooring. Walls, ceilings and windows are in
good condition. Hooks and other CMU-
mounted elements could be cleaned up.
Locker room flooring is moderately slippery,
and the addition of rubber mats seems to
be to address this issue.
Lockers appear to be in fairly good
condition. Limited ventilation in the face of
the lockers could prove to be an issue for
wet spaces.
Boulder Recreation Centers Assessment
Building Assessment Page | 148 East Boulder
Locker Room gang showers to be evaluated
for privacy and health code concerns.
Bathroom aesthetics are outdated, but
walls and fixtures are in fairly good
condition. Not all Family Change stalls
appear to meet ADA requirements.
Bathroom accessories and toilet partitions
are outdated and should be evaluated for
code and accessibility compliance.
Bathroom lighting is outdated and
inefficient energy-wise.
Boulder Recreation Centers Assessment
Building Assessment Page | 149 East Boulder
Bathroom floor tiles were cut down to
provide a slope towards the drains. This
should be reviewed to ensure proper
drainage and improved aesthetics.
Trash receptacles throughout the space are
mismatched. Highly cleanable materials are
preferred.
Boulder Recreation Centers Assessment
Building Assessment Page | 150 East Boulder
Outdoor Needs (Design Workshop)
Background
Design Workshop (DW) conducted an analysis of existing outdoor facilities and programs for
East Boulder Community Center following site visits to the property. The purpose of this
outdoor amenity and activities assessment is to evaluate the overall condition and level of
services through renovation and provide initial recommendations for the recreation center.
The areas of analysis include the building perimeter, parking lot landscape, and recreational
amenities within the boundaries defined in the scope of work.
East Boulder Community Center (EBCC)
The following is an assessment of the outdoor facilities immediately surrounding the
East Boulder Recreation Center (EBCC).
Parking Lot and Dropoff Landscape
The trees planted in the perimeter landscape areas seem to be growing well, indicated
by substantial, healthy growth and caliper size commensurate with the age of the
EBCC (i.e. time of planting). Trees in the interior parking lot islands, however, are not
thriving, with many showing signs of stunted growth. Some of these trees have been
replaced recently, but the underlying conditions (i.e. poor soil conditions, limited soil
volume, and excessive heat) may be affecting their growth. Additionally, the large,
mounded planter in front of the building is obstructing the entrance, creating a visual
and physical barrier for visitors to the EBCC.
Main Entry & Building Perimeter
At the building's entrance, annual flower beds are empty with only a covering of wood
mulch. Surrounding the entire building are large areas of non-functional bluegrass
turf, which could be replaced with more sustainable, low water use, landscape
planting. The bike parking area accommodates 18 bicycles, which may be insufficient
given the size of the EBCC and its population base.
Bus Turnaround
The bus turnaround has been out of operation since the start of the Covid-19
pandemic. The area is dominated by a large expanse of underperforming pavement,
which now primarily highlights the back-of-house service area. This could be a land
bank for additional parking and park program.
Boulder Recreation Centers Assessment
Building Assessment Page | 151 East Boulder
Amenity Quantity Description Assessment Condition
Rating
Outdoor patio
(west)
1 patio 2,400 sf patio
open to the
public / park
users.
Large expanse of concrete.
Concrete paving and perimeter
half wall in good condition.
Very exposed midday and
afternoon. Not shaded. One
two-top table, otherwise not
furnished.
Good
Outdoor patio
(aquatics)
1 patio 1,500 sf patio
attached to
indoor pool.
Perimeter
controlled /
means of
egress.
Furnished with loungers and
some picnic tables. Appears
underutilized.
Good
Outdoor patio
(daycare)
1 patio 500 sf
Perimeter
controlled /
means of
egress.
Heavily shaded. Appears to be
catch-all / forgotten space.
Groundcover mostly weeds or
exposed dirt.
Poor
Recommendations for EBCC
1. Enhance Sense of Arrival: The winding approach along 5th Street celebrates the
natural landscape of South Boulder Creek and the constructed ponds. However,
upon approaching the building, the underperforming mounded landscape
planting obscures the sense of arrival to the building. Reconfiguring of the parking
lot should make this a more deliberate, purposeful approach that celebrates the
facility.
2. Revitalization of Attached Patios: The attached patios at EBCC appear
underutilized and could be transformed and reconfigured into vibrant social
spaces. By adding seating, shade structures, or programming for outdoor fitness
classes or community events, these patios could become more active and
appealing to the East Boulder Community.
Boulder Recreation Centers Assessment
Building Assessment Page | 152 East Boulder
Site Photos
EBCC Site Photo 01
EBCC Site Photo 02
EBCC Site Photo 03 EBCC Site Photo 04
EBCC Site Photo 05
EBCC Site Photo 06
Boulder Recreation Centers Assessment
Building Assessment Page | 153 East Boulder
EBCC Site Photo 07
EBCC Site Photo 08
EBCC Site Photo 09
EBCC Site Photo 10
EBCC Site Photo 11
EBCC Site Photo 12
Boulder Recreation Centers Assessment
Building Assessment Page | 154 East Boulder
EBCC Site Photo 13
EBCC Site Photo 14
EBCC Site Photo 15 EBCC Site Photo 16
EBCC Site Photo 17
EBCC Site Photo 18
Boulder Recreation Centers Assessment
Building Assessment Page | 155 East Boulder
EBCC Site Photo 19
EBCC Site Photo 20
EBCC Site Photo 21
EBCC Site Photo 22
EBCC Site Photo 23
EBCC Site Photo 24
Boulder Recreation Centers Assessment
Building Assessment Page | 156 East Boulder
EBCC Site Photo 25
EBCC Site Photo 26
EBCC Site Photo 27
EBCC Site Photo 28
EBCC Site Photo 29
EBCC Site Photo 30
Boulder Recreation Centers Assessment
Building Assessment Page | 157 East Boulder
EBCC Site Photo 31 EBCC Site Photo 32
EBCC Site Photo 33 EBCC Site Photo 34
EBCC Site Photo 35
EBCC Site Photo 36
Boulder Recreation Centers Assessment
Building Assessment Page | 158 East Boulder
EBCC Site Photo 37
EBCC Site Photo 38
EBCC Site Photo 39 EBCC Site Photo 40
EBCC Site Photo 41 EBCC Site Photo 42
Boulder Recreation Centers Assessment
Building Assessment Page | 159 East Boulder
EBCC Site Photo 43
EBCC Site Photo 44
EBCC Site Photo 45
EBCC Site Photo 46
EBCC Site Photo 47
EBCC Site Photo 48
Boulder Recreation Centers Assessment
Building Assessment Page | 160 East Boulder
EBCC Site Photo 49
EBCC Site Photo 50
EBCC Site Photo 51
EBCC Site Photo 52
EBCC Site Photo 53 EBCC Site Photo 54
Boulder Recreation Centers Assessment
Building Assessment Page | 161 East Boulder
EBCC Site Photo 55 EBCC Site Photo 56
EBCC Site Photo 57 EBCC Site Photo 58
EBCC Site Photo 59
EBCC Site Photo 60
Boulder Recreation Centers Assessment
Building Assessment Page | 162 East Boulder
EBCC Site Photo 61
EBCC Site Photo 62
EBCC Site Photo 63 EBCC Site Photo 64
EBCC Site Photo 65
EBCC Site Photo 66
Boulder Recreation Centers Assessment
Building Assessment Page | 163 East Boulder
Structural (Martin/Martin)
Background
Martin/Martin, Inc. performed a visual structural condition assessment of the East
Boulder Community Center (EBCC), North Boulder Recreation Center (NBRC), and
South Boulder Recreation Center (SBRC) to observe the general condition of the
existing building s and to identify any pre-existing signs of structural distress or
deterioration prior to commencement of future phase construction. Investigations
included a walkthrough of the main public spaces of the centers as well as observation
of rooftop equipment and building systems, when accessible. Exposed, visible structure
was observed where possible while distress to architectural finishes was looked for in
areas where structure is concealed. Reference the exterior envelope assessment for
more detailed investigations of non-structural systems at the visible and accessible
portions of the exterior walls of each center.
Condition Assessment observation was performed on June 26, 2024, during the course
of the design team’s kickoff meeting and walk of EBCC and NBRC. A subsequent
observation at SBRC was performed on November 27, 2024.
Our observations were limited solely to the areas accessible to the design team during
the kickoff meeting and are based on conditions that were readily observable at the
time of our site visit. No invasive testing was performed. Martin/Martin, Inc. does not
accept responsibility for deficiencies not evident during an observation of this type.
The condition of the existing structure at the East Boulder Community Center should
be monitored through the course of construction of the proposed expansion and
evaluated at the close of construction activity to identify any changes to the condition
of the structure.
Structural System Overview and Drawing Review:
The original East Boulder Community Center structure was built in 1990, and existing
building structural drawings were made available to the design team for review. New
proposed expansions are not defined at this time but may include addition to the main
pool area, east wing, or entry area. The existing structure is founded on shallow spread
footing foundations including continuous strip footings and stem walls around the
building perimeter. The first-floor slab is placed on-grade with a typical thickness of 4”
and minimal steel mesh reinforcing. The roof structure is framed using a combination
of wide-flanges and open-web steel joists supported on a combination of load-
bearing concrete masonry unit (CMU) walls and isolated steel columns. At the main
pool, the roof is framed using infill wide-flange beams supported from deep gable
trusses spanning each direction across the square pool area and supported on
concrete and CMU pilasters at the building perimeter. The building lateral system
appears to consist of ordinary masonry shear walls in each direction. Pool shell
structure consists of conventional cast-in-place concrete slabs and walls.
Boulder Recreation Centers Assessment
Building Assessment Page | 164 East Boulder
Condition Assessment Observations:
Observations at the East Boulder Community Center began with a walk of the roof at
the west wing of the building followed by a walk around the building perimeter and
finished with a walk through the locker room, pool, basketball court, and workout
spaces.
At the roof of the west wing of the building, some exposed steel framing at rooftop
screenwalls surrounding mechanical units was observed. The steel at these locations
is painted and while there is some surface corrosion visible on the exposed steel, there
does not appear to be any section loss or affect to the structural function of the
screenwall steel. Other observations made at the roof include deterioration of a small
number of rooftop walkway pavers and one location where standing water was
present around a mechanical unit where water was not properly draining to roof drain
positions. Reference the building enclosure condition assessment for additional
observations and recommendations related to the roofing systems of the building.
Some cracking and efflorescence were observed at the exterior brick finishes; however,
no significant cracking was observed at the primary structural masonry walls able to
be observed from the interior of the building. Reference the building enclosure
condition assessment for additional observations of the exterior envelope and brick
finishes including repair recommendations.
Within the building, most primary structure is concealed within the community spaces
of the west wing of the building. However, the steel structure within the main pool area
and gym/workout spaces of the east wing was able to be observed. At the pool, the
painted steel framing did not show signs of deterioration other than small spots of
corrosion staining at the locations where steel bears on the perimeter masonry walls.
This staining did not appear to be affecting the structural capacity of the steel nor
causing any concerning section loss. The steel framing over the basketball gym and
adjacent workout space shows no signs of deterioration or water/moisture intrusion.
The water slide structure at the main pool shows some signs of deterioration, including
corrosion of the steel framing, corrosion of the underside of the landing structure, and
some corrosion of the column base plates supporting the slide tower. This corrosion is
expected in a wet, moist space and it appears that the structure has been painted to
cover some previous deterioration. While the level of deterioration does not appear to
be a structural issue requiring immediate attention, the slide tower should be
investigated further for future repairs or replacement. See Photos S1 and S2 showing
slide structure condition.
Boulder Recreation Centers Assessment
Building Assessment Page | 165 East Boulder
Photo S1 – E Boulder: Water Slide
Structure
Photo S2 – E Boulder: Water Slide Base
Plate
Conclusions and Recommendations:
The primary structure of the East Boulder Community Center appears to be in good
shape and well maintained with no significant structural concerns found during the
visual structural assessment. This is to be expected given the age of the buildings and
it is not anticipated that any significant structural repairs will be required prior to
future renovations and additions. Regular maintenance and monitoring of the
condition of the building structures should continue before, during, and after any
future renovations. The following recommendations and actions are provided based
on the observations noted and accompany any recommendations made by other
disciplines in their condition assessment reports.
Recommendations and Actions:
• Investigate water slide structure deterioration for repair or replacement during
proposed renovations.
• Repair and continually maintain steel coatings, especially where exposed in
pool areas and where steel is beginning to show signs of corrosion.
Boulder Recreation Centers Assessment
Building Assessment Page | 166 East Boulder
Envelope (Martin/Martin)
Background
The East Boulder Community Center Building is a one level building comprised of east and
west wings with a natatorium in the center. The exterior wall system is primarily brick and
scored, split face finished concrete masonry unit (CMU) walls. There are also areas of exterior
insulation and finish system (EIFS) on the southern elevation and at roof screen walls. The
main roof is a single ply, EPDM roofing membrane which supports all of the building
mechanical units and solar tubes and solar panels. There are sloped, asphalt shingle roofs
above the natatorium and on the east and west wings of the building.
Visual Observations
There are multiple areas where potential air leakage and water intrusion could occur
at the exterior walls and roof assemblies of all three buildings. The following items
were observed:
1. Sealants around windows, doors, mechanical penetrations, and at control joints in
the exterior brick and CMU walls were observed to be deteriorated with cohesive
and adhesive failures (Photo E1, Photo E2, Photo E3, Photo E4, and Photo E5).
Window setting blocks are exposed at multiple windowsills on the northeast
elevation due to deteriorated sealants (Photo E6). The ivy growing on this wall is
likely contributed to the sealant deterioration in this location. We also observed a
gap between the window head sealant joint and an intermediate vertical jamb
cover at one window (Photo E7). The deteriorated sealants allow for air and water
leaks to occur at these locations.
2. We observed one window that was butted to the exterior CMU wall without
sealant (Photo E8). The lack of sealant between the window opening and exterior
wall assembly can allow air leakage at this location.
3. The exterior pane of one insulated glazing unit (IGU) on the northeast elevation is
broken. The crack is likely a thermal stress crack due to the origin of the crack being
from the head and right jamb of the IGU (Photo E9 and Photo E10 ). Thermal stress
cracks occur when the center of the glass is heated by the sun and begins to
expand. The temperature of the glass at the edges does not heat to the same
temperature or at the same rate as the center of the glass, concentrating this
thermal stress along the edge of the glass. Cracks form at 90-degree angles from
the edge of the glass when the stress exceeds the strength of the glass. The thermal
properties of this IGU are compromised.
4. The clerestory windows above the natatorium are showing signs of corrosion to the
low emissivity coating due to moisture exposure from breaches in the IGU seals
(Photo E11). The thermal properties of this IGU are likely compromised.
5. Steel ledger beams above windows were observed to have surface corrosion
(Photo E12). This is an indication of exposure to moisture that can lead to further
deterioration of the ledger beams and water leaks.
Boulder Recreation Centers Assessment
Building Assessment Page | 167 East Boulder
6. Deteriorated mortar and cracks were observed throughout the exterior brick and
CMU walls (Photo E13, Photo E14, and Photo E15). Additionally, cracks in the EIFS
were observed at a corner in the west side of the building and a reveal on the south
side, near the natatorium (Photo E16 and Photo E17). Breaches in the exterior wall
assemblies are areas of potential air leakage.
7. We observed multiple lambs tongue downspouts penetrating the CMU wall
assembly on all elevations (Photo E18). The base plates of the downspouts are not
sealed around the perimeter, creating a path for water and air leakage.
8. Efflorescence was observed at the exterior brick two locations, on the west and
east side of the building (Photo E19 and Photo E20). The cause of the efflorescence
on the west side of the building is not currently known, however existing drawings
indicate that there is a kitchen on the other side of this wall. Efflorescence is an
indication that water has infiltrated the exterior brick assembly.
9. The weeps at the base of the brick walls are below landscaping material on the
northeast side of the building (Photo E21). Additionally, we observed multiple
weeps blocked by mortar above door openings in the CMU wall assembly (Photo
E22 and Photo E23). The restricted drainage of the exterior wall assemblies can
lead to additional water in the wall assemblies and water leaks.
10. There is an opening in the brick approximately 1 ½” in diameter on the south side
of the building (Photo E24). This is likely an abandoned penetration that was never
sealed. We also observed smaller, open holes in the CMU wall assembly (Photo
E25). All open and unsealed holes in the exterior wall assembly are locations for air
and water leakage.
11. EPDM membrane roofing was observed on the east and west wings building and
is generally in good condition (Photo E26). There is mechanical equipment, solar
tube and solar panel systems on these sections of the roof. Maintenance staff
indicated the roof membrane was replaced over 12 years ago. We observed one
area where the roof membrane was loosely tucked under a metal termination
flashing on the west side of the building (Photo E 27). The unsecured membrane at
this location is susceptible to water leaks.
12. Asphalt shingle roofing was observed on the central portion of the building over
the natatorium. There are solar panels on the southern portions of this roof.
Maintenance staff indicated the roof membrane was replaced approximately 10
years ago. We observed unsealed metal head wall flashing at the clearstory
window system (Photo E28 ). This unsealed flashing provides an avenue for water
to enter the roof assembly.
13. We observed circular soffit vents periodically spaced under the asphalt shingle
roofs (Photo E29 and Photo E30). These soffit vents are likely ventilating the attic
spaces between rafter spaces.
14. We observed roof gutter downspouts that discharge into underground pipes.
There are flexible sheets of rubber or neoprene that connect the downspout to a
Boulder Recreation Centers Assessment
Building Assessment Page | 168 East Boulder
cast iron cleanout pipe likely due to soil settlement (Photo E31). This flexible gasket
is cracked and deteriorated.
Photo E1: Deteriorated sealant joint at window jamb
Photo E2: Deteriorated sealant joint at door jamb
Boulder Recreation Centers Assessment
Building Assessment Page | 169 East Boulder
Photo E3: Deteriorated sealant at pipe penetrations
Photo E4: Deteriorated CMU wall control joint
Boulder Recreation Centers Assessment
Building Assessment Page | 170 East Boulder
Photo E5: Deteriorated brick to CMU wall control joint
Photo E6: Deteriorated sealant at windowsill exposing setting blocks.
Boulder Recreation Centers Assessment
Building Assessment Page | 171 East Boulder
Photo E7: Gap between window head sealant and intermediate jamb cover
Photo E8: Window jamb without sealant joint
Boulder Recreation Centers Assessment
Building Assessment Page | 172 East Boulder
Photo E9: Location of broken IGU
Photo E10: Broken IGU
Boulder Recreation Centers Assessment
Building Assessment Page | 173 East Boulder
Photo E11: Low-e corrosion spots on clerestory windows
Photo E12: Surface corrosion on steel ledger
Boulder Recreation Centers Assessment
Building Assessment Page | 174 East Boulder
Photo E13: Deteriorated mortar at windowsill
Photo E14: Cracked bricks below windowsill
Boulder Recreation Centers Assessment
Building Assessment Page | 175 East Boulder
Photo E15: Deteriorated and cracked mortar in CMU wall
Photo E16: Hole in EIFS below bird house on west side of building
Boulder Recreation Centers Assessment
Building Assessment Page | 176 East Boulder
Photo E17: Cracked EIFS on south side of building
Photo E18: Lambs tongue downspout not sealed to CMU wall.
Boulder Recreation Centers Assessment
Building Assessment Page | 177 East Boulder
Photo E19: Efflorescence on west side of building
Photo E20: Efflorescence on east side of building
Boulder Recreation Centers Assessment
Building Assessment Page | 178 East Boulder
Photo E21: Blocked brick weeps at base of wall
Photo E22: Obstructed brick weep at window head
Boulder Recreation Centers Assessment
Building Assessment Page | 179 East Boulder
Photo E23: Obstructed masonry weep at door head
Photo E24: Unsealed and improperly sealed penetrations through brick wall
Boulder Recreation Centers Assessment
Building Assessment Page | 180 East Boulder
Photo E25: Unsealed penetration through CMU wall
Photo E26: Overall view of roof system
Boulder Recreation Centers Assessment
Building Assessment Page | 181 East Boulder
Photo E27: Unsecured EPDM at building wall
Photo E28: Unsealed headwall flashing at asphalt roof.
Boulder Recreation Centers Assessment
Building Assessment Page | 182 East Boulder
Photo E29: Example location of soffit vents
Photo E30: Example of soffit vent
Boulder Recreation Centers Assessment
Building Assessment Page | 183 East Boulder
Photo E31: Roof gutter downspout connection to cleanout pipe
Thermography Observations
The East Boulder Community Center was inspected with the use of an infrared (IR)
imaging device that produces thermal images as digital pictures for documentation
purposes. The intent of this study is to perform an analysis of the building envelope to
identify any areas of water infiltration, poor thermal performance, air leakage, or
other defects. Any building components suspected of being problematic are noted in
this report.
The buildings were visited on September 9 and September 25, 2024, in order to
capture images of the exterior walls and roofs while they were not directly exposed to
solar radiation. The thermographic images presented contain the following
information pertaining to each, individual picture captured with the IR camera:
• Surface temperatures
• Ambient air temperature and relative humidity
• Distance from surface
• Direction IR camera is pointed.
There will also be measurements displayed for one or more of the following
temperature gradients: spot, line or boxed area. A “delta” measurement tool is then
applied which calculates the temperature differential (ΔT) between nearby gradients.
Boulder Recreation Centers Assessment
Building Assessment Page | 184 East Boulder
These tools are utilized to analyze the surface temperatures captured with each image
to help interpret possible causes of any observed anomalies. Also, if the thermal image
was taken after sunrise and before sunset, a corresponding standard photo image is
included as a reference.
Thermography Test Method:
When performing infrared thermography on exterior walls and roofs, we are looking
for areas with surface temperatures that are elevated 1°F or greater than nearby
surface temperatures. This ΔT indicates potential that moisture has infiltrated the
assembly and has become absorbed within the cladding, sheathing or insulation
materials. Since water retains heat longer than common construction materials, it will
increase the rate of heat transfer through a wall assembly if it is present and cause
exterior surfaces to be warmer than those nearby that do not have any moisture
present. Temperature differentials can also be the result of thermal bridging, which is
an increase in the rate of heat transfer due to adjacent conductive materials (metal,
concrete, etc.) that are not separated from each other with non-conductive materials
(insulation, rubber isolation pads, thermal breaks, etc.). Common instances where
these occur are around window and door openings, interior partition wall
intersections, structural connections, or penetrations for mechanical, plumbing or
electrical items such as vents, conduits, pipes, light fixtures, etc.
When investigating heat transfer through the building envelope, thermography
provides the best results when the ambient temperature is at least 18°F colder than the
interior temperature. Therefore, we scheduled our visit times and dates when
temperatures were forecast to be low enough so that the minimum ΔT would be 18°F
or greater, assuming the conditioned space temperatures would be approximately
70°F to 75°F. However, since our September 9th site visit to the East Boulder Recreation
Center occurred when the exterior ambient temperatures ranged from 70°F to 80°F,
i.e. approximately equal to interior temperatures, we employed an alternate method
of manipulating the mechanical systems within the building to create positive air
pressure within the separate zones of the interior conditioned spaces. This method
allows the IR camera to detect air leaks and thermal transfer through the building
envelope as it cools down the interior surfaces relative to the exterior, and pushes the
cooler, conditioned air through any gaps and penetrations within the envelope
assemblies. Investigations for heat transfer and air leakage need to be conducted
prior to sunrise or after sunset since the heat from the sun projecting on the building
will disturb the accuracy of the infrared testing.
Equipment:
Boulder Recreation Centers Assessment
Building Assessment Page | 185 East Boulder
The IR cameras utilized for this assessment were a FLIR T420 hand-held IR camera,
serial# 62103849, and a Mavic 2 Enterprise Advanced IR camera mounted to a DJI
Thermal Imaging Drone.
Observations:
The following is a record of our observations to evaluate heat transfer through the
building envelope as a result of either water intrusion, air leakage, thermal bridging
or existing damage. The observations listed below provide one example of conditions
that were observed at multiple locations throughout the course of our investigation.
1. We observed an area of elevated surface temperature at roof valley near the main
entrance at the north side of the building (Photo TE1). The shape of the affected
area indicates either missing or damaged roof insulation. Also, the smaller hot
spots in this image indicate locations of potential air leakage since this area of the
building under positive pressure when the image was taken.
Photo TE1: Effected roof insulation and air leakage hot spots
2. Elevated surface temperatures were observed at the skylight curbs over the
gymnasium, as well as air leakage indicators at the parapet wall copings while the
zone was under positive pressure (Photo TE2).
Boulder Recreation Centers Assessment
Building Assessment Page | 186 East Boulder
Photo TE2: Heat transfer at skylight curbs and air leakage below parapet copings
3. Elevated surface temperatures were observed along the roof-to-wall transition
where loose membrane was noted in Photo E27 (Photo TE3).
Photo TE3
4. A substantial thermal anomaly was observed outside the access door into the large
evaporative cooler northwest of the natatorium roof (Photo TE4). Maintenance
staff indicated this area of roof sustained some structural damage during
Boulder Recreation Centers Assessment
Building Assessment Page | 187 East Boulder
maintenance of the unit, which could have resulted in water infiltration and/or roof
insulation not being reinstalled. The brightness of the anomaly suggests a
significant issue below the existing roofing membrane.
Photo TE4
5. We observed evidence of air leakage through windows, fasteners, wall-to-soffit
transitions and the roof eaves, around the exterior walls of the natatorium. The
images below (Photo TE5a and TE5b) compare the surface temperatures at the
south elevation under both static and pressurized conditions. Photo TE5b
indicates locations where the warm air from the natatorium is exfiltrating through
the building envelope assemblies.
Photo TE5a – South Elevation, Natatorium, Static Conditions
Boulder Recreation Centers Assessment
Building Assessment Page | 188 East Boulder
Photo TE5b - South Elevation, Natatorium, Pressurized Condition
6. The images below (Photo TE6a and TE6b) are similar to those in item #5 above,
indicating evidence of air leakage through wall-to-soffit transitions and the roof
eaves of the natatorium, except they include the same patterns at the roof monitor
where air leakage is occurring.
Photo TE6a – South Elevation, Natatorium Roof Monitor, Static Conditions
Photo TE6b – South Elevation, Natatorium Roof Monitor, Pressurized Conditions
Boulder Recreation Centers Assessment
Building Assessment Page | 189 East Boulder
7. The images below (Photo TE7) indicate a more detailed view of the air leakage
around the windows at the natatorium. The line gradient exhibits a significant
temperature differential between minimum and maximum temperatures, while
the white arrows indicate where the warm air from the natatorium is exfiltrating
through failed gaskets and seals within the storefront glazing assemblies.
Photo TE7 – Natatorium, Pressurized Conditions
8. We observed evidence of air leakage through deteriorated sealant joints around
window frames at the east wing of the building. The images below (Photo TE8a
and TE8b) compare the surface temperatures at the east elevation under both
static and pressurized conditions. Photo TE8b indicates locations where interior air
is exfiltrating through the window assembly.
Photo TE8a – East Elevation, Static Conditions
Boulder Recreation Centers Assessment
Building Assessment Page | 190 East Boulder
Photo TE8b – East Elevation, Pressurized Conditions
9. We observed evidence of minor air leakage through deteriorated sealant joints
around window frames at the north wing of the building. The images below (Photo
TE9a and TE9b) compare the surface temperatures at the east elevation under
both static and pressurized conditions.
Photo TE9a – East Elevation, North Wing, Static Conditions
Boulder Recreation Centers Assessment
Building Assessment Page | 191 East Boulder
Photo TE9b – East Elevation, North Wing, Pressurized Conditions
Boulder Recreation Centers Assessment
Building Assessment Page | 192 East Boulder
Mechanical (The Ballard Group)
HVAC Systems
A. Existing Conditions: The existing EBCC HVAC system primarily consists of packaged
roof top air handling units. Cooling is provided by direct expansion (DX)
refrigeration systems with integral condensing and natural gas fired heating.
There is a large solar thermal heating array that has been abandoned in place.
This array did provide some heating to HRU-2, serving the natatorium, as well as
to the pool and domestic hot water plant.
1. HRU-1 & HRU-2
i. These units provide dehumidification, heating and ventilation to the
natatorium. Dehumidification is provided by use of outside air only, which
is consistent with how we would design systems today. Heating is
provided by an 80% efficient natural gas fire heat exchanger. There is no
cooling for this system. There is a heat pipe energy recovery device which
recovers energy from the exhaust air stream to precondition the outside
air.
ii. HRU-1 also has a coil that was connected to the solar thermal system.
1. Manufacturer – Scott Springfield Mfg.
2. Year of manufacturer – 1992
3. Cooling Capacity – N/A
4. Heating Capacity – 750 MBH
iii. These units were manufactured in 1991 and installed shortly thereafter.
Service life for a dehumidification system of this type is 20 years or more.
Since this unit is over 30 years old, we believe that replacement is needed.
iv. HRU-1 was not in service at the time of the visit.
v. The 80% efficient natural gas heating system does not support Boulder’s
current climate initiatives.
HRU-1 HRU-2
Boulder Recreation Centers Assessment
Building Assessment Page | 193 East Boulder
1. RTU-1
i. This unit is a packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. This is single zone unit that operates to
provide heating, cooling and ventilation to the Gymnasium.
1. Manufacturer – Carrier
2. Year of manufacturer – 1991
3. Cooling Capacity – 40 ton
4. Heating Capacity – Could Not determine.
ii. The unit is over 30 years old. Typical service life for a packaged roof top unit
is 15-20 years.
RTU-1
2. RTU-2, RTU -3 & RTU-4
i. These units are packaged roof top units with direct expansion cooling and
80% efficient natural gas fired heating. They are multi-zone variable volume,
variable temperature (VVT) units. They operate to provide heating, cooling
and ventilation to multiple zones which have VVT terminals. VVT terminals
vary air volume only and do not have reheat coils. Each RTU is commanded
to provide heating or cooling to all zones connected. The temperature
controls system will dictate when the RTU is in heating or cooling mode based
on a predetermined zone needs strategy. We did not explore what this
strategy is as we will not pursue a VVT system as part of the renovation.
1. Manufacturer – Carrier
2. Year of manufacturer – 1991
3. Cooling Capacity – RTU-2: 40 ton; RTU-3: 30 ton; RTU-4 20 ton.
4. Heating Capacity – Could Not Determine
ii. The VVT system does not provide true independent zone temperature control.
This type of system will not be considered for the renovation.
iii. These units are over 30 years old. Typical service life for a packaged roof top
unit is 15-20 years.
Boulder Recreation Centers Assessment
Building Assessment Page | 194 East Boulder
RTU-2 RTU-3
RTU-4
4. MAU-1 & Kitchen System
i. The commercial kitchen is provided with a Type 1 grease exhaust hood and a
Type 2 hood above the dish machine. Make up air is provided by a n 80%
efficient indirect natural gas fired make up air unit with a direct evaporative
cooling section.
ii. MAU-1
1. Manufacturer – Greenheck
2. Year of manufacturer – 2016
3. Cooling Capacity – Evaporative
4. Heating Capacity – 600 MBH
iii. MAU-1 is less than 10 years old and should have many years of service life
remaining.
iv. The kitchen is not in use, but the Type 1 and Type 2 hoods seem to be in good
shape and could be reused.
Boulder Recreation Centers Assessment
Building Assessment Page | 195 East Boulder
MAU-1 Type 1 Hood
HVAC Recommendations:
A. With the exception of MAU-1, the major HVAC equipment is all well past the expected
service life. The 80% efficient heating systems do not support Boulder’s current climate
goals. The renovation to the facility will replace all of this equipment with high
efficiency systems.
Boulder Recreation Centers Assessment
Building Assessment Page | 196 East Boulder
Plumbing and Fire Protection (The Ballard Group)
Plumbing Systems
A. Existing Conditions:
1. The cold-water service is 2” and enters the building in the boiler room on the
southeast side of the facility. The service is supported with a 2” RP backflow
preventer that is not lead free. The water pressure from the utility was reading 125
PSI. After the pressure reducing valves, the pressure read 65 PSI to serve the
building.
2. The fire service is comprised of a 6” service into the building that reduces down to
a 3” double check backflow preventor. 3” piping branches and serves (1) wet zone.
3. Fire sprinkler heads are mostly concealed style. Exposed heads were brass upright.
4. The kitchen is supported with a grease interceptor on site. The kitchen is also served
with a dedicated water heater located in an adjacent mechanical space.
5. The existing lavatories observed were either Crane or American Standard with
Delta manual faucets. The community center side had older fixtures. Thermostatic
mixing valves noticed on the lavatories witnessed. We do not believe the lavatory
faucets are low flow. Exposed p-traps have insulation covers on most of the piping.
6. Existing urinals are American Standard with manual Zurn flush valves. We believe
the flow rates are 1.0 GPF.
7. Existing water closets are American Standard or Proflo with Zurn flush valve. We
believe the flow rates are 1.6 GPF.
8. Existing showers have concealed piping with Delta valves and heads. We believe
the flowrates are 2.0 GPM.
9. Existing water coolers are dual height and most have the attached bottle filling
station. There are some that are drinking fountains that do not appear to be
chilled.
10. The domestic heating system consists of (1) boiler LAARS and (1) 120-gallon storage
tank. The domestic storage tank routes water to a duplex thermostatic mixing
valve. The facility appears to be served with 130°F to 140°F water. Water is
recirculated through the facility via dedicated hot water recirculation piping to a
pump. The pump appeared to be in the middle of a replacement.
11. Existing mop sink basins did not have hose bibbs to support chemical feeders.
12. Gas meter is located on the east side of the building. Piping is routed to the boiler
room as well as gas fired HVAC units on the roof.
13. VTR’s on the roof appear to be in okay condition.
14. Existing gutters and downspouts appear to be in good condition.
15. Floor drains do not appear to have trap primers. The pool deck is drained via a
micro trench with area drains at less uniform locations. The locker rooms are
Boulder Recreation Centers Assessment
Building Assessment Page | 197 East Boulder
supported with floor drains, not trenches. The shower floors are sloped to a linear
trench drain along the walls.
16. Waste and vent piping seems to be hubless cast iron. We believe below grade
piping is PVC.
17. Vent piping appears to be copper and hubless cast iron.
18. There is an emergency eyewash station in the pool mechanical room.
19. The pool backwash routes directly to site via below grade piping.
20. There is a sewage ejector in the pool pump pit with a controller located on the wall
above the pit. Cover is metal.
21. All gas piping appears to be steel with welded and threaded fittings. Paint on
exposed piping on the exterior of the building has started to wear off.
22. Domestic water piping appears to be all copper with mostly soldered fittings. There
are a few locations where the repairs were performed with press fittings.
23. Valves and plumbing specialties do not appear to be lead free.
24. The steam generator for the steam room appears to be in good working condition.
B. Photos:
WATER ENTRY RP and PRV Station
Boulder Recreation Centers Assessment
Building Assessment Page | 198 East Boulder
FIRE ENTRY
REC CENTER SIDE WATER HEATER AND ABANDONED SOLAR THERMAL PRE-HEAT
SYSTEM
Boulder Recreation Centers Assessment
Building Assessment Page | 199 East Boulder
KITCHEN WATER HEATER
MASTER THERMOSTATIC MIXING VALVE
GAS METER
Boulder Recreation Centers Assessment
Building Assessment Page | 200 East Boulder
LAVATORIES
WATER COOLER / DRINKING FOUNTAIN
URINALS AND WATER CLOSETS
Boulder Recreation Centers Assessment
Building Assessment Page | 201 East Boulder
SHOWERS
SEWAGE EJECTOR IN POOL PUMP PIT
POOL DECK DRAINS WITH HOLES IN CATCH BASIN
Boulder Recreation Centers Assessment
Building Assessment Page | 202 East Boulder
FIRE SPRINKLER HEADS IN FINISHED CEILINGS
HOSE BIBB ON POOL DECK
GAS PIPING ON ROOF (TYPICAL)
Boulder Recreation Centers Assessment
Building Assessment Page | 203 East Boulder
ROOF MOUNTED SOLAR THERMAL HEATING SYSTEM
Plumbing & Fire Protection Recommendations:
A. Valves and specialties are not lead free; we suggest replacing at times of general
maintenance with lead free options.
B. Lavatory and sink faucet aerators could be replaced with lower flow options for water
savings.
C. Water closets and urinals could be replaced with lower flow options for water savings.
D. Shower heads could be changed out to 1.5 gpm for water savings.
E. Exposed gas piping on roof should be painted to extend lifespan.
F. Rust should be removed at pool hose bibbs.
G. Add mixing valves at all public lavatories that currently do not have them in an effort
to meet current code. These were noticed on the community center side.
H. Reset mixing valves serving facility to limit temperature to 120°F to fixtures.
Boulder Recreation Centers Assessment
Building Assessment Page | 204 East Boulder
Electrical (IES)
Introduction
This report was written by Kevin Yingling, project engineer with Innovative Electrical Systems,
Inc., based on several site observations, June 26, 2024, September 18, 2024, and September
19, 2024.
This report is accurate to the best of the engineer’s knowledge. During these site visits,
electrical equipment and boxes were not opened as this can only be done by an electrician.
Analysis of electrical gear and equipment is based on visible observation of the exterior and
the age of the device.
Executive Summary
The purpose of this report is to evaluate the existing electrical conditions for the East
Boulder Community Center in the city of Boulder. The building was designed in 1990, making
the building about 34 years old. This report will evaluate the electrical service and
distribution, electrical power, lighting & lighting control and low voltage systems which
include audio, visual, and telecom. The overall impression of the building is it is very well
maintained. The systems look to be operational and in good condition. The two main issues
are the age of the equipment and the outdated aesthetic. After 34 years, it’s probably time
to give most these systems an upgrade to bring the building up to recent code standards,
aesthetic appeal, and prepare the spaces for the future.
Section 1: Electrical Service & Distribution
Main Service
The service transformer is a 750KVA XCEL pad mounted transformer located on the
north side of the building near the main electrical room. The transformer feeds the
building with a 480/277V, three phase, four wire electrical service.
The existing peak demand on this building is 242 KW.
Switchboard MDC inside the main electrical room serves as the service panel. The gear
is Westinghouse. The switchboard is 1,600 amps. This appears to be the original gear.
The switch gear has six main disconnects that feed various loads as well as an 800-
amp section of the MDC. These six main disconnects are the max allowed by the NEC.
The exterior has a connection cabinet for a portable generator. This was installed in
2017 and is in good shape.
Condition:
The gear appears to be in good condition. It is located in a space that is dry and seems
well ventilated. The gear is over 30 years old putting it on the older side of gear. It is
generally recommended to replace gear that is over 30 years old, however, when in
good condition, panels can last longer. The service does not include current code
Boulder Recreation Centers Assessment
Building Assessment Page | 205 East Boulder
required arc fault mitigation. The existing service does not appear to have an SPD. The
existing electrical room does not appear to meet current egress code. The
manufacturer is obsolete.
Recommendations:
IES recommends that the service gear be replaced. There are several advantages to
this:
1. The first is it will most likely need to be upsized to meet the growing demands for
an electrified grid.
2. The new service can have a main breaker allowing an unlimited quantity feeders
from the new service gear.
3. The new service will have the new code compliant arc flash mitigation switch which
will help protect people working on electrical equipment.
4. The new service will have an SPD which helps protect the electrical components
powered by the electrical system.
IES recommends that the service conductors be replaced.
Distribution
The electrical distribution is made up of (7) 480/277V panels, (5) step down
transformers and (5) 208/120V panels. The panels look to be original and like the gear
in good shape.
Panel EMH
Panel EMH is a 480/277V, three phase, four wire, 100A panel. It is a Westinghouse
panel. It is located in the main electrical room. It is a 12-circuit panel with no spaces It
serves emergency lighting loads.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
Panel EML via 9KVA Transformer
Panel EML is a 208/120V, three phase, four wire, 30A panel. It is a Westinghouse panel.
It is located in the main electrical room. It is a 12-circuit panel with 5 spaces for future
loads. It serves emergency low voltage loads. It is fed by a 9KVA transformer.
Boulder Recreation Centers Assessment
Building Assessment Page | 206 East Boulder
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
The transformer is also over 30 years old.
Recommendation
IES recommends that tis panel and its feeder be replaced. IES recommends that the
transformer be replaced.
Panel SNP
Panel SNP is a 480/277V, three phase, four wire, 150A panel. The panel is a
Westinghouse panel. It is located in a storage room just outside the main electrical
room. It is a surface mounted panel. It is a 12-circuit panel with 2 spaces for future
loads. It serves high voltage loads in the east wing.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced. IES recommends that the
transformer be replaced.
Panel RHA
Panel RHA is a 480/277V, three phase, four wire, 200A panel. The panel is a
Westinghouse panel. It is located in a wall near the lounge of the east wing. It is a
recessed panel. It is a 42-circuit panel with 7 spaces for future loads. It serves high
voltage loads in the east wing.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
Panel RLA via 45KVA Transformer
Panel RLA is a two section, 208/120V, three phase, four wire, 150A panel. It is a
Westinghouse panel. It is located in a wall near the lounge of the east wing. It is a
recessed panel. It is a 42-circuit panel with 1 space for future loads. It serves general
Boulder Recreation Centers Assessment
Building Assessment Page | 207 East Boulder
low voltage loads in the east wing. It is fed by a 45KVA transformer which is located
hung from the ceiling in the gym storage room.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
The transformer is also over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
IES recommends that the existing 45KVA transformer be replaced with a new
transformer meeting today’s energy efficiency requirements.
Panel RLA S3
Panel RLA S3 is a small load center, 208/120V, three phase, four wire, 90A. It is a
Square D load center. It is located on a wall behind the fitness counter. It is a surface
panel. It is a 30-circuit panel with 21 spaces for future loads. It serves added power to
the fitness area and is powered from panel RLA.
Condition
The load center is fairly new and in good condition.
Recommendation
IES recommends that this load center be replaced with a panel.
Panel RHM
Panel RHM is a 480/277V, three phase, four wire, 225A panel. The panel is NEMA3R.
The panel is a Square D panel. It is located in the pool storage room. It is a 42-circuit
panel with no spaces. It serves high voltage pool loads.
Condition
There is some rust on the hinges of the panel. The cover does not properly close. This
is not an original panel and was replaced somewhat recently.
Recommendation
IES recommends that this panel and its feeder be replaced. Pools are harsh
environments that can lead to degradation. IES recommends that this new panel be
NEMA 4X making it less susceptible to degradation from pool chemicals if it’s installed
again in the pool storage room.
Boulder Recreation Centers Assessment
Building Assessment Page | 208 East Boulder
Panel RLM via 30KVA Transformer
Panel RLM is a 208/120V, three phase, four wire, 100A panel. This is a NEMA 3R panel.
This is a Square D panel. It is located in the pool storage room. It is a 42-circuit panel
with 20 spaces for future loads. It serves pool low voltage loads. It is fed by a 30KVA
transformer which is located hung from the ceiling in the gym storage room.
Condition
The panel has some rust in the gutter above it. This is not an original panel and was
replaced somewhat recently.
Recommendation
IES recommends that this panel and its feeder be replaced. Pools are harsh
environments that can lead to degradation. IES recommends this new panel be NEMA
4X making it less susceptible to degradation from pool chemicals if it is installed again
in the pool storage room.
IES recommends that the existing 30KVA transformer be replaced with a new
transformer meeting today’s energy efficiency requirements.
Panel PHA
Panel PHA is a 480/277V, three phase, four wire, 150A panel. It is a Westinghouse
panel. It is located in the boiler room near the pool. It is a 42-circuit panel with 5 spaces
for future loads. It serves pool pump loads.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced. IES recommends that a
NEMA 3R type panel be installed in the boiler room.
Panel PLA via 30KVA Transformer
Panel PLA is a two section, 208 /120 V, open delta with 200V to ground on phase C, 45A
panel. It is a Westinghouse panel. It is located in the boiler room next to PHA. It is a
Challenger panel. It is a surface panel. It is a 20-circuit panel with 7 spaces for future
loads. It serves some low voltage boiler loads. It is assumed to be fed by a 30KVA
transformer. This was hung and its nameplate could not be read. It is suspended from
the structure in the boiler room.
Boulder Recreation Centers Assessment
Building Assessment Page | 209 East Boulder
Condition
The panel has a little rust on the hinges. The manufacturer no longer exists.
The panel and transformer were added after the original and there was no date on
the panel.
Recommendation
IES recommends that this panel and its feeder be replaced. Depending on why this
odd voltage is needed, this panel may just go away and be combined with a general
208/120V panel.
IES recommends that the existing 30KVA transformer be replaced with a new
transformer meeting today’s energy efficiency requirements.
Panel SHA
Panel SHA is a 480/277V, three phase, four wire, 100A panel. This is a Westinghouse
panel. It is located in the west side in a hall outside the restrooms. It is a 42-circuit
panel with 17 spaces for future loads. It serves high voltage loads on the west side of
the building.
Condition
The panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
Panel SLA via 45KVA Transformer
Panel SLA is a 208/120V, three phase, four wire, 150A panel. This is a Westinghouse
panel. It is located in the west side in a hall outside the restrooms. It is a 42-circuit
panel with no spaces. It serves low voltage loads on the west side. It is fed by a 45KVA
transformer which is located hung from the ceiling in the commons’ storage room.
Condition
The panel and transformer look to be in good condition; however, the manufacturer
no longer exists. The panel and transformer are over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
IES recommends that the existing 45KVA transformer be replaced with a new
transformer meeting today’s energy efficiency requirements.
Boulder Recreation Centers Assessment
Building Assessment Page | 210 East Boulder
Panel SLA S2
Panel SLA S2 is a small load center, 208/120V, three phase, four wire, 60A panel. It is
a Square D load center. It is located on a wall behind the fitness center. It is a surface
panel. It is a 24-circuit panel with 5 spaces for future loads. It serves an added water
heater as well as “Eldorado” loads.
Condition
The load center is fairly new and in good condition.
Recommendation
IES recommends that is this load center be removed and that al power comes from a
panel. We don’t typically use load centers for commercial projects.
Panel KHA
Panel KHA is a 480/277V, three phase, four wire, recessed, 100A panel. This is a
Westinghouse panel. It is located in the kitchen. It is a 42-circuit panel with 13 spaces.
It serves high voltage loads in the kitchen.
Condition
This panel looks to be in good condition; however, the manufacturer no longer exists.
The panel is over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
Panel KLA via 75KVA Transformer
Panel KLA is a two section, 208/120V, three phase, four wire, 250A panel. It is a
Westinghouse panel. It is located in the kitchen. It is an 84-circuit panel with 7 spaces
for future loads. It serves low voltage loads in the kitchen. It is fed by a 75KVA
transformer, which is located hung from the ceiling in the maintenance room.
Condition
The panel and transformer look to be in good condition; however, the manufacturer
no longer exists. The panel and transformer are over 30 years old.
Recommendation
IES recommends that this panel and its feeder be replaced.
IES recommends that the existing 75KVA transformer be replaced with a new
transformer meeting today’s energy efficiency requirements.
Boulder Recreation Centers Assessment
Building Assessment Page | 211 East Boulder
Section 2: Electrical Power Devices
Power Devices
The power outlets in the facility are mostly NEMA 5-20R receptacles. Power looked
pretty adequate, however there were areas noted where extension cords were used
indicating there was not enough receptacles in that area. Most faceplates looked to
be stainless steel.
The large Age Well multipurpose rooms had GFCI outlets at the counters but no sink,
probably removed. Some of the outlets have WPIU covers, one of those covers is
broken.
There was a lot of added surface mounted power added in the fitness area indicating
that there was not enough original power. These look to go back to a newer load
center located behind the fitness desk.
The parking lot has a single car charger with dual ports.
Condition
The devices appear to be in good shape. There was a loose GFCI noted in the men’s
restroom in the Age Well center.
There are limited receptacles in the fitness area.
There are some rusted conduits on the roof.
The GFCI outlets in the Age Well center are not needed but can remain. The
weatherproof in use covers are clunky or broken and may be cumbersome for people
to use.
Recommendation
IES recommends that GFCI be added to outlets where codes now require them, such
as electrical rooms.
Boulder Recreation Centers Assessment
Building Assessment Page | 212 East Boulder
There is a receptacle on the pool deck that is not GFCI. IES recommends that this
device be replaced with a GFCI device.
IES recommends that the WPIU covers on the outlets at the counter in the large
multipurpose rooms in the Age Well center be removed.
IES recommends that all conduits on the roof be inspected and any that have rust be
replaced. recommends
IES that all junction boxes in pool pump and boiler rooms be provided with covers.
There were several in the boiler room without covers. No junction box should be left
open, provide a cover on all open boxes.
Section 3: Lighting and Lighting Control
Interior Light Fixtures Overview
The interior lighting fixtures look to be original fixtures. The lamps in these original
fixtures look to have all been replaced with LED retrofits.
Condition:
The condition of the light fixtures looks to be good physically. The issue with the fixtures
is most are very dated and are not in line with current aesthetic.
Recommendations:
For the most part, no action is required at this time. A remodel will allow new LED
fixtures to be installed that can take advantage of dimming as well as a more current
appearance. Refer to space by space analysis below.
Interior Lighting Controls Overview
There appears to be two basic types of lighting controls. The first is for the large open
spaces like the pool, gym, and exterior that use contactors. The second is located in
the smaller rooms which utilize toggle switches and some motion sensors. The controls
appear to be mostly on/off with no dimming. There does not appear to be any
automatic dimming from daylight sensors.
Boulder Recreation Centers Assessment
Building Assessment Page | 213 East Boulder
Condition:
The condition of the lighting controls appears to be operational. The motion sensors
were added after the original build, so they are newer and appear to be in good
shape. Because the light fixtures are mostly original with LED retrofit lamps, and the
lighting controls are the original toggle switches, the system does not take advantage
of the ease of dimming LEDs.
Recommendations:
Most spaces there is no immediate action at this time. A remodel would allow the
opportunity to install a more modern lighting control system that takes advantage of
dimming as well as automatic dimming in daylit areas. Refer to space by space
analysis below.
Interior Lighting and Control by Space
Vestibule
The vestibule is illuminated using pendant mounted 2x2 troffers. An LED retrofit lamp
is installed in the troffers. There is lots of daylight but no daylight sensor. There is no
motion sensor. Fixtures do not appear to dim. Lights are controlled on/off from the
contactor. No action needed at this time.
Main Entry Lobby
The main lobby is lit using indirect fixtures near the windows. A LED retrofit lamp is
installed in the fixture. There is lots of daylight but no daylight sensor. There is no
motion sensor. Fixtures do not appear to dim. Lights are controlled on/off from the
contactor. No action needed at this time.
Halls
The halls are illuminated with a combination of recessed downlights and sconces.
Retrofit LED lamps are used in both fixtures. There are no motion sensors. Lights do not
appear to dim. Fixtures are controlled on/off by the contactor. IES recommends that a
consistent CCT lamp be used in the downlights and sconces.
Age Well Hall
This hall is illuminated using wall mounted parabolic fixtures that provide
up/downlight. LED retrofit lamps are used in the fixtures. The light does not appear to
dim. There are no motion sensors in the hall. Lights are on/off. No action needed at
this time.
Boulder Recreation Centers Assessment
Building Assessment Page | 214 East Boulder
Age Well Lobby
The single-story lobby is illuminated using recessed downlights and wall washers
along with recessed parabolic troffers. The two-story area is lit with wall mounted tube
parabolic fixtures that are both an up and downlight. All lights have retrofitted LED
lamps. Lots of daylight in many areas here and no lights dim. There are no motion
sensors to control lights. Lighting looks to be on/off from toggle switches. There were
some damaged reflectors noted in this area. Replace damaged reflectors.
Smaller Age Well Multi-Purpose Rooms
These rooms are illuminated with recessed troffers. The lamps are retrofitted LED
lamps. The lights are controlled with dual tech motion sensors as well as toggle
switches. Lights do not dim. No action needed at this time.
Age Well Large Multipurpose Room
These rooms are illuminated with recessed downlights on the perimeter as well as
strips mounted in coves around the center. The downlights are LED fixtures and not
retrofits. The strips could not be seen but are most likely LED retrofitted lamps. The
lighting controls are separate in each of the three spaces that make up the larger
room. The downlights are dimmable, and the coves are toggle switch on/off. There are
dual tech motion sensors in the space to control the lights as well. The middle room
has a broken dimmer, IES recommends that the broken dimmer be replaced.
Age Well Reception Area
The reception area is illuminated with recessed troffers. Over the desk are recessed
downlights. The troffers have an LED retrofit lamp while the downlights look to be LED
fixtures. The downlights are dimmable, and the troffers are on off. There is a switch
bank here that probably controls all the lights in the public areas that are not local to
the multipurpose rooms. There are not motion sensors or daylight sensors in this space.
No action needed at this time.
Boulder Recreation Centers Assessment
Building Assessment Page | 215 East Boulder
Typical Offices
The typical offices in this facility are illuminated using recessed troffers. These troffers
have retrofit LED lamps in them. Lighting is controlled by wall mounted motion sensors
with an on/off switch. Lights do not appear to be dimmable. No action needed at this
time.
Staff Work Areas
The typical work area in this facility is illuminated using recessed troffers. These troffers
have retrofit LED lamps in them. Lighting is controlled by on/off switches. There are no
motion sensors in these areas. The lights are not dimmable. IES recommends that dual
tech ceiling sensors be installed in these areas.
Age Well Restrooms
The restrooms are lit by strips mounted in a cove. The strips have an LED retrofit lamp
in them. The lights are controlled by a wall mounted motion sensor at the entry. No
action needed at this time.
Age Well Kitchen
The kitchen is illuminated using recessed troffers. The lamps are retrofitted LED lamps.
The lighting is controlled by toggle switches as well as dual tech motion sensors. Lights
are not dimmable. No action needed at this time.
Kitchen RR
This small restroom was illuminated with recessed troffers. The troffers had retrofitted
LED lamps. The lights were controlled with wall mounted motion sensors with on/off
buttons. No action needed at this time.
Back of House Storage and Mechanical Rooms
These rooms were typically illuminated using 4’ strips that have been retrofitted with
LED lamps. The lights are controlled by toggle switches. IES recommends that in small
storge rooms the switch be replaced with a wall motion sensor. This should not include
boiler, electrical or pool pump rooms where lights turning off on somebody is a hazard.
Child Care
The childcare is illuminated using recessed troffers. These fixtures have LED retrofit
lamps. There were dual tech motion sensors in the space as well as toggle switches to
control the lights. The lights had sheets over them, we assume to dim and soften the
lights. No action needed at this time.
Boulder Recreation Centers Assessment
Building Assessment Page | 216 East Boulder
Small Toilet in Hall Outside Age Well Center
This small space was illuminated with strips mounted inside of a cove. The lights are
controlled by a wall mounted infrared motion sensor with an on/off switch. No action
needed at this time.
Reception Desk
The desk is illuminated with recessed downlights, the work area around the desk is lit
with recessed troffers. The troffers have LED retrofit lamps in them, however there was
also an LED panel fixture. The downlights appear to be LED fixtures. There is a switch
bank that controls the lighting contactor and the on/off function of the large spaces
such as the gym and halls. The troffers are on/off and the downlights over the desk
are dimmable. There were no motion sensors in this area. No action needed at this
time.
Work Area Behind Reception
This area was illuminated using recessed troffers. These troffers had LED retrofit lamps
in them. Lights were controlled by toggle switches. There were no motion sensors in the
area. The lights were not dimmable. IES recommends dual tech ceiling sensors be
placed in this area.
Boulder Recreation Centers Assessment
Building Assessment Page | 217 East Boulder
Laundry Area
This area was illuminated using recessed troffers. The lamps in the troffers were retrofit
LED lamps. The lights were controlled with dual tech motion sensors and toggle
switches. There was no dimming in this area. No action needed at this time.
Lunchroom
This area was illuminated using recessed troffers. The lamps in the troffers were retrofit
LED lamps. The lights were controlled with dual tech motion sensors and toggle
switches. There was no dimming in this area. No action needed at this time.
Hall Towards Locker Rooms
This area was illuminated using a combination of wall sconces and recessed panels.
The sconces had retrofit LED lamps. The recessed panels were LED fixtures. No motion
sensors were seen in this area. Lights are assumed to be on/off by the contact panel.
Lights did not appear to be dimmable. No action needed at this time.
Locker Rooms
There were several fixture types illuminating the locker rooms. Most fixtures were
surface mounted basket type fixtures. The showers had surface mounted wet listed
strips. There were strip lights mounted in a cove above the vanities. All fixtures appear
to have LED retrofitted lamps. Lights were controlled by dual tech motion sensors
located in each bay (locker bay, shower bay, toilet bay). The lights did not appear to
be dimmable. No action needed at this time.
Natatorium
The large volume pool areas are lit using high bay fixtures. These fixtures look to have
LED retrofitted lamps. Some of the lenses appear to be broken. In the high clear story,
there appears to be uplights, we could not tell if these had LED lamps, but the fixtures
were not on, so we assume they are old HID and not used. No daylight controls or
motion sensors were seen. No dimming was observed in the space. These spaces are
on/off using the contactor panel. IES recommends that the fixtures with broken lenses
have the lens replaced. Some fixtures are showing some rust. Rusted fixtures should be
replaced.
Pool Office
The pool office is illuminated using a surface mounted basket light. This had an LED
retrofit lamp in it. The door was locked but it looked like that the light was controlled
with a wall mounted infra-red motion sensor with an on/off switch. No action needed
at this time.
Boulder Recreation Centers Assessment
Building Assessment Page | 218 East Boulder
Two-Story Hall Outside Gym
This area is illuminated using a combination of landscape pole lights and indirect
linears mounted high. The landscape pole lights have a retrofit LED lamp in them. The
linear indirects look to be added later and are LED fixtures. There is lots of daylight in
this space but no daylight sensors or dimming. No motion sensors were seen in this
area. It is assumed that the lights are on/off via contactor. No action needed at this
time.
Gym
This area was illuminated using six lamp highbays. These lamps looked to be LED
retrofit lamps. The lighting controls were by a contactor and on/off. There was no
dimming or motion sensors in this space. No action needed at this time.
Dance Studio
The dance room was illuminated using recessed troffers. The lamps were LED retrofit
lamps. There were dual tech motion sensors in the room to control the lights along with
toggle switches. Lights were on/off. Lights did not appear to dim. No action needed
at this time.
Fitness Area
The fitness area is lit using indirect linear pendants. It is assumed these are LED retrofit
lamps. The lighting is controlled by dual tech motion sensors. The lights do not appear
to dim even though there is lots of daylight in this space. No action needed at this time.
Climbing Wall
The climbing wall is illuminated by wall mounted linear fixtures aimed at the wall.
These are the same LED fixtures that were added in the two-story hall outside the gym.
Lights are controlled by toggle switches. No action needed at this time.
Aerobics
This area is illuminated using 8’ linear indirect pendant fixtures. It is assumed there are
LED retrofit lamps in the fixture. The lights are controlled by dual tech motion sensors
and toggle switches. No dimming in this space. No action needed at this time.
Exterior Light Fixtures Overview
The parking lot fixtures are LED area lights.
Boulder Recreation Centers Assessment
Building Assessment Page | 219 East Boulder
The hockey puck pedestrian scale fixtures are original with an LED retrofit lamp.
The bell shape pedestrian fixtures at the entry as well as the sconces look to have a full
LED retrofit, not a lamp, in the original fixture.
The lighting at the pool and multi-purpose room patios is recessed low level step lights.
The perimeter had a combination of LED wallpacks, cylinder fixture with an LED retrofit
lamp and one odd ball lamp at the chemical rooms that look like maybe an induction
lamp.
The exterior soffit has recessed downlights in them. These recessed downlights have
LED retrofit lamps in them.
Condition:
Outdoor conditions will wear exterior lights out quicker than interior fixtures, such as
fading paint finishes. The heat outside can also degrade internal electrical
components quicker than conditioned space. The aesthetic of the lighting is outdated.
Some of the downlights in the exterior soffit are hanging from the soffit.
Boulder Recreation Centers Assessment
Building Assessment Page | 220 East Boulder
Recommendations:
IES recommend that the damaged downlights be repaired or replaced.
No other action needed at this time.
A remodel will give the opportunity to update the look of the pedestrian scale and
decorative wall sconces as well as allow fixtures to connect to a control system that
will dim the exterior lights to meet current energy codes.
Exterior Lighting Controls Overview
The exterior lights are controlled by contactors which are switched by a photosensor
and timeclock.
Condition:
The contactors all seem to be in working order as well as the sensor and timeclock.
Recommendations:
No action needed at this time.
A remodel will allow the opportunity to replace the old contactors with a digital
lighting control system that can take advantage of LED dimming to meet current
energy codes.
Section 4: Low Voltage Systems
Audio Visual System
There appears to be a central audio system located in a sound rack in a storage room
behind a reception desk on the west end. This system appears to provide paging as
there was no background music in the space. There was a paging microphone located
at the reception desk.
Boulder Recreation Centers Assessment
Building Assessment Page | 221 East Boulder
There are separate sound systems located in the aerobics room and dance studio.
The age well center had TVs in all the multipurpose rooms. There was a schedule of
events display near the front desk as well. The large ballroom had manual drop
screens on the window side with a floor box for a table mounted projector. There was
a podium in this space that had a microphone to amplify sound to the speakers in the
space.
The fitness area had TVs throughout. Seemed to be good visibility.
Condition
Although the condition of the equipment looks to be working it is old and outdated.
When systems are not integrated it can be harder for people to operate.
The way to connect laptops to the display was from a cord hanging from the back of
the TV or to the table mounted projector. Very little integration of the systems in the
infrastructure of the space.
The speakers in the pool areas were rusting.
Boulder Recreation Centers Assessment
Building Assessment Page | 222 East Boulder
Recommendations:
IES recommends that the rusted pool speakers be replaced with an outdoor rated
speaker that won’t rust.
No other immediate recommendations for these systems as the paging seems to be
operable and the room systems have Bluetooth, wireless microphone for instructors,
and speakers.
A remodel would allow better integration of AV systems where racks can be mounted
in closets, a single control point on the wall would allow user input, volume and other
options to be controlled inside the room and user input plates would make connecting
to screens and sound system simple.
Telecom System
The facility has telephone and data throughout. Each office and reception desk
appears to have several telephone and data outlets that are sufficient for the spaces
use.
The existing MDF room is located in the main electrical room. The low voltage services
terminate in this space.
There is limited data at fitness equipment.
There is an IDF in the Age Well Center located behind the reception desk. This is not a
dedicated IDF room.
Condition
The MDF is in decent shape but not in a dedicated space. The MDF is in the same
location as the main electrical room and is in close proximity to transformers.
The age well IDF is not in a dedicated space and is shared as a workroom.
Recommendations:
No immediate action required.
Boulder Recreation Centers Assessment
Building Assessment Page | 223 East Boulder
A remodel would allow the MDF and IDF to be located in dedicated conditioned
spaces. Data and maybe COAX should be pulled to all electric fitness equipment.
Fire Alarm System
The fire alarm system is comprised of manual pull stations located at egress exit doors,
horn/strobe notification, duct detectors in the large HVAC units, and some smoke and
heat detectors. The fire alarm control panel is located in the main electrical room and
there is an annunciator near the main entry. The fire alarm is a Silent Knight system.
Condition:
The condition of the existing system seems to be good. Existing codes allow the
horn/strobe as long as the occupancy of the building remains below 2,000 occupants.
Recommendations:
No immediate action required.
Any remodel should replace fire alarm devices in that area. Updating the fire alarm
control panel should also be considered at that time.
Boulder Recreation Centers Assessment
Building Assessment Page | 224 East Boulder
Aquatics (Counsilman-Hunsaker)
Executive Summary
Perkins & Will and the City of Boulder commissioned Counsilman-Hunsaker (C-H) to provide
an assessment of the existing Rec Center Aquatic Amenities in May of 2024. The purpose of
the aquatic facility assessment is to identify items that do not meet applicable codes in each
aquatic facility, and pinpoint items that do not meet current pool industry standards and
inspect/document all of the pool equipment that is available on each site. This report is based
on staff interviews, visual observations made during the site visit, and documentation
provided to C-H.
The East Boulder Rec Center is the target site for a large aquatic renovation. Currently, it is
home to three (3) bodies of water similar the North location. The lap pool is eight (8) lanes,
25-yard length, and features a stair entry and a 7’-0” end for swimming competition by local
high school swim teams and clubs. The rec pool includes an access ramp, wading area, toddler
slide, a hydrotherapy bench, multiple stair entries, a waterslide plunge area, and an open
area for learn-to-swim and therapy uses. The spa includes an underwater bench, a stair entry,
and multiple hydrotherapy jets. The open flume waterslide exits into the rec pool but blocks
the sightlines of staff that are guarding the rec pool.
According to the original construction drawings, the East Boulder Rec Center pool was
originally constructed in 1991. Considering its age, the lap pool appears to be in fair condition,
which is a testament to the dedication of the maintenance staff throughout the years.
However, the finishes of the rec pool appear to be in relatively poor condition. Ultimately, the
City of Boulder is planning to renovate the existing pools and spa in the very near future. C-H
has provided a list of repairs and remedies that can be considered in the interim while the
pool closes out its lifespan (this summary is not all-inclusive of the report):
• Perform spot repairs for all tile finishes within the pools and spa as they come up.
• Repair lap pool grating to ensure large gaps are not present.
• Modify the water level for operation at the lap pool; this allows for in-pool surge
capacity as the original design intends.
• Replace all VGB suction outlet grates and hardware.
• Supply a portable ADA lift for the rec pool.
• Repair any leaks present in the pool mechanical room.
• Support all piping, pumps, motors, and strainers in the pool mechanical room as
needed.
• Install gauges at all pool pumps.
• Repair the existing VFDs for the pool pumps
• Install new chemical controllers for the lap pool and spa (these new controllers can be
re-used for the aquatic renovation).
Boulder Recreation Centers Assessment
Building Assessment Page | 225 East Boulder
Administrative Code
Many of the items identified in this report do not meet the current code requirements
for pools built today. Pools are required to meet current codes when newly constructed
or renovated and until such time, they may be considered “grandfathered-in”. The
items identified as not meeting the current code would need to be addressed as major
renovations or replacements occur.
Thus, the administrative code issues noted in the report do not indicate that the City
of Boulder has been operating their pools in an unsafe manner. The Department of
Public and Environmental Health monitor the aquatic facilities and report deficiencies
that the Owner is required to address at that time.
The following rules and regulations were referenced for this report, referred to within
as “Applicable Pool Code”:
• Code of Colorado Regulations – Swimming Pools and Mineral Baths 5 CCR 1003-5
(Colorado Pool Code)
• 2023 Model Aquatic Health Code (MAHC) – 4th Edition
• International Swimming Pool and Spa Code (ISPSC) – 2021
• Virginia Graeme Baker Pool and Spa Safety Act (VGB) – ASME/ANSI A112.19.81
• 2010 ADA Standards for Accessible Design (ADA)
EAST BOULDER LAP POOL GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
1990
75’-0”
57’-0”
4,315 Sq. Ft.
Eight (8) 25-yard lanes
4’-0” to 7’-0”
174,000 gallons
483 GPM
6.00 HRS
*Note: Values were taken and/or calculated from existing drawings.
Boulder Recreation Centers Assessment
Building Assessment Page | 226 East Boulder
EAST BOULDER REC POOL GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
1990
Varies
Varies
2,119 Sq. Ft.
N/A
0’-0” to 4’-0”
94,423 gallons
300 GPM
5,25 HRS
*Note: Values were taken and/or calculated from existing drawings.
EAST BOULDER SPA GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
1990
Varies
Varies
4,315 Sq. Ft.
N/A
2’-8”
1,500 gallons
104 GPM
0.25 HRS
*Note: Values were taken and/or calculated from existing drawings.
Boulder Recreation Centers Assessment
Building Assessment Page | 227 East Boulder
EAST BOULDER AQUATIC CONDITIONS AND RECOMMENDATIONS
POOL STRUCTURE & FINISH
Observations
The pool structure appears to be in fair condition after
roughly 35 years. Obvious signs of concrete cracking
and rebar corrosion are not present. Water loss was not
noted by staff during the on-site observation.
The pool’s finish is extremely aged. The plaster finish
shows signs of staining, etching, and spalling in some
areas. This is especially noticeable in the deep end and
slide plunge area of the rec pool.
The spa structure appears to be in good condition, with
limited signs of any structural distress.
The spa’s all-tile finish appears to be in fair condition.
There are several chipped or missing tiles, and some
staining is present at waterline and within the tile grout.
Recommendations
C-H recommends spot repairs for the tile, grout, and
sealant within the pools and spa until the aquatic
facility is renovated.
Boulder Recreation Centers Assessment
Building Assessment Page | 228 East Boulder
PERIMETER OVERFLOW SYSTEM
Observations
The lap pool has a rollout-style stainless steel gutter
system. The gutter system is showing its age. While the
grating appears to be in good condition, large gaps are
present in a few locations, such as the stair entry.
The gutter trough is completely flooded at the lap pool,
allowing recirculated water to escape back into the
pool. The design for this perimeter overflow system is to
operate just below the handhold of the stainless -steel
gutter.
The lap pool’s surge tank is present in the mechanical
room. The proper amount of surge capacity per current
code requirements does not appear to be present. 1
gallon of surge is required for each square foot of water
surface, which would be approximately 4,315 gallons
for this pool.
The rec pool and spa utilize skimmer systems for
perimeter overflow. Two skimmers are present at the
spa and six skimmers are present at the rec pool. The
quantity of skimmers is compliant with current code
requirements. All skimmers appear to be in working
order with the proper baskets and weirs present for
operation.
Recommendations
C-H recommends that the lap pool gutter grating be
addressed to ensure that gaps are not present around
the pool perimeter that could lead to injury of patrons.
C-H recommends that the lap pool be operated 1-2
inches below the stainless-steel gutter handhold when
zero swimmers are in the pool. This is how the lap pool
system was intended to achieve its code-required surge
capacity; sufficient surge capacity is not achieved in the
pool mechanical room tank. Water should only be
cresting over the stainless-steel gutter handhold when
there are lots of swimmers in the pool.
C-H recommends that both the rec pool and spa main
drain valves are heavily throttled during typical
operation, so that most of the recirculation action
(~80%) is occurring at the perimeter overflow system.
Boulder Recreation Centers Assessment
Building Assessment Page | 229 East Boulder
MAIN DRAINS
Observations
Main drains in some areas of the pools and spa appear
to be dated. Staff to confirm the last time these grates
and fasteners were replaced at each body of water.
Recommendations
Main drain grates and their associated hardware must
be replaced every 10 years per VGB requirements. C-H
recommends that these grates are their associated
hardware are replaced at each body of water before
the expiration date of each respective grate.
Boulder Recreation Centers Assessment
Building Assessment Page | 230 East Boulder
POOL MARKINGS
Observations
Compliant contrasting nosings are not present on the
vertical and horizontal faces of rec pool stair entries, as
required per current applicable codes at all stair and
underwater bench nosings within the facility.
All contrasting edges are present in the spa at stair and
bench nosings as required per code.
Floor markers, wall targets, and 5’-0” depth safety
markers in the lap pool appear to be present per
applicable health and swimming competition codes.
However, the existing dimension of the floor marker to
the end walls of the lap pool is outdated. The new code
requirement for distance from the end wall is 6’-7” per
USA Swimming and NFHS.
All depth markings are present at the rec pool and spa
as required per applicable code. However, several NO
DIVING signs are missing per applicable code
requirements.
Recommendations
N/A
Boulder Recreation Centers Assessment
Building Assessment Page | 231 East Boulder
INGRESS AND EGRESS
Observations
The correct amount of grab rails, stair entries, and
ramps are provided at each body of water to meet
applicable pool codes.
The rec pool’s ramp entry is not ADA compliant because
there is a curvilinear travel path, which is not allowed
per ADA code.
An ADA lift is not provided at the rec pool.
A water-powered lift is present at the lap pool.
A stair entry and an ADA-compliant transfer rail are
present at the spa, as required by all applicable codes.
Recommendations
Thoroughly clean and passivate all stainless-steel rail
goods. Ensure that all tightening hardware and
escutcheons present and in good condition.
Verify proper operation of the water powered lift at the
lap pool.
C-H recommends considering a portable ADA lift for
the rec pool until the aquatic facility at East Boulder
Community Center can be renovated. This will protect
City of Boulder from any liabilities of not offering ADA
access.
Boulder Recreation Centers Assessment
Building Assessment Page | 232 East Boulder
FEATURES
Observations
The toddler slide is in fair condition with a few
blemishes and is chipping on the colored exterior of the
feature. The toddler slide is aged in terms of aquatic
offerings for young children.
The waterslide tower and fiberglass flume components
are showing their age. Base plates for the slide tower
are rusting and discoloring; stair treads are also
showing some signs of corrosion. Discoloration of the
slide’s fiberglass is occurring in a few areas. The start
tub and flume pieces are dirty. The blue stair and start
tower railings are fading and peeling in some areas.
The waterslide placement causes a visual obstruction
for staff that are attempting that are guarding various
areas of the rec pool.
Recommendations
Wipe down all rec pool features with warm fresh water
and dish soap using a sponge. This method ensures the
structure is clean, but the powder coating finishes are
not damaged further by harsh chemicals.
Monitor all corroding areas and ensure they do not
worsen before the facility is decommissioned. Contact
the project structural engineer if areas of concern arise.
Boulder Recreation Centers Assessment
Building Assessment Page | 233 East Boulder
DECK EQUIPMENT AND LOOSE EQUIPMENT
Observations
The flange-anchor Frost starting blocks frames are
aging. There appears to be some staining and slight
corrosion at the block frames.
Loose equipment, such as lifeguard chairs, lane lines,
and lane line reels appear to be in good condition and
do not require replacement.
Recommendations
C-H recommends thoroughly cleaning the starting
blocks and then passivating the stainless-steel surfaces
to protect the stainless-steel material for the remainder
of its life.
Loose equipment may be re-used at the renovated
facility for some minor cost savings, if desired by the
Owner. Please inform C-H of the intent with this
equipment and it will be incorporated into the
renovation project design specifications accordingly.
Boulder Recreation Centers Assessment
Building Assessment Page | 234 East Boulder
POOL DECK
Observations
The pool deck width is underneath the minimum
required per applicable code adjacent to the current
channel within the rec pool.
The stainless-steel deck drain systems are aged but are
in good condition. Some low spots can be seen where
water pools on the deck instead of reaching the deck
drain system.
Recommendations
Continue limiting patron traffic to the limited deck
space area adjacent to the rec pool current channel.
Boulder Recreation Centers Assessment
Building Assessment Page | 235 East Boulder
PIPING, VALVES, AND FLOW METERS
Observations
Various piping materials are present within the pool
mechanical room. Valves are beginning to show
significant signs of aging and corrosion within the
space. Proper support for the piping is sporadic
throughout the room.
A manual flow meter is provided for the lap pool.
However, flow meters are not currently present for the
rec pool and spa as required by applicable code.
Schematics, flow arrows, valve tags, and valve charts
are not present within the pool mechanical space as
required per pool code.
Recommendations
Monitor existing pool piping and valves for any leaks
and address as necessary for the remainder of the life
of the pools/spa. Provide proper hangers or supports
for any replaced piping sections.
Provide a simple, manual flow meter (impact ball type)
for both the rec pool and spa systems in order to meet
code compliance.
Boulder Recreation Centers Assessment
Building Assessment Page | 236 East Boulder
PUMPS AND MOTORS
Observations
Many of the pump volutes and strainer baskets do not
have proper supports.
Some of the strainer baskets appeared to be drawing
air in some cases during C-H observation, which may
harm the internals of the pool pumps.
Suction and pressure gauges are not provided at every
pump, as required by applicable codes.
Variable frequency drives are provided for pool pumps
within the facility, but they are currently offline and not
providing energy savings.
Recommendations
C-H recommends providing interim support to all pump
volutes and strainers by supporting with Unistrut.
Strainer baskets should be completely filled/flooding
when the lid is sealed and fastened.
Replace or install new gauges at all pool or spa pumps
as required per code.
Repair the installed variable frequency drives to save
energy where possible for the remainder of the pool’s
life.
Boulder Recreation Centers Assessment
Building Assessment Page | 237 East Boulder
FILTRATION SYSTEMS
Observations
One (1) high-rate horizontal sand filter by Paddock is
provided for the rec pool system, three (3) high-rate
horizontal sand filters by EPD are provided for the lap
pool system, and two (2) high-rate upright sand filters
by Pentair are provided for the spa.
The Paddock filter for the rec pool is from the original
construction, and a new filter tank has been provided
for the lap pool system that also from original
construction.
The Pentair filters for the spa were installed recently, as
they deviate from the original construction documents
of the spa.
Recommendations
Ensure that the existing filters do not develop any leaks,
replace all gauges, hardware, and media as needed
prior to the end of the pools/spa lifespan.
Boulder Recreation Centers Assessment
Building Assessment Page | 238 East Boulder
CHEMICAL TREATMENT
Observations
Sodium hypochlorite is used as the sanitizer for both of
the pools and the spa. Stenner peristaltic feed pumps
deliver the liquid chlorine to each system, and the
pumps appear to be in new condition.
Muriatic acid and CO2 solenoid feeders are provided
as a dual pH buffer for both the pool and spa systems.
This works advantageously in order to control Total
Alkalinity (TA) in the pool or spa water.
Poly tubing to and from each stenner feed pump and
CO2 solenoid feeder appear to be loosely strewn
around both the chemical storage and the pool
mechanical room.
UV secondary sanitation is not provided for any of the
bodies of water.
The chemical controllers for the leisure pool and spa
appear to be significantly outdated, and do not match
the standard “CAT” controllers provided at the rest of
the Boulder facilities. Staff also noted several issues
and malfunctions with these off-brand controllers.
Recommendations
Provide additional zip-ties to properly secure poly
tubing to pool piping, or alternatively, replace poly
tubing with small-sized schedule 80 PVC piping.
Replace the chemical controllers for the lap pool and
spa with new CAT controllers to match the rest of the
technology within City of Boulder facilities. These new
controllers, if purchased, can be re-used in the facility
renovation.
Boulder Recreation Centers Assessment
Building Assessment Page | 239 East Boulder
MAKE -UP WATER
Observations
Jandy Levelor automatic water level controls are
provided for both pools and the spa system. The
Levelor controllers were operational at the time of C-H
visit.
Water is added to the pool and spa systems through an
air gap at the fill funnel for each individual body of
water. This approach is code compliant.
Recommendations
N/A.
Boulder Recreation Centers Assessment
Building Assessment Page | 240 East Boulder
POOL HEATING
Observations
A new Lochinvar Aquas indirect gas fired pool heating
package has been provided for the rec pool within the
past 10 years. This unit appears to be in good condition.
A Lochinvar Copper Fin II directed fired natural gas
pool heater is provided for the lap pool. The heater
appears to be in good working order.
A Lochinvar Energy Rite direct fired natural gas pool
heater is provided for the spa. The heater appears to
be in good working order, and staff have indicated that
the spa can achieve target temperature very quickly
after an initial fill.
The solar heating system for the facility is offline,
according to staff.
Recommendations
Owner to verify that the influent and effluent valves are
closed in order to halt water flow through the offline
solar heating system for the remainder of the aquatic
facility’s lifespan.
Boulder Recreation Centers Assessment
Building Assessment Page | 241 South Boulder
South Boulder
Architecture & Interiors (Perkins&Will)
Building Description:
1360 Gillaspie Dr, Boulder, CO 80305
Year Built: 1972
Gross Square Footage: 27,300
Major Improvements: Entry addition, 1998
Current State: Past its inflection point
Key Physical Building Condition Observations:
The entire facility is dated with minimal renovations & improvements over the years. There
appear to be signs of materials containing asbestos that will take further analysis for
abatement. The pool shell shows several areas of continual cracking and repair. The roof
paneling appears to be nearing the end of its life. The pool area shows areas of failing
paint & drywall construction along with several areas of rusting structural steel. Exterior
windows show signs of gaps and air filtration. Accessibility is a major concern as some areas
will require upgrading to current standards. Fitness spaces are undersized and do not meet
the space needs for the current demand.
General and Itemized Building Observations:
Entry Vestibule overhang showing need
for maintenance, potential mold
remediation, & repaint.
Entry Vestibule overhang showing need
for maintenance, potential mold
remediation, & repaint. Lighting upgrade
considerations for efficiency & longevity.
Boulder Recreation Centers Assessment
Building Assessment Page | 242 South Boulder
Exterior light bollard needing repair.
Lighting upgrade considerations for
efficiency & longevity.
Accessibility issue noted with the elevator
connecting the upper and lower floors
being in the building’s vestibule before
the control point at the front desk.
The elevator, in particular, does not meet
the need of ADA in that visitors must ask
for access and a key to use the elevator. If
a visitor found themselves on the lower
level needing to use the elevator, the
front desk can only be reached by the
central stair.
Overall entry design is outdated, and
circulation is not optimized. Accessibility
issues noted at desk.
Administrative area behind the front desk
is in good condition but storage needs
are not fully addressed. Some damage at
the millwork is noted. Lighting is not
adequate for task work.
Boulder Recreation Centers Assessment
Building Assessment Page | 243 South Boulder
Clerestory windows show signs of gaps
between glazing panels. Artificial lighting
is inefficient, outdated, and looks to be in
need of maintenance.
Clerestory windows show signs of gaps
between glazing panels. Windows are in
need of maintenance – their current state
hints at a potential access issue.
Outdated signage noted. ‘Afterthought’-
type storage hints and changes in storage
needs in need of addressing. Back of
house spaces open to the main lobby are
noted. Condition of the carpet is poor and
in need of replacement throughout.
Stained ceiling panels indicating possible
roof leakage. Ceiling grid is damaged.
Boulder Recreation Centers Assessment
Building Assessment Page | 244 South Boulder
Bathrooms are aesthetically outdated but
functional. Garbage layout creates
accessible reach issue for the wall-
mounted soap. Accessible wiring below
bathroom countertop is not best practice.
Bathroom flooring is outdated and lightly
scuffed.
Floor tiles have a lot of variances in color.
Toilet partitions are scuffed and lightly
damaged.
Utility space storage needs to be
optimized. Open access by the public is a
safety concern.
Potential dryer isolation needs to be
studied.
Boulder Recreation Centers Assessment
Building Assessment Page | 245 South Boulder
Maintenance area adjacent to the
laundry room serves as dual use
breakroom, hinting at lack of proper
employee spaces.
Damage noted at laminate counters and
millwork. Mop sink, hose and faucets are
in moderately poor condition.
Cardio fitness area is undersized, and
layout is not optimized. Accessibility issues
noted throughout. It was noted that with
the ceiling fans on at full speed, air flow
was still lacking.
Weight fitness area is undersized. A mix of
carpet and rubber flooring under the
machines is not recommended. Acoustics
in this area were poor due to the lack of
absorbative materials. Accessibility issues
noted throughout.
Cabinet unit heater appears to be in
satisfactory condition. A noted difference
in temperature when in proximity to the
heater vs proximity to the opposite
glazing wall is noted.
Boulder Recreation Centers Assessment
Building Assessment Page | 246 South Boulder
Small fitness area is undersized. Light
scuffing to the glass framing noted.
Small fitness area is undersized. Ceiling
tiles and grid are damaged in several
areas. Damage to the wall paneling is
noted. Carpet has some light staining but
is in overall fine condition.
Clearance issues at panels noted due to
the size and layout of the conference
room. Acoustics issues noted in this room,
with a small acoustic panel installed to try
and mitigate reverberation.
Large paint blister in conference room
sealing indicating possible roof leakage.
Lighting is outdating and inefficient.
Boulder Recreation Centers Assessment
Building Assessment Page | 247 South Boulder
Rust on all upper-level windows on the
pool side of the glazing. Cracking at the
frames noted in a few locations.
Vertical window coverings are dated.
Structural bump outs noted. Lighting in
the administrative area is outdated and
inadequate for task work.
Casework is outdated and accessibility
issues are noted.
Evidence of structural movement at
window jamb.
Boulder Recreation Centers Assessment
Building Assessment Page | 248 South Boulder
Roof access within administrative area
closet noted.
Window from administrative area into the
Ninja room is reported to create an
acoustic issue for the employees.
Outdated administrative area furnishings
and lacking storage areas are noted.
Stair railings and guardrails appear to be
in satisfactory condition, if outdated.
Layout is sinuous and complicated to
navigate.
Boulder Recreation Centers Assessment
Building Assessment Page | 249 South Boulder
Stair railings and guardrails appear to be
in satisfactory condition, but outdated.
Sinuous circulation and outdated signage
upon reaching the ground level are
noted.
Lower-level vestibule with sauna entry
and elevator to upper vestibule. Lighting
is outdated and in need of maintenance.
Elevator to entry upper vestibule. Mosaic
tile flooring and wood paneling are
outdated. Signage accessibility issues are
noted due to height and lack of braille.
Boulder Recreation Centers Assessment
Building Assessment Page | 250 South Boulder
Sauna entry opening onto main
circulation and open sightlines are not
optimal for privacy and equal, safe use by
all.
Rubber base in elevator lobby is not the
appropriate finish for tile floors, seams
are failing, and electrical cover plates are
damaged and need replaced.
Rubber base in elevator lobby is not the
appropriate finish for tile floors, seams
are failing, and corner guards need
replaced.
Walk-off mats located throughout pool
entry & locker rooms indicating issues
with slippery conditions.
Doors to locker rooms and pool from the
lower-level lobby do not meet ADA
push/pull clearances.
Boulder Recreation Centers Assessment
Building Assessment Page | 251 South Boulder
ADA lift in decent condition. A more
accessible, integrated solution that is not
power dependent would be preferable.
ADA lift in decent condition. A more
accessible, integrated solution that is not
power dependent would be preferable.
Exposed conduit to power door closer
noted.
Gym flooring appears to be a recent
installation and in good condition.
Operator notes an issue with striping.
Boulder Recreation Centers Assessment
Building Assessment Page | 252 South Boulder
Roof treatment in gym appears to have
paint and/or asbestos coating that is
flaking off in some areas.
Ninja room appears to be in satisfactory
condition. It has been communicated that
the east CMU wall had been red tagged
for structural concerns that have been
remediated.
Acoustics have been reported to be an
issue, as has storage.
Ceiling tile in Teen Lounge is dated and
most likely contains asbestos.
Water damage in Teen Lounge ceiling tile
indicates possible water damage.
Boulder Recreation Centers Assessment
Building Assessment Page | 253 South Boulder
Exit stair from Teen Lounge is not
accessible, stair treads may contain
asbestos.
It is noted that locker room access is solely
from outside the pool area, in the main
circulation. Patrons must walk out of the
pool area into the tiled corridor to enter
the locker rooms. This can cause slipping
issues, brings up privacy and security
concerns, and is not an effective
circulation solution.
Locker room ceilings have several cracks
and is in need of repairs. Lighting in locker
rooms is outdated.
Boulder Recreation Centers Assessment
Building Assessment Page | 254 South Boulder
Walk-off mats located throughout pool
locker rooms indicating issues with
slippery conditions. There are no ADA
benches in the locker rooms.
Lockers look to be in good condition.
Damage at wall above cove base noted.
Bench condition is moderate with some
signs of damage. Surface screw holes
show signs of rust.
Shower layout does not allow for privacy
and is not optimal. Accessibility issues are
noted, namely lack of necessary grab
bars, lack of moveable showerheads, lack
of accessible height showerheads, height
of shelves, height of hooks, among other
issues. Damage at tiles and grout noted
throughout.
Boulder Recreation Centers Assessment
Building Assessment Page | 255 South Boulder
Pool deck shower is not in an ideal
location. Recommend adding additional
deck showers further away from
spectator seating.
Swimsuit spinner seems to be in working
condition. Location is usually
recommended to be within locker rooms,
so patrons do not need to re-enter the
pool area to strain/drain their swimsuits.
Paint peeling and cracking noted.
Signage boards are hard to see and read
and could be optimized.
Painted CMU in pool area appears to be
peeling and repainted, possibly with the
incorrect type of high-performance paint.
Boulder Recreation Centers Assessment
Building Assessment Page | 256 South Boulder
Paint issues in multiple locations. Exposed
piping and conduit, as well as a large
cover plate above the door are noted.
Several areas of drywall cracking, paint
peeling within pool area.
Paint peeling in multiple locations.
Lighting is outdated and inefficient.
Treatment at the pool roof deck is peeling
off in many areas and may contain
asbestos. Paint at ductwork is peeling and
showing areas of corrosion.
Boulder Recreation Centers Assessment
Building Assessment Page | 257 South Boulder
HVAC diffusers above exit doors do not
appear to be low enough to be efficient.
Pool deck is generally in good condition.
Some cracking is visible in areas.
Tip and Roll bleacher seating needs to be
replaced, benches are not straight or
sturdy.
Boulder Recreation Centers Assessment
Building Assessment Page | 258 South Boulder
Visible crack repairs present in the bottom
of the pool. Operators report past
substantial leaks from this area.
Moisture/mold issues noted at corners
and around posts at tiles.
Outdated/broken receptacle noted at the
Lifeguard Office, as well as hole in the
wall below it.
Ceiling patching and fan replacement or
maintenance needs noted at the
Lifeguard Office.
Boulder Recreation Centers Assessment
Building Assessment Page | 259 South Boulder
Pool chemical room does not have direct
exterior access, and it is not
recommended to pass through other
areas to access the pool chemicals.
Store pool chemicals separately. Pool
chemicals are incompatible and can
react, resulting in fires or toxic gas if
mixed inadvertently.
Cracking at railing posts in Pool
Equipment Room
Pool equipment piping insulation is
breaking down. Numerous areas of
peeling paint and rust as well within this
room.
CMU wall has a continuous horizontal
crack. City of Boulder has been and will
continue to monitor.
Boulder Recreation Centers Assessment
Building Assessment Page | 260 South Boulder
Dance Studio flooring is in decent shape.
Lighting is dated and needs upgrading.
Dance Studio storage needs do not seem
to be totally addressed.
Track of removed operable partition
needs repairing or removal.
Substantial crack at wall noted.
Boulder Recreation Centers Assessment
Building Assessment Page | 261 South Boulder
Door thresholds to the exterior at the
Dance Studio are not ADA compliant.
Entry to the Dance Studio creates a
barrier for entry and could be a tripping
hazard.
Hole and anchors noted in the Dance
Studio closet.
Boulder Recreation Centers Assessment
Building Assessment Page | 262 South Boulder
Outdoor Needs (Design Workshop)
Background
Design Workshop (DW) conducted an analysis of existing outdoor facilities and
programs for South Boulder Recreation Center following site visits to the property. The
purpose of this outdoor amenity and activities assessment is to evaluate the overall
condition and level of services through future improvements and provide initial
recommendations for the recreation center. The areas of analysis include the building
perimeter, parking lot landscape, and recreational amenities within the boundaries
defined in the scope of work.
South Boulder Recreation Center (SBRC)
The following is an assessment of the outdoor facilities immediately surrounding the
South Boulder Recreation Center (SBRC).
Parking Lot and Dropoff Landscape
The parking lot and drop-off area at the recreation and community center is the
smallest of the three centers, mainly due to its focus on serving the surrounding
neighborhood. A significant portion of the surrounding land is dedicated to tree lawn
and grass areas along Gillaspie Drive resulting in a lot of underutilized turf area.
Pavement in the main parking lot is in poor condition and requires maintenance, in
contrast to the other parking lots along Gillaspie Drive, which seem to have been
recently resurfaced.
Onsite Solar Thermal
The onsite solar thermal system at SBRC is not operational and has been since
decommissioned and removed (SBRC Site Photo 13) by the city.
Main Entry & Building Perimeter
The main entry to the SBRC includes a large, undefined plaza space that lacks clear
organization or purpose. Pavements and site walls immediately surrounding the
building are showing visible signs of aging and wear, appearing to need repair or
replacement. The furnishings surrounding the building are also very old and in poor
condition.
Boulder Recreation Centers Assessment
Building Assessment Page | 263 South Boulder
Amenity Quantity Description Assessment Condition
Rating
Outdoor patio
(aquatics)
1 patio 2,500 sf patio
attached to indoor
pool. Perimeter
controlled / means
of egress.
Pavement and site work in poor
condition / state of
deterioration.
Poor
Recommendations for SBRC
1. Enhance Sense of Arrival: SBRC would benefit from creating a stronger sense of arrival
for visitors. This could be achieved through improved landscape planting, clear
signage and wayfinding, and defined entry points that visually guide users.
Establishing welcoming and functional entries will enhance the visitor experience.
2. ADA Compliance for Outdoor Facilities: A detailed ADA compliance assessment should
be conducted for SBRC outdoor facilities at each center. Accessibility for individuals
with disabilities will not only meet regulatory requirements but also make the SBRC
more inclusive for each community. This could involve evaluating pathways and plazas
surrounding the building. Some of the perimeter paths and walking surfaces may have
fallen out of compliance.
3. Reconfiguration of Attached Patios: The attached patios at SBRC are the in the poorest
and least functional of the three centers. Their disposition relationship to the building
feels leftover and awkward and they have fallen into disrepair. Future improvements
should seek not to enhance what is there but to rethink the purpose of these attached
spaces, reconfiguring them to have a better relationship to the building, the site, and
to better meet the needs of the South Boulder Community.
Boulder Recreation Centers Assessment
Building Assessment Page | 264 South Boulder
Site Photos
SBRC Site Photo 01
SBRC Site Photo 02
SBRC Site Photo 03
SBRC Site Photo 04
SBRC Site Photo 05
SBRC Site Photo 06
Boulder Recreation Centers Assessment
Building Assessment Page | 265 South Boulder
SBRC Site Photo 07
SBRC Site Photo 08
SBRC Site Photo 09
SBRC Site Photo 10
SBRC Site Photo 11
SBRC Site Photo 12
Boulder Recreation Centers Assessment
Building Assessment Page | 266 South Boulder
SBRC Site Photo 13
Since this phot was take, the city staff have removed
the panels that were not operational.
SBRC Site Photo 14
SBRC Site Photo 15
SBRC Site Photo 16
SBRC Site Photo 17
SBRC Site Photo 18
Boulder Recreation Centers Assessment
Building Assessment Page | 267 South Boulder
SBRC Site Photo 19
SBRC Site Photo 20
SBRC Site Photo 21
SBRC Site Photo 22
SBRC Site Photo 23
SBRC Site Photo 24
Boulder Recreation Centers Assessment
Building Assessment Page | 268 South Boulder
SBRC Site Photo 25
SBRC Site Photo 26
SBRC Site Photo 27
SBRC Site Photo 28
SBRC Site Photo 29
SBRC Site Photo 30
Boulder Recreation Centers Assessment
Building Assessment Page | 269 South Boulder
SBRC Site Photo 31
SBRC Site Photo 32
SBRC Site Photo 33
SBRC Site Photo 34
SBRC Site Photo 35
SBRC Site Photo 36
Boulder Recreation Centers Assessment
Building Assessment Page | 270 South Boulder
SBRC Site Photo 37
SBRC Site Photo 38
SBRC Site Photo 39
SBRC Site Photo 40
SBRC Site Photo 41
SBRC Site Photo 42
Boulder Recreation Centers Assessment
Building Assessment Page | 271 South Boulder
SBRC Site Photo 43
SBRC Site Photo 44
SBRC Site Photo 45
SBRC Site Photo 46
SBRC Site Photo 47
SBRC Site Photo 48
Boulder Recreation Centers Assessment
Building Assessment Page | 272 South Boulder
SBRC Site Photo 49
SBRC Site Photo 50
SBRC Site Photo 51
SBRC Site Photo 52
SBRC Site Photo 53
SBRC Site Photo 54
Boulder Recreation Centers Assessment
Building Assessment Page | 273 South Boulder
SBRC Site Photo 55
SBRC Site Photo 56
SBRC Site Photo 57
SBRC Site Photo 58
Boulder Recreation Centers Assessment
Building Assessment Page | 274 South Boulder
SBRC Site Photo 61
SBRC Site Photo 62
SBRC Site Photo 63
SBRC Site Photo 64
SBRC Site Photo 65
SBRC Site Photo 66
Boulder Recreation Centers Assessment
Building Assessment Page | 275 South Boulder
SBRC Site Photo 67 SBRC Site Photo 68
SBRC Site Photo 69 SBRC Site Photo 70
SBRC Site Photo 71
SBRC Site Photo 72
Boulder Recreation Centers Assessment
Building Assessment Page | 276 South Boulder
SBRC Site Photo 73
SBRC Site Photo 74
SBRC Site Photo 75
SBRC Site Photo 76
SBRC Site Photo 77
SBRC Site Photo 78
Boulder Recreation Centers Assessment
Building Assessment Page | 277 South Boulder
SBRC Site Photo 79
SBRC Site Photo 80
SBRC Site Photo 81
SBRC Site Photo 82
SBRC Site Photo 83
SBRC Site Photo 84
Boulder Recreation Centers Assessment
Building Assessment Page | 278 South Boulder
SBRC Site Photo 85
SBRC Site Photo 86
SBRC Site Photo 87
SBRC Site Photo 88
SBRC Site Photo 89
SBRC Site Photo 90
Boulder Recreation Centers Assessment
Building Assessment Page | 279 South Boulder
SBRC Site Photo 91
SBRC Site Photo 92
SBRC Site Photo 93
SBRC Site Photo 94
SBRC Site Photo 95
SBRC Site Photo 96
Boulder Recreation Centers Assessment
Building Assessment Page | 280 South Boulder
SBRC Site Photo 97
SBRC Site Photo 98
SBRC Site Photo 99
Boulder Recreation Centers Assessment
Building Assessment Page | 281 South Boulder
Structural (Martin/Martin)
Background
Martin/Martin, Inc. performed a visual structural condition assessment of the East
Boulder Community Center (EBCC), North Boulder Recreation Center (NBRC), and
South Boulder Recreation Center (SBRC) to observe the general condition of the
existing building s and to identify any pre-existing signs of structural distress or
deterioration prior to commencement of future phase construction. Investigations
included a walkthrough of the main public spaces of the centers as well as observation
of rooftop equipment and building systems, when accessible. Exposed, visible structure
was observed where possible while distress to architectural finishes was looked for in
areas where structure is concealed. Reference the exterior envelope assessment for
more detailed investigations of non-structural systems at the visible and accessible
portions of the exterior walls of each center.
Condition Assessment observation was performed on June 26, 2024, during the course
of the design team’s kickoff meeting and walk of EBCC and NBRC. A subsequent
observation at SBRC was performed on November 27, 2024.
Our observations were limited solely to the areas accessible to the design team during
the kickoff meeting and are based on conditions that were readily observable at the
time of our site visit. No invasive testing was performed. Martin/Martin, Inc. does not
accept responsibility for deficiencies not evident during an observation of this type.
The condition of the existing structure at the East Boulder Community Center should
be monitored through the course of construction of the proposed expansion and
evaluated at the close of construction activity to identify any changes to the condition
of the structure.
Structural System Overview and Drawing Review:
The South Boulder Recreation Center was constructed in the early 1970s with a small
entry vestibule addition completed in 1998. Existing building structural drawings were
made available for design team review. The building is constructed out of a
combination of cast-in-place concrete and structural concrete masonry unit (CMU)
walls founded on spread footings. The superstructure includes four primary steel bent-
frames over the pool and gym supporting open-web steel joists and plywood roof
decking. Smaller wings of the roof and the edges of the gym and pool roofs are framed
using dimensional lumber joists and plywood sheathing. The main floor structure
consists of a combination of wide-flange steel framing and open-web steel joists. The
main gym floor and pool deck are concrete slabs placed directly on subgrade with the
pool deck located approximately three feet above the elevation of the gym floor.
Finally, the overall site around the center slopes down from the entry to the back of
the building where an adjacent lake is present, and this leads to significant soil
retention at the building walls around the gym and pool.
Boulder Recreation Centers Assessment
Building Assessment Page | 282 South Boulder
Condition Assessment Observations:
Building evaluation at the South Boulder Recreation Center included visual
observation of the exposed roof structure in the gym and pool areas and of the
exposed structural concrete and CMU walls in the gym, pool, and storage/ mechanical
spaces. Other spaces of the center, including weight room, lobby, and conference
space, do not have any exposed primary structure and ceilings and finishes did not
allow observation of the structure in these spaces. The roof was not accessible during
the site visit and the perimeter of the exterior of the building was not readily
observable due to snow cover.
The exterior walls of the gym and pool are full-height load-bearing CMU walls with a
stacked bond pattern. No significant visible cracking was observed in the masonry
block or in the mortar joints between blocks at these walls. Small vertical cracks are
present at the two corners of the gym below where the primary roof meets the building
columns. These cracks are narrow and appear to be a result of regular thermal and
other building movement and do not compromise the structural integrity of the wall or
roof. See Photo S5. These walls are regularly painted, according to City of Boulder
personnel, which may hide some cracking in the mortar joints or other deterioration.
The paint system is peeling in many spots around the pool, likely due to the high
humidity in this space, however the CMU block behind does not appear to be
deteriorated. See Photo S6. Finally, moisture intrusion was not observed at any
locations and City of Boulder personnel noted that a French drain was installed on the
north side of the gym wall in recent years to address issues with water that were seen
in the past.
In other areas around the pool, for example below the exercise equipment overlook
and below the high roof clerestory windows, non-structural gypsum-board finished
walls exhibit significant paint peeling and deterioration, likely from the humid
environment. Some orange staining is present at many of these locations below spots
of corrosion at the clerestory windowsills and mullions. Spots of corrosion of the
window systems are present along the entire clerestory window length and while
close-up observation was not able to be performed, the level of corrosion, particularly
at the base of each mullion, may require repair. See Photo S7 showing the extents of
deterioration and corrosion staining.
The roof framing at the gym area is a combination of wide-flange primary steel
moment frames, open-web steel joists, and wood joist framing at the lower eave. The
joist framing and plywood decking have white spray-applied insulation throughout
the roof area and any other exposed steel roof framing is painted white to match.
There are numerous locations across the gym roof where insulation has detached from
the roof framing and the underside of the plywood decking, generally in small pieces.
The exposed steel at these locations, seen from the floor 25 feet below, is a dark
red/brown color however no discoloration or signs of corrosion were observed within
Boulder Recreation Centers Assessment
Building Assessment Page | 283 South Boulder
the gym, so it is assumed this is the standard primed or bare-steel color of the structural
elements. A single wood roof joist located about halfway along the length of the gym
appears to be split at the bottom surface which may affect its load carrying capacity.
See Photo S8.
The roof at the pool is framed similarly to the gym and has the same painted and
insulated finish. The same type of insulation detachment can be seen at various spots
across the pool roof with a larger number of areas where cracking of the insulation
material could be seen, as shown in Photo S9. The most major difference between the
gym and pool roof condition is the presence of corrosion at the steel roof elements. All
of the primary bent frame beams exhibit some amount of surface corrosion at the
underside of their flanges and at connections, as evident in Photo S10. Similarly, spots
of corrosion are evident at the open-web roof joists elements and the attached
bracing/bridging steel members throughout the pool area, as seen in Photo S11. No
locations were observed, from the floor far below, where significant section loss was
apparent however it is clear that the humid environment has accelerated corrosion
when compared to the identical gym roof and this poses the greatest maintenance
issue and risk.
The final area of the center that has readily visible structural elements was within the
pool equipment room located between the pool and gym. The room is filled with pool
tanks and equipment and includes a finished gypsum-board ceiling that conceals the
structure above however a CMU block wall behind the equipment has a continuous
crack through the center of one course of block. See Photo S12. The horizontal crack,
which runs approximately 12 ft along the wall, is located at the elevation of the
adjacent pool deck on the other side of the wall which, based on existing building
drawings, is doweled into the CMU wall to help resist retained soil loads. It is possible
that the crack observed is a result of wall movement pulling away from the pool deck
slab due to soil or hydrostatic pressure loads however these cracks, while obvious,
remain narrow and do not show any evidence of water infiltration through the wall. A
final observation of note in the pool equipment room, as shown in Photo S13, is
cracking of the precast access stair directly where the steel railing is anchored. This
deterioration does not pose any significant safety issue but may compromise the
railing’s function over time if conditions worsen.
A final issue to document in this condition assessment is communication from City of
Boulder personnel related to recent structural repairs made to two steel columns and
the block wall they are embedded within at the gym space. The photos provided from
2020 show chipped out block, surface efflorescence, and evidently soft mortar in the
joints as well as heavily corroded steel tube columns. See Photo S14. The actual
conditions are difficult to draw conclusions from via photos and documentation of the
repairs made at the time have not been provided. The column positions noted are
between the pool and the gym and may be related to pool piping damages seen in
Boulder Recreation Centers Assessment
Building Assessment Page | 284 South Boulder
the past and water infiltration behind the gym wall. The columns noted support the
primary steel roof bents and are therefore critical parts of the overall structural system
and their condition, and the condition of similarly critical primary framing, should be
monitored regularly through the course of the building’s remaining life.
Photo S5 – S Boulder: CMU cracking
below Steel Frame End
Photo S6 – S Boulder: Typical CMU wall
coating peeling
Boulder Recreation Centers Assessment
Building Assessment Page | 285 South Boulder
Photo S7 – S Boulder: Wall finish deterioration and glazing system corrosion
Photo S8 – S Boulder: Split wood roof joist
Boulder Recreation Centers Assessment
Building Assessment Page | 286 South Boulder
Photo S9 – S Boulder: Roof insulation condition at Pool
Photo S10 – S Boulder: Typical primary frame surface corrosion
Boulder Recreation Centers Assessment
Building Assessment Page | 287 South Boulder
Photo S11 – S Boulder: Typical roof joist corrosion
Photo S12 – S Boulder: CMU block wall crack at equipment room
Boulder Recreation Centers Assessment
Building Assessment Page | 288 South Boulder
Photo S13 – S Boulder: Cracked precast concrete stair unit at equipment room.
Photo S14 – S Boulder: Corroded Column
(Photo provided by City of Boulder personnel from 2020 Emergency Repairs)
Conclusions and Recommendations:
Observations at the South Boulder Recreation Center resulted in identification of some
corrosion of steel roof framing and glazing systems that is aligned with what would be
expected for a structure of its age and especially in an environment like the pool area.
Regular maintenance must continue to ensure the structure remains intact and
functional which includes maintenance of roof insulation, steel roof framing and
window systems, and monitoring of any structural systems that may become exposed
to water via the pool or groundwater. While these maintenance items may present a
significant cost and effort, the visual evaluation did not find any areas of major
concern related to the structure that pose immediate risk to the public and users of the
facility.
Recommendations and Actions:
• Reinforce the split wood joist in the gym area. The extent of damage could not be
determined, and it appears that the joist, being so close to the primary steel frame,
does not carry a significant amount of roof loading, but the damage should be
addressed and maintained.
Boulder Recreation Centers Assessment
Building Assessment Page | 289 South Boulder
• Monitor and/or investigate corrosion at the pool roof framing. At areas where
access is possible, investigate whether the corrosion is limited to the surface of the
steel members or if section loss leading to a loss in capacity is present.
• Monitor and/or investigate corrosion at the pool clerestory windows. Access to
these window frames and the observed corrosion is difficult; however , the extent
and severity of corrosion should be investigated to understand whether this
deterioration poses any risk to the buildings function and operational safety.
• Continue to monitor the CMU crack in the pool equipment room to observe if the
crack continues to grow or widen which may indicate a more severe underlying
problem requiring correction.
Boulder Recreation Centers Assessment
Building Assessment Page | 290 South Boulder
Envelope (Martin/Martin)
Background
The South Recreation Center Building has two levels with the entrance to the building on the
upper level. The exterior consists of CMU walls with a brick façade. The middle section of the
roof is relatively flat and contains mechanical units on top of a EDPM roofing membrane
system. The remainder of the roofs are medium-sloped and have standing seam metal
panels.
Visual Observations
For the purposes of this report, Gillaspie Drive is considered north for the South Boulder
Recreation Center Building, see Figure S1 below.
Figure S1: South Community Center Building
1. Walls east and west of the entrance doors were observed to have been previously
repaired. Conversations with maintenance staff indicated that during rain events,
the water rushes towards the gutters in these areas causing the drainage system
to overflow and water to deteriorate the brick walls. The brick at these locations
have been repaired several times.
2. Cracks were observed in the brick and mortar at a corner column outside of the
pool area (Photo S3 and Photo S4). The cracks appeared to be full height of the
brick façade at one corner. The separation of the corner brick was observed to be
approximately 1/8” (Photo S5).
3. Cracks and water staining were observed in exterior ceiling soffit (Photo S6 and
Photo S7).
Boulder Recreation Centers Assessment
Building Assessment Page | 291 South Boulder
4. Sealants at front entrance doors were observed to be deteriorated (Photo S8).
5. Adhesion failure in sealants around windows near the gym area. The windows in
this area were observed to be single pane windows (Photo S9).
6. A brick control joint sealant was observed to be deteriorated on the south side of
the building near the tennis courts (Photo S10).
7. Efflorescence at exterior brick at a column on the south side of the building outside
of the gymnasium (Photo S11).
8. EPDM membrane waterproofing was observed on the middle section of the roof
where mechanical equipment sits. Some areas where mechanical equipment was
previously installed on the roof were observed to be peeling. Maintenance staff
indicated that when roof membrane needs to be fixed or leaks occur, they contact
their roofing contractor to fix it (Photo S12).
9. Roof is standing seam metal was observed to be in good condition. Maintenance
staff indicated that when the metal roof is damaged, they have it fixed by their
roofing contractor (Photo S13).
Photo S1: West brick wall
Boulder Recreation Centers Assessment
Building Assessment Page | 292 South Boulder
Photo S2: East brick wall
Photo S3: Cracks in mortar
Boulder Recreation Centers Assessment
Building Assessment Page | 293 South Boulder
Photo S4: Cracks in brick and mortar
Photo S5: Separation of brick
Boulder Recreation Centers Assessment
Building Assessment Page | 294 South Boulder
Photo S6: Cracks in exterior ceiling soffit
Photo S7: Water staining on exterior ceiling soffit
Boulder Recreation Centers Assessment
Building Assessment Page | 295 South Boulder
Photo S8: Deteriorated sealant at front door
Photo S9: Adhesion failure at window sealants
Boulder Recreation Centers Assessment
Building Assessment Page | 296 South Boulder
Photo S10: Deteriorated sealant at brick control joint
Photo S11: Efflorescence at brick
Boulder Recreation Centers Assessment
Building Assessment Page | 297 South Boulder
Photo S12: Previous EDPM patch
Photo S13: Standing seam metal roof
Boulder Recreation Centers Assessment
Building Assessment Page | 298 South Boulder
Thermography Observations
The East, North and South Boulder Recreation Centers were inspected with the use of
an infrared (IR) imaging device that produces thermal images as digital pictures for
documentation purposes. The intent of this study is to perform an analysis of the
building envelope to identify any areas of water infiltration, poor thermal
performance, air leakage, or other defects. Any building components suspected of
being problematic are noted in this report.
The buildings were visited on September 9 and September 25, 2024, in order to
capture images of the exterior walls and roofs while they were not directly exposed to
solar radiation. The thermographic images presented contain the following
information pertaining to each, individual picture captured with the IR camera:
• Surface temperatures
• Ambient air temperature and relative humidity
• Distance from surface
• Direction IR camera is pointed.
There will also be measurements displayed for one or more of the following
temperature gradients: spot, line or boxed area. A “delta” measurement tool is then
applied which calculates the temperature differential (ΔT) between nearby gradients.
These tools are utilized to analyze the surface temperatures captured with each image
to help interpret possible causes of any observed anomalies. Also, if the thermal image
was taken after sunrise and before sunset, a corresponding standard photo image is
included as a reference.
Thermography Test Method:
When performing infrared thermography on exterior walls and roofs, we are looking
for areas with surface temperatures that are elevated 1°F or greater than nearby
surface temperatures. This ΔT indicates potential that moisture has infiltrated the
assembly and has become absorbed within the cladding, sheathing or insulation
materials. Since water retains heat longer than common construction materials, it will
increase the rate of heat transfer through a wall assembly if it is present and cause
exterior surfaces to be warmer than those nearby that do not have any moisture
present. Temperature differentials can also be the result of thermal bridging, which is
an increase in the rate of heat transfer due to adjacent conductive materials (metal,
concrete, etc.) that are not separated from each other with non-conductive materials
(insulation, rubber isolation pads, thermal breaks, etc.). Common instances where
these occur are around window and door openings, interior partition wall
intersections, structural connections, or penetrations for mechanical, plumbing or
electrical items such as vents, conduits, pipes, light fixtures, etc.
Boulder Recreation Centers Assessment
Building Assessment Page | 299 South Boulder
When investigating heat transfer through the building envelope, thermography
provides the best results when the ambient temperature is at least 18°F colder than the
interior temperature. Therefore, we scheduled our visit times and dates when
temperatures were forecast to be low enough so that the minimum ΔT would be 18°F
or greater, assuming the conditioned space temperatures would be approximately
70°F to 75°F. However, since our September 9th site visit to the East Boulder Recreation
Center occurred when the exterior ambient temperatures ranged from 70°F to 80°F,
i.e. approximately equal to interior temperatures, we employed an alternate method
of manipulating the mechanical systems within the building to create positive air
pressure within the separate zones of the interior conditioned spaces. This method
allows the IR camera to detect air leaks and thermal transfer through the building
envelope as it cools down the interior surfaces relative to the exterior, and pushes the
cooler, conditioned air through any gaps and penetrations within the envelope
assemblies. Investigations for heat transfer and air leakage need to be conducted
prior to sunrise or after sunset since the heat from the sun projecting on the building
will disturb the accuracy of the infrared testing.
Equipment:
The IR cameras utilized for this assessment were a FLIR T420 hand-held IR camera,
serial# 62103849, and a Mavic 2 Enterprise Advanced IR camera mounted to a DJI
Thermal Imaging Drone.
Observations:
The following is a record of our observations to evaluate heat transfer through the
building envelope as a result of either water intrusion, air leakage, thermal bridging
or existing damage. The observations listed below provide one example of conditions
that were observed at multiple locations throughout the course of our investigation.
1. We observed evidence of thermal bridging at the exterior stud framing (Photo TS1).
The vertical metal studs and horizontal stud track are clearly outlined in and
showing increased temperature readings as indicated by the Dt1 and Dt2
calculations. This is an apparent location that warm air is exfiltrating through the
building envelope assembly.
Boulder Recreation Centers Assessment
Building Assessment Page | 300 South Boulder
Photo TS1 – South Rec Center, Entry Vestibule, Thermal Bridging of Stud Framing
2. Thermal image TS2 below indicates potential trapped moisture in the brick veneer
assembly. It is likely that the moisture infiltration is the result of a failure or instance
of damage at the roof coping. The Dt1 and Dt2 calculated in the image below show
the temperature differences between the proper thermal envelope performance
and the instances of potential moisture infiltration.
Photo TS2 – South Rec Center, Trapped Moisture at Brick Veneer from Brick Coping Leak
3. We observed evidence of air leakage and/or thermal bridging through the wall sill
plate at the building’s entry vestibule. The bright bands along the base of the brick
wall assembly indicate warm air exfiltration from the interior through the exterior
envelope of the building. The high Dt1 and Dt2 measurements featured in the table
below indicate a large amount of heat loss at the assembly.
Boulder Recreation Centers Assessment
Building Assessment Page | 301 South Boulder
Photo TS3 – South Rec Center, Entry Vestibule, Air Leakage through Wall Sill Plate
4. We observed evidence of air leakage and/or thermal bridging at the wall-to-soffit
transitions at the entry vestibule (Photo TS4a and TS4b). The Dt1 measurements
below indicates heat loss through the wall due to either the configuration of the
metal stud framing, or discontinuity of the sheathing or air/weather barrier at this
transition.
Photo TS5a – South Rec Center, Air Leakage and Thermal Bridging at Storage Room
5. We observed evidence of air leakage from the storage room door near the entry
vestibule, and thermal bridging at the floor-to-wall transition (Photo TS5a and
TS5b). This anomaly is likely originating from the Sauna Room below grade,
underneath the Storage Room.
Boulder Recreation Centers Assessment
Building Assessment Page | 302 South Boulder
Mechanical (The Ballard Group)
HVAC Systems
Existing Conditions:
A. Existing Conditions: The existing SBRC HVAC system primarily consists of packaged
roof top air handling units. Cooling is provided by direct expansion (DX) refrigeration
systems with integral condensing and natural gas fired heating.
1. AHU-1
i. This unit provides dehumidification, heating, and ventilation to the
natatorium. Dehumidification is provided by use of outside air only which is
consistent with how we would design systems today. Heating is provided by
an 80% efficient natural gas fire in-shot heater. Controls were originally
packaged and provided by the unit manufacturer; however, the packaged
controls have since failed. A controls retrofit (Distech Controls by Long &
Associates) occurred in 2020 and the unit is now controlled by the building’s
DDC system.
1. Manufacturer – Munters
2. Year of manufacturer – 2011
3. Heating Capacity – Could Not Be Determined
ii. Service life for a dehumidification system of this type is 20 years or more. This
means that we expect AHU-1 to have 5 to 10 more years of service life.
iii. The 80% efficient natural gas heating system does not support Boulder’s
current climate initiatives. When replacement is required, we would expect
that the heating system would be transitioned to a more efficient and
possibly all-electric source.
iv. It was noted that AHU-1 exhaust air discharge is undersized for the exhaust
airflow requirements of the unit. To compensate for the undersized exhaust
discharge, maintenance personnel reduced the amount of outside air
introduced into the building. This has the negative effect of poor indoor air
quality, reduced ability to dehumidify and an increased potential for building
component corrosion within the natatorium space and even the entire
building.
v. AHU-1 is set on a tall plenum curb with an equipment platform around the
unit for ease of access. The ductwork associated with AHU-1 is installed above
the roof and supported by duct stands. The ductwork is not insulated, and the
sheet metal is wrapped with an aluminum jacket for protection. The
aluminum jacketing shows signs of hail and water pooling damage. We
Boulder Recreation Centers Assessment
Building Assessment Page | 303 South Boulder
suggest insulating the ductwork per the International Energy Code
Requirements and replacing the protective aluminum jacket. The insulation
should be sloped to prevent water pooling on the ductwork.
vi. AHU-1 does not show visible deterioration unbecoming of its age.
vii. There is significant deterioration of the natatorium building elements
(ceiling, structure, window mullions, etc.) at exterior locations of the
natatorium envelope. This seems to be caused by a combination of poor
supply air distribution, where there is inadequate airflow or no airflow at all
reaching these elements, and potential system level control issues. System
controls were not tested as part of this report. The paint on the ductwork is
also failing. These issues should be addressed and corrected to help ensure
further deterioration does not occur. Please reference the structural analysis
for further considerations.
AHU-1
AHU-1 Control Cabinet
Boulder Recreation Centers Assessment
Building Assessment Page | 304 South Boulder
AHU-1 Aluminum Jacket
AHU-1 Exhaust Discharge
Natatorium Deterioration
Natatorium Deterioration
Boulder Recreation Centers Assessment
Building Assessment Page | 305 South Boulder
Natatorium Deterioration
Natatorium Deterioration
Natatorium Duct Paint Deterioration
Natatorium Duct Paint Deterioration
2. RTU-1
i. This unit is a packaged roof top unit with direct expansion cooling and 80%
efficient natural gas fired heating. It is a single zone unit that operates to
provide heating, cooling and ventilation to a single temperature control
zone. RTU-1 serves the gymnasium.
1. Manufacturer – Trane
2. Year of manufacturer – 2004
3. Cooling Capacity – 25 Ton
4. Heating Capacity – 400 MBH
ii. The unit is just over 20 years old. Typical service life for a packaged roof top
unit is 15-20 years. We suggest planning for replacement in the near future.
Boulder Recreation Centers Assessment
Building Assessment Page | 306 South Boulder
iii. The 80% efficient natural gas heating system does not support Boulder’s
current climate initiatives. When replacement is required, we would expect
that the heating system would be transitioned to a more efficient and
possibly all-electric source.
iv. Additionally, this unit’s refrigeration system utilizes R-22 refrigerant which is
no longer manufactured and can make repairs rather expensive.
v. RTU-1 has a downflow airflow configuration and is set on a steel platform
elevating the unit so ductwork can offset below the unit above the roof. The
ductwork is not insulated or protected with an aluminum jacket. We suggest
insulating the ductwork per the International Energy Code Requirements and
installing a protective aluminum jacket. The insulation should be sloped to
prevent water pooling on the ductwork.
vi. Visual inspection of RTU-1 shows signs of deterioration. The casing of unit
shows signs of corrosion from water ponding and flue condensate.
Boulder Recreation Centers Assessment
Building Assessment Page | 307 South Boulder
RTU-1 Water Pooling
RTU-1 Exterior Ductwork
RTU-1 Steel Platform
RTU-1 Flue Condensate Corrosion
3. RTU-6
i. This unit is a packaged roof top unit with direct expansion cooling. RTU-6
does not provide heating. It is a constant air volume unit that operates to
Boulder Recreation Centers Assessment
Building Assessment Page | 308 South Boulder
provide tempered air and ventilation to various spaces throughout the
building. Seven (7) duct mounted heating coils provide zone level heating and
space temperature control. RTU-6 serves the office spaces, main entrance
lobby, cardio and free weight fitness areas, game room and lower -level
locker rooms.
1. Manufacturer – Trane
2. Year of manufacturer – 2013
3. Cooling Capacity – 25 Ton
ii. Service life for a rooftop unit of this type is 15 to 20 years. This means that we
expect RTU-6 to have 3 to 8 more years of service life.
iii. RTU-6 does not have system level heating. Building operators noted the zones
served by this unit are unable to maintain zone heating setpoint during the
coldest times of the year. The heating water boiler providing zone level
heating doesn’t have adequate capacity.
iv. Baseboard radiation heaters have been installed in the cardio / free weight
area to provide supplemental heating to this exterior zone.
v. Group fitness / Dance room does not have supplemental heating and was
noted to be cold in the winter months.
vi. Lobby, front desk and office spaces do not have supplemental heating and
was noted to be cold in the winter months.
vii. RTU-6 is set on a tall plenum curb. The ductwork associated with RTU-6 is
installed above the roof and supported by duct stands. The ductwork is not
insulated, and the sheet metal is wrapped with an aluminum jacket for
protection. The aluminum jacketing shows signs of hail and water pooling
damage. We suggest insulating the ductwork per the International Energy
Code Requirements and replacing the protective aluminum jacket. The
insulation should be sloped to prevent water pooling on the ductwork.
viii. RTU-6 does not show visible deterioration unbecoming of its age.
Boulder Recreation Centers Assessment
Building Assessment Page | 309 South Boulder
RTU-6
RTU-6 Name Plate
4. Hydronic Heating System
i. The hydronic heating system utilizes a category 1, gas-fired, 2000s era,
Lochinvar Copper Fin II boiler. This boiler has a 500 MBH capacity and is 80%
efficient.
ii. Hydronic heating water is circulated throughout the building via an inline
Taco pump. All other hydronic appurtenances were noted to be in working
order.
iii. Boiler B-vent flue shows some signs of corrosion and should be considered for
replacement in the near future. Combustion air is drawn through the boiler
room via a combustion air duct installed low in the space.
iv. The hydronic boiler system is controlled by the building’s DDC system. Distech
Controls by Long & Associates were retrofitted in 2020.
v. Service life for a hydronic boiler system of this type is about 15 years. Since the
year of manufacturing could not be determined, our assumption makes the
unit approximately 15 years old. We suggest planning for replacement in the
near future.
vi. It is our understanding that the hydronic heating system is not meeting the
needs of the facility. Maintenance personnel believe this boiler is undersized
for the heating demands of the building as represented by zones that are
unable to maintain heating setpoint during the winter months.
Boulder Recreation Centers Assessment
Building Assessment Page | 310 South Boulder
Hydronic Boiler
Boiler Room Combustion Air
5. Miscellaneous Heating Equipment
i. Gas-fired unit heaters installed in the pool equipment room and
maintenance storage room appear to have been recently replaced. The
replacement Reznor units seem to be in good working order.
ii. Electric unit heater installed in the chemical room was not operational at the
time of our assessment walk. Date of manufacture could not be verified,
however since the fan was not operational. We suggest planning for
replacement in the near future.
iii. Electric wall heaters installed in the vestibule were not operating at the time
of our assessment walk. Building operators mentioned they do function;
however, it is our understanding that the (2) electric wall heaters are not
meeting the heating needs of the facility.
Boulder Recreation Centers Assessment
Building Assessment Page | 311 South Boulder
Pool Equipment Room Gas-Fired Unit
Heater
Chemical Storage Room Electric Unit
Heater
Vestibule Electric Wall Heater
6. Exhaust Systems:
i. Inline exhaust fan installed in the chemical storage room was not operational
at the time of our assessment walk. Date of manufacture could not be
verified; however, the fan did not look to be original to the building. Since the
fan was not operational, we suggest planning for replacement in the near
future. Recommend sizing a new fan for 30 air changes per hour.
Boulder Recreation Centers Assessment
Building Assessment Page | 312 South Boulder
ii. Propeller exhaust fan installed in the pool equipment room was operational
at the time of our assessment walk. Date of manufacturer could not be
verified, however upon visual inspection we suggest planning for
replacement in the near future.
iii. Exhaust fan installed in the elevator mechanical room was not operational at
the time of our assessment walk. Date of manufacture could not be verified;
however, the fan did not look to be original to the building. Since the fan was
not operational. We suggest planning for replacement in the near future.
iv. Tube axial exhaust fan installed in the maintenance room was not
operational at the time of our assessment walk. We believe it once exhausted
the natatorium space, but was abandoned in place at the time AHU-1 was
installed.
v. Miscellaneous exhaust fans installed in storage rooms throughout the facility
seem to be in good working order. These systems can be considered for
replacement as needed as part of regular maintenance.
Chemical Storage Room Exhaust Fan
Pool Equipment Room Exhaust Fan
Boulder Recreation Centers Assessment
Building Assessment Page | 313 South Boulder
Elevator Mechanical Room Exhaust Fan
Natatorium Exhaust Fan (Abandoned)
7. The building is equipped with an electric snow melt system. It is our
understanding the snow melt system is not functioning and has been abandoned
by building operators.
HVAC Recommendations:
A. As noted in the individual equipment sections above, the packaged rooftop
equipment is quickly approaching the end of their expected serviceable life.
Considering their respective years of manufacture, AHU-1 and RTU-6 are expected to
have a handful of service years remaining. However, RTU-1 is 20 years old, and we
suggest planning for replacement in the near future.
B. AHU-1 and RTU-1 space heating and ventilation requirements are met with 80%
efficient natural gas fired heating systems. Improving upon this efficiency to help meet
Boulder’s climate goals and should be part of any replacement strategy. Without a
larger building wide mechanical improvement, options to replace individual RTUs on
an as needed basis limits options for efficiency improvements. Air-source heat pump
RTUs would be the most applicable. These systems would need some heating back-
up which could be electric coils or natural gas. Electric coils as the heating back up
could place strain on the existing electric service.
C. Zone level heating served by RTU-6 is provided by an 80% efficient natural gas fired
boiler system and zone level duct mounted heating coils. Replacing RTU-6 with an air
source heat pump unit with either electric or natural gas backup heating along with
replacing the boiler system with a high efficiency direct fired condensing boiler will
Boulder Recreation Centers Assessment
Building Assessment Page | 314 South Boulder
help resolve the zone heating issues and help to meet Boulder’s climate goals that
should be part of any replacement strategy. Electric coils as the heating back up could
place strain on the existing electric service.
D. When it comes time to replace AHU-1, we suggest having an engineering firm with
knowledge of natatorium heating, ventilation, air conditioning and dehumidification
design and size a new dehumidification unit to ensure the best indoor air quality
possible for swimmers and staff while ensuring building components such as structure,
windows, doors, etc do not deteriorate prematurely. We also suggest replacing the
existing ductwork (interior and exterior) with new unlined aluminum ductwork installed
in a manner to direct airflow on all exterior walls and windows, including the high
clerestory windows. The exterior ductwork should be insulated per the IECC
requirements and protected with an aluminum weather resistant jacket. A high
volume, low speed (HVLS) fan installed above the body of water or small
destratification fans installed above the pool deck directed at the water surface will
help dissipate the chloramine bubble that forms at the surface of the water.
E. If a larger building wide mechanical system replacement is considered in the future,
the design decisions implemented at the East Boulder Community Center will help
inform what could be done at the South Boulder Recreation Center. This would help
provide consistency within the recreation departments mechanical systems and
associated maintenance needs.
Boulder Recreation Centers Assessment
Building Assessment Page | 315 South Boulder
Plumbing and Fire Protection (The Ballard Group)
Plumbing Systems
A. Existing Conditions:
1. The cold-water service is 2” and enters the building in the boiler room on the
south side of the facility. We believe the service is supported with a 2” RP
backflow preventer that is not lead free. There is a pressure reducing station on
the system, indicating the pressure from the city is high. The valving did not
appear to be lead free.
2. The existing lavatories observed were either Crane or American Standard with
Sloan automatic faucets. Thermostatic mixing valves were installed on
lavatories observed. We do not believe the lavatory faucets are low flow.
Exposed p-traps have insulation covers.
3. Existing urinals are Crane with manual Zurn flush valves. We believe the flow
rates are 1.0 GPF.
4. Existing water closets are Crane with Zurn flush valve. We believe the flow rates
are 1.6 GPF.
5. Existing showers are exposed column showers that have Delta shower valves
and heads. We believe the flowrates are 2.0 GPM.
6. Existing water coolers are single height, and some have the attached bottle
filling station.
7. The domestic heating system consists of a boiler with storage tank. (1)500 MBH
Lochinvar Copper Fin II (non-condensing, low efficiency) boiler provides
primary heat to (2) 120-gallon indirect domestic storage tanks. The domestic
storage tanks route to a duplex thermostatic mixing valve. The facility appears
to be served with 120°F water. Water is recirculated through the facility via
dedicated hot water recirculation piping to a pump in the boiler room. Pump
appears to be Taco; the exact model was not verified due to installation
location. Piping that has undergone repairs has not been re-insulated within
the mechanical room. Expansion tank appears to be undersized for volume of
storage installed.
8. Existing mop sink basins did not have hose bibbs to support chemical feeders.
9. Gas meter is located on the west side of the building. Piping is routed to the
boiler room as well as gas fired HVAC units on the roof.
10. VTR’s on the roof appear to be in okay condition.
11. Existing gutters and downspouts appear to be in okay condition.
12. Floor drains located in back-of-house spaces have trap primers, while drains
located in the locker rooms do not. The pool deck is drained via a 4” wide
trenches. There are sections of the drains that are existing, and some sections
that have been replaced. The locker rooms are supported with floor drains, not
Boulder Recreation Centers Assessment
Building Assessment Page | 316 South Boulder
trenches. The shower floors are sloped to a formed trench with a drain in the
bottom.
13. The pool backwash routes to a duplex sewage ejector system located in the
pool mechanical room.
14. There is an exterior duplex sump pump that we believe captures and collects
foundation drainage. It is our understanding that these pumps direct the water
to a nearby storm inlet.
15. Waste and vent piping seems to be hubless cast iron. We believe below grade
piping is PVC.
16. Vent piping appears to be copper and hubless cast iron.
17. There is an emergency eyewash station in the pool mechanical room that is
served via cold water only.
18. There is a sewage ejector in the pool pump pit. The controller of the pumps was
not observed, which leads us to believe the pumps are automatically
controlled.
19. All gas piping appears to be steel with welded and threaded fittings. Paint on
exposed piping on the exterior of the building has worn off.
20. Domestic water piping appears to be all copper with mostly soldered fittings.
There are a few locations where the repairs were performed with press fittings.
21. Valves and plumbing specialties do not appear to be lead free.
B. Photos:
Pool deck trench drains
Emergency eyewash at pool mechanical room
Boulder Recreation Centers Assessment
Building Assessment Page | 317 South Boulder
Indoor sewage ejector control panel
Indoor sewage ejector pumps
Outdoor sump pump control panel
Outdoor sump pump pit
Older style water cooler
Newer style water cooler
Boulder Recreation Centers Assessment
Building Assessment Page | 318 South Boulder
Domestic water boiler
Domestic water storage tank
Domestic expansion tank and recirculation
pump
Locker room drains
Shower valve enclosure.
Accessible hand-held shower head
Boulder Recreation Centers Assessment
Building Assessment Page | 319 South Boulder
Roof gas piping
Typical urinal
Typical lavatory
Typical water closet
Break sink and janitors sink.
Rooftop condensate seems broken
Boulder Recreation Centers Assessment
Building Assessment Page | 320 South Boulder
Plumbing Recommendations:
A. Valves and specialties are not lead free; we suggest replacing at times of general
maintenance with lead free options.
B. Lavatory and sink faucet aerators could be replaced with lower flow options for water
savings.
C. Water closets and urinals could be replaced with lower flow options for water savings.
D. Shower heads could be replaced with 1.5 gpm for water savings.
E. Exposed gas piping on the roof should be painted to extend lifespan.
F. Domestic heating plant (boiler, storage tank, expansion tank, recirculation pump,
thermostatic mixing valve) is past its useful life and should be replaced. This will also
improve energy efficiency.
G. Any uninsulated piping should be insulated.
H. Exposed piping in pool chemical rooms should be replaced with corrosion resistant
materials.
I. Exterior drinking fountain is in poor condition and should be replaced.
J. Debris was noticed near and around roof drains. This should be removed to keep
optimal performance.
Fire Protection Recommendation
A. The building is not currently sprinklered. A system could be provided to improve life-
safety considerations.
Boulder Recreation Centers Assessment
Building Assessment Page | 321 South Boulder
Electrical (IES)
Introduction
This report was written by Kevin Yingling, project engineer with Innovative Electrical Systems,
Inc., based on several site observations, June 26, 2024.
This report is accurate to the best of the engineer’s knowledge. During these site visits,
electrical equipment and boxes were not opened as this can only be done by an electrician.
Analysis of electrical gear and equipment is based on visible observation of the exterior and
the age of the device.
Executive Summary
The purpose of this report is to evaluate the existing electrical conditions for the South Boulder
Recreation Center in the city of Boulder. The original building was designed in 1972, making
the original portion of the building about 52 years old. There was a small remodel and
addition put on in 1998. The 1998 addition was to the main entry. This report will evaluate the
electrical service and distribution, electrical power, lighting & lighting control and low voltage
systems which include audio, visual, and telecom. The overall impression of the building is it is
very well maintained. The systems look to be operational and in decent condition. The
electrical equipment appears to all be the original putting it at 52 years old. The age of the
electrical system in this building puts it at end of life.
There are items listed in the report that should be done if this facility is to remain open to
ensure safety for the next few years. There are other items listed that should be done more
long term but not needed for safety to get the building up to current standards.
Section 1: Electrical Service & Distribution
Main Service
The service transformer is a 300KVA XCEL pad mounted transformer located on the
north side of the building. The transformer feeds the building with a 208/120V, three
phase, four wire electrical service.
The existing peak demand on this building is 103KVA.
The transformer feeds a switchboard, MDC, which is inside the main electrical room
and serves as the service entrance. This main electrical room is located on the north
side of the lower level. The main switchboard is 600 amps. The switch gear has six
main disconnects that feed various loads. These six main disconnects are the max
allowed by the NEC. No additional panels could be added to this service gear without
replacing it because of the six existing main disconnects.
Condition:
The gear is 52 years old. The gear does not appear to have an SPD.
Boulder Recreation Centers Assessment
Building Assessment Page | 322 South Boulder
Recommendations:
Main service gear and service conductors need to be replaced. If the city wants to
maintain the facility as is for the next few years and not replace then IES recommends
that the panel be infrared tested, have all breakers and fuses tested, have all feeders
and branch circuits meggar tested, have all feeders and branch circuit connections
visually inspected, have all feeder and branch circuit lugs tightened to manufacturer
specifications.
Distribution
Panel EM
Panel EM is a 208/120V, three phase, four wire, 30A panel. It is located in the main
electrical room. It serves emergency lighting loads.
Condition
The panel is over 50 years old.
Recommendation
Panel and its feeder should be replaced. If the city wants to maintain the facility as is
for the next few years and not replace then IES recommends that the panel be infrared
tested, have all breakers and fuses tested, have all feeders and branch circuits meggar
tested, have all feeders and branch circuit connection, visually inspected, have all
feeder and branch circuit lugs tightened to manufacturer specifications.
Panel A
Panel A is a 208/120V, three phase, four wire, two section 200A panel. It is located in
the main electrical room. It serves the lower -level loads.
Condition
The panel is over 50 years old.
Recommendation
Panel and its feeder should be replaced. If the city wants to maintain the facility as is
for the next few years and not replace then IES recommends that the panel be infrared
tested, have all breakers and fuses tested, have all feeders and branch circuits meggar
tested, have all feeders ad branch circuit connections visually inspected, have all
feeder and branch circuit lugs tightened to manufacturer specifications.
Boulder Recreation Centers Assessment
Building Assessment Page | 323 South Boulder
Panel B
Panel B is a 208/120V, three phase, four wire, 200A panel. It is located in the staff area
of the second level. It is an XX circuit panel with XX spaces It serves general loads near
the staff area.
Condition
The panel is over 50 years old.
Recommendation
Panel and its feeder should be replaced. If the city wants to maintain the facility as is
for the next few years and not replace then IES recommends that the panel be infrared
tested, have all breakers and fuses tested, have all feeders and branch circuits meggar
tested, have all feeders ad branch circuit connections visually inspected, have all
feeder and branch circuit lugs tightened to manufacturer specifications.
Panel C
Panel C is a 208/120V, three phase, four wire, 200A panel. It is located on the second
level. It serves lighting loads on the second level.
Condition
The panel is over 50 years old.
Recommendation
IES recommends that the panel be infrared tested and have its feeder meggar tested
to make sure connections and wire insulation are all operating safely. The panels cover
should be removed by a licensed electrical contractor and visually inspected for any
signs for melted wire insulation or arching. All circuits should be tightened to
manufacturer specifications.
Panel PP
Panel PP is a 208/120V, three phase, four wire, 200A panel. It is located in the main
electrical room. It serves power on the second level.
Condition
The panel is over 50 years old.
Recommendation
Panel and its feeder should be replaced. If the city wants to maintain the facility as is
for the next few years and not replace then IES recommends that the panel be infrared
tested, have all breakers and fuses tested, have all feeders and branch circuits meggar
Boulder Recreation Centers Assessment
Building Assessment Page | 324 South Boulder
tested, have all feeders ad branch circuit connections visually inspected, have all
feeder and branch circuit lugs tightened to manufacturer specifications.
Section 2: Electrical Power
Power Devices
The power outlets in the facility are mostly NEMA 5-20R receptacles.
Condition
The devices appear to be in good shape. There were no devices noted as inoperable
or noticeably broken.
Recommendation
IES recommends that any device known to not be operable be replaced. Any device
near a sink or other body of water that is not currently GFCI should be replaced with a
GFCI device for safety. IES recommends that a spot check be done on all existing
duplex devices. Loose cover plates should be tightened. Broken faceplates or broken
devices replaced.
Section 3: Lighting and Lighting Control
Interior Light Fixtures
The interior lighting fixtures look to be the original fixtures. The lamps in these original
fixtures look to have all been replaced with LED retrofits.
Condition:
The condition of the light fixtures looks to be good physically. The issue with the fixtures
is most are very dated and are not in line with current aesthetic.
Recommendations:
IES recommends that any burnt out lamps be replaced.
Not necessary within a few years but recommended is the lighting should be upgraded
to LED fixtures instead of retrofit lamps.
Interior Light Fixtures
The lighting controls in this facility appear to be manual switches.
Condition:
The condition of the lighting controls appears to be operational.
Boulder Recreation Centers Assessment
Building Assessment Page | 325 South Boulder
Recommendations:
Not needed within a few years but long term IES recommends that motion sensors be
placed in all spaces other than public corridors, natatorium and gym. For small rooms
such as offices and storage rooms this can be a wall mounted motion sensor with an
on/off switch mounted to it. For larger spaces such as locker rooms, restrooms and
multi-purpose rooms ceiling mounted, dual technology motion sensors should be
installed. The toggle switches should be replaced with new controls that operate with
the motion sensors. In almost all areas switches should be replaced with dimmers to
dim new LED lights.
Exterior Light Fixtures Overview
The exterior lighting fixtures look to be original fixtures. The lamps in these original
fixtures look to have all been replaced with LED retrofits.
Condition:
The condition of the light fixtures looks to be good physically. The issue with the fixtures
is most are very dated and are not in line with current aesthetic.
Recommendations:
Not needed within a few years but long term IES recommends that LED fixtures replace
existing lights.
Exterior Lighting Controls Overview
The exterior lights are controlled by contactors which are switched by a photosensor
and timeclock.
Condition:
The condition of the lighting controls appears to be operational.
Recommendations:
Not needed within a few years but long term IES recommends that the exterior lights
be controlled with a digital control system that is able to schedule lights on/off and
dim lights to meet current energy codes.
Section 4: Low Voltage Systems
Audio Visual System
There appears to be a central audio system located in a sound rack behind the main
desk. This system appears to provide background music and paging for the facility.
There are separate sound systems located in the aerobics room and dance studio.
Boulder Recreation Centers Assessment
Building Assessment Page | 326 South Boulder
Condition
The AV system seems to operate.
Recommendations:
IES recommends replacing any components that are not operational and do not allow
the city to use the space as needed.
Telecom System
The facility has telephone and data throughout. Each office and reception desk
appears to have several telephone and data outlets that are sufficient for the spaces
use.
The existing MDF room is located in the main electrical room. The low voltage services
terminate in this space.
Condition
No devices appeared to be broken or inoperable.
Recommendations:
Not needed within a few years but long term It is recommended that the low voltage
service room be separated from the main electrical room.
Fire Alarm System
The fire alarm system is comprised of manual pull stations located at egress exit doors,
horn/strobe notification, duct detectors in the large HVAC units and some smoke and
heat detectors. The fire alarm control panel is located in the main electrical room and
there is an annunciator near the main entry.
Condition:
No issues were noted regarding the fire alarm system. However , the fire alarm system
is very aged.
Recommendations:
Not needed within a few years, but long term, IES recommends that the fire alarm
system be replaced. If the city wants to maintain the building for a few years without
replacing the fire alarm system, IES recommends that the system be tested to ensure
the detection and notification systems are all operational and functioning correctly.
Boulder Recreation Centers Assessment
Building Assessment Page | 327 South Boulder
Aquatics (Counsilman-Hunsaker)
Executive Summary
Unlike the other facilities, the South Boulder Rec Center site is home to only two (2) bodies of
water. The lap pool is six (6) lanes, 25-yard length, and features a ramp entry, a deep end for
1-meter diving and swimming competition by local high school teams, and a small shallow
area for recreation use. The spa includes an underwater bench, a stair entry, and multiple
hydrotherapy jets.
The South Boulder Rec Center is the oldest aquatic facility of the three audited locations.
According to staff, it was originally constructed in the early 70s. This makes the facility
approximately 50 years old. The life expectancy of a commercial concrete swimming pool is
typically 40-50 years. The South Rec Center is close to the end of its lifespan. The City of
Boulder is determining what repairs and modifications can be made to maintain this facility
for the near future. The following items represent the major findings listed throughout this
report. The recommendations within the report will assist in keeping the two bodies of water
running for as long as possible if desired by the city (this summary is not all-inclusive of the
report):
• Provide a water tightness test and repair any existing leaks at the pool.
• Install a new proprietary quartz aggregate plaster finish at the lap pool.
• Lightly buff and passivate the existing stainless-steel gutter.
• Consider a larger surge tank capacity (or run the existing tank with a smaller amount
of water) to comply with applicable code.
• Adjust tile markings within the lap pool during re-plaster process to meet new NFHS
and USASwimming standards.
• Install an ADA lift and anchor for the pool.
• Re-paint the existing 1-meter short stand.
• Add an area drain to the pool deck between the spa and the pool.
• Replace sections of schedule 40 PVC with schedule 80 PVC.
• Provide digital flow meter sensors for both the pool and spa; connect them to pump
motor VFDs wherever possible for energy savings.
• Construct proper support for the pool recirculation pump volute.
• Install a UV secondary sanitation unit for each body of water to reduce chloramines
within the natatorium.
• Provide a larger pool heater for the pool and continue using the existing small pool
heater for the spa.
• Run the dehumidification and HVAC units per ASHRAE recommendations in the
natatorium in an attempt extend the life of the building systems that are surrounding
the pool and spa.
Boulder Recreation Centers Assessment
Building Assessment Page | 328 South Boulder
Although small repairs and modifications can extend the life of the facility, expecting the
existing pool and spa to continue functioning without issues for many more years through
“band-aid” repairs is unrealistic. Long-term goals need to be considered in order to properly
plan for the future of aquatic offerings within the City of Boulder. Providing a variety of
available aquatic amenities for patrons across all sites is the City’s highest priority moving
forward.
Administrative Code
Many of the items identified in this report do not meet the current code requirements
for pools built today. Pools are required to meet current codes when newly constructed
or renovated and until such time, they may be considered “grandfathered-in”. The
items identified as not meeting the current code would need to be addressed as major
future improvements or replacements occur.
Thus, the administrative code issues noted in the report do not indicate that the City
of Boulder has been operating their pools in an unsafe manner. The Department of
Public and Environmental Health monitor the aquatic facilities and report deficiencies
that the Owner is required to address at that time.
The following rules and regulations were referenced for this report, referred to within
as “Applicable Pool Code”:
• Code of Colorado Regulations – Swimming Pools and Mineral Baths 5 CCR 1003-5
(Colorado Pool Code)
• 2023 Model Aquatic Health Code (MAHC) – 4th Edition
• International Swimming Pool and Spa Code (ISPSC) - 2021
• Virginia Graeme Baker Pool and Spa Safety Act (VGB) – ASME/ANSI A112.19.81
• 2010 ADA Standards for Accessible Design (ADA)
Boulder Recreation Centers Assessment
Building Assessment Page | 329 South Boulder
SOUTH BOULDER LAP POOL GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
1970s
75’-0”
45’-0”
~3,800 Sq. Ft.
Six (6) 25-yard lanes
0’-0” to 12’-0”
200,000 gallons
680 GPM
4.90 HRS
* Note: Values have been approximated and are inaccurate. Existing drawings are not
available.
SOUTH BOULDER SPA GENERAL INFORMATION
Construction Date
Length
Width
Surface Area
Lanes
Water Depth
Pool Volume
Flow Rate
Turnover
1970s
Varies
Varies
~120 Sq. Ft.
N/A
0’-0” to 12’-0”
~2,000 gallons
~100 GPM
~0.33 HRS
* Note: Values have been approximated and are inaccurate. Existing drawings are not
available.
Boulder Recreation Centers Assessment
Building Assessment Page | 330 South Boulder
POOL STRUCTURE & FINISH
Observations
The pool structure appears to be in relatively good
condition for its age of roughly 50+ year. Obvious signs
of concrete cracking and rebar corrosion are not
present. However, the pool is currently gaining water.
This may be due to the lake that is adjacent to the
natatorium, and water may be entering the structure
through the hydrostatic relief valves. At some points of
the year when lake water levels are low, pool water is
lost (instead of gained) at a rate of 675 gallons per day.
The pool’s finish is extremely outdated, but it looks
great for its age. According to staff, this finish has not
been replaced since the late 90s or early 00s. The
plaster finish shows signs of staining and etching in
some areas. Areas of concern are present around the
floor markers and the floor inlets within the pool.
The spa structure appears to be in good condition, with
limited signs of any structural distress. Staff did have
any record of significant water loss at the spa.
The spa’s tile finish appears to be in good condition.
The spa’s plaster is in fair condition but has one area of
discoloration that is present at the main drains within
the spa floor.
Recommendations
C-H recommends performing a water tightness test at
the pool to determine the current rate at which water is
lost (or gained) at the pool. If a visually observable
amount of water is lost, C-H recommends performing a
dye test to determine the areas of concern where water
is being lost. Water may be lost at floor inlets, main
drains, the interaction between the stainless-steel
gutter and the concrete, or the construction joint at
around the 5ft water depth of the pool. Refer to
appendix for water tightness test instructions.
A new proprietary aggregate plaster finish should be
applied at the pool. Due to the age of the current
plaster application, C-H recommends hydroblasting
the pool structure down to bare concrete before
applying the new plaster finish.
Boulder Recreation Centers Assessment
Building Assessment Page | 331 South Boulder
PERIMETER OVERFLOW SYSTEM
Observations
The pool has a deck-level stainless steel gutter system.
The gutter system appears to be in fair condition with
sporadic areas staining or corrosion. The gutter grating
appears to be in good condition.
Overflow around the entire pool perimeter is not being
achieved, which violates applicable pool code. It
appears that the pool may be out of level by roughly
½”. This can be seen at the pool ramp entry, where the
plaster and gutter are dry.
The pool’s prefabricated fiberglass surge tank is
present in the mechanical room. The proper amount of
surge capacity per current code requirements does not
appear to be present. 1 gallon of surge is required for
each square foot of water surface, which would be
approximately 3,800 gallons for this pool.
The spa utilizes a skimmer system. Three skimmers are
present, which is compliant with current code
requirements. All skimmers appear to be in working
order with the proper baskets and weirs present for
operation.
Recommendations
C-H recommends that the deck level gutter be lightly
buffed, thoroughly cleaned, and passivated during the
re-plaster process of the pool.
Deck-level stainless steel gutters are known for water
loss concerns when a waterstop is not properly applied
to the concrete underneath the pool deck slab. Quality
of this existing configuration can be confirmed with a
water tightness test.
The pool’s gutter lip being out-of -level is not easily
fixed and costs excessive amounts of money. Due to the
pool’s age, this issue cannot be addressed in the short -
term and would need to be addressed with an eventual
facility replacement.
C-H recommends that the surge capability of the pool
system should be increased to match current code
values whenever a new pool is eventually constructed.
C-H recommends that both the pool and spa main
drain valves are heavily throttled during typical
operation, so that most of the recirculation action
(~80%) is occurring at the perimeter overflow system.
Boulder Recreation Centers Assessment
Building Assessment Page | 332 South Boulder
MAIN DRAINS
Observations
Both sets of main drain sumps (pool and spa) have
been recently replaced according to staff,
Recommendations
C-H recommends that main drain grates and their
associated hardware are visually inspected each year
for any damage or loosening.
C-H recommends checking the condition of the
hydrostatic relief valves in the pool the next time that it
is emptied for maintenance to determine if the valves
may be causing the water loss (or gain) fluctuations at
the pool.
Boulder Recreation Centers Assessment
Building Assessment Page | 333 South Boulder
POOL MARKINGS
Observations
Contrasting nosings are not present as required per
current applicable codes at the stair entries for the
pool.
Floor markers, wall targets, and 5’-0” depth safety
markers appear to be present per applicable health
and swimming competition codes. However, the
existing dimension of the floor marker to the end walls
of the lap pool is outdated. The new code requirement
for distance from the end wall is 6’-7” per
USASwimming and NFHS.
Depth markings and warning signs are present at the
pool as required per code. However, the vertical depth
markers on the face of the stainless-steel gutter do not
include a 4” text height as required by applicable pool
codes.
Contrasting nosings at the spa bench and stair entry
are provided per code. All code-required depth
markings and warning signs are present at the spa.
Recommendations
C-H recommends that contrasting nosings are added
to all stair nosings as required per code in conjunction
with a new plaster finish being applied.
C-H recommends that the floor marker distance from
the end wall is updated to match current NFHS and
USASwimming codes in conjunction with a new plaster
finish being applied.
Vertical depth markers on the face of the stainless-steel
gutter should be removed and replaced with markers
that have 4” text height the next time the pool is
drained down for maintenance.
Boulder Recreation Centers Assessment
Building Assessment Page | 334 South Boulder
INGRESS AND EGRESS
Observations
The correct amount of grab rails, stair entries, and
ramps are provided to meet applicable pool codes.
The current ramp entry is not ADA compliant due to the
spacing of the handrails, and an ADA lift is not
provided. Therefore, the pool is not ADA compliant.
A stair entry and an ADA-compliant transfer rail are
present at the spa, as required by all applicable codes.
Recommendations
Thoroughly clean and passivate all stainless-steel rail
goods. Ensure that all tightening hardware and
escutcheons present and in good condition.
C-H recommends installing an ADA lift and
accompanying anchor footing at the shallow end of
the pool to ensure ADA compliance.
Boulder Recreation Centers Assessment
Building Assessment Page | 335 South Boulder
DECK EQUIPMENT AND LOOSE EQUIPMENT
Observations
The Spectrum single-post starting blocks and their non-
slip surfaces appear to be in fair condition. However,
there appears to be some staining and slight corrosion
at the bronze anchors.
The 1-meter springboard is in good condition; however,
the paint is peeling at the 1-M dive stand.
Loose equipment, such as lifeguard chairs, lane lines,
and lane line reels appear to be in new condition and
do not require replacement.
Recommendations
C-H recommends removing starting blocks from their
anchors, and thoroughly cleaning the anchors of any
surface corrosion and staining. Clean and passivate the
stainless-steel starting block frames.
The 1-meter dive stand should be re-coated with new
epoxy paint.
Boulder Recreation Centers Assessment
Building Assessment Page | 336 South Boulder
POOL DECK
Observations
According to staff, the pool deck near the deep end of
the pool and the spa was recently replaced. However,
this area now has a low spot that is missing an area
drain, and it must be constantly squeegeed to remove
water.
Recommendations
C-H recommends that a patch of the pool deck is
replaced, and an area drain is added. Consultation
with the project plumbing engineer will be required for
this task.
Boulder Recreation Centers Assessment
Building Assessment Page | 337 South Boulder
PIPING, VALVES, AND FLOW METERS
Observations
Almost all pool piping located within the room is
schedule 80 PVC, which meet current aquatic industry
standards. The piping appears to be in good condition.
Some sections of spa piping appear to be schedule
40 PVC.
According to staff, many of the aging valves for both
the pool and spa have been replaced recently.
Flow arrows are present on some sections of piping, but
not all sections of piping as required per applicable
codes. Arrows must be color coded per applicable pool
code.
A schematic and valve chart are not present for either
the pool or the spa system. Valves for both the pool
and spa system are not numbered and tagged as
required by applicable code. A flow meter is present
and operational for the pool, but not for the spa. A flow
meter for each system is required per applicable pool
codes.
Recommendations
C-H recommends replacing all sections of schedule 40
PVC piping at the spa system with schedule 80 PVC.
Flow arrows should be applied to all sections of piping
and should be color coded per applicable Pool code.
A system schematic and valve chart should be
developed for both the pool and spa systems. These
should be laminated and posted on the mechanical
room wall. All valves should be tagged, and the tags
should correspond to the schematics and valve charts
as required by applicable pool code.
A flow meter must be installed for the spa system as
required per applicable codes.
Boulder Recreation Centers Assessment
Building Assessment Page | 338 South Boulder
PUMPS AND MOTORS
Observations
According to staff, the TechTop motor for the pool
pump at this facility has been replaced recently. Upon
observation, it appears to be in good condition.
Gauges at all of the pool and spa pumps are either not
present or broken. A suction and a discharge gauge are
required at every pool or spa pump per applicable pool
code.
The Pentair Aurora pool recirculation pump volute is
not supported on a concrete housekeeping pad.
An ABB variable frequency drive is present for the
pool’s recirculation pump, but it is not tied to a flow
meter for feedback control.
Recommendations
Replace or install new gauges at all pool or spa pumps
as required per code.
Construct a concrete housekeeping pad or provide
proper support via unistrut for the Pentair Aurora pump
volute.
Provide a digital flow sensor for each body of water
and connect it to a display that can be easily read on
the wall. Connect the pool flow sensor to the pool
recirculation pump’s variable frequency drive to
achieve significant energy savings.
Boulder Recreation Centers Assessment
Building Assessment Page | 339 South Boulder
FILTRATION SYSTEMS
Observations
Two (2) stacked high-rate horizontal sand filters by
Paddock are provided for the pool system, and two
(2) side-by -side high-rate vertical sand filters by
Pentair are provided for the spa system. Neither of
these filter systems appear to be leaking, and both
systems have functional gauges.
According to staff, media was just replaced in each
of these filter systems with an AFM product (glass
media).
Staff also noted that due to limitations in the
sewage ejection funnel and backwash retention
tank system, filters cannot be backwashed one-
after-another and must be done individually.
Recommendations
Provide an oversized backwash retention tank
and/or sanitary connection whenever a new
facility is eventually constructed to ensure that the
filters can be backwashed one-after -another per
operator preferences.
Boulder Recreation Centers Assessment
Building Assessment Page | 340 South Boulder
CHEMICAL TREATMENT
Observations
Sodium hypochlorite is used as the sanitizer for both
the pool and spa. Stenner peristaltic feed pumps
deliver the liquid chlorine to each system, and the
pumps appear to be in new condition.
CO2 solenoid feeders are provided as a pH buffer for
both the pool and spa systems.
Poly tubing to and from each stenner feed pump and
CO2 solenoid feeder appear to be loosely strewn
around both the chemical storage and the pool
mechanical room.
UV secondary sanitation is not provided for either of
the bodies of water.
Hayward CAT controllers are utilized for water
chemistry control at both the pool and the spa, and
they appear to be in good condition, operating as
intended.
Recommendations
Provide additional zip-ties to properly secure poly
tubing to pool piping, or alternatively, replace poly
tubing with small-sized schedule 80 PVC piping.
Due to the degradation and corrosion that can be seen
around the natatorium, C-H recommends installation
of two (2) medium pressure UV systems at the facility.
This will assist in eliminating chloramines, which
accelerate corrosion inside of indoor aquatic spaces.
Boulder Recreation Centers Assessment
Building Assessment Page | 341 South Boulder
CHEMICAL STORAGE
Observations
Sodium hypochlorite sanitizer is stored within large
poly tanks. However, the top lid of the tanks appeared
to be open during C-H observation, which allows
corrosive vapors to enter the chemical storage rooms.
Appropriate NFPA hazard signage is present on the
entrances to the pool mechanical and chemical
storage spaces, as required by fire code.
Penetrations in and out of the chemical storage room
are not patched with a fire-rated caulking.
Recommendations
Ensure that all lids to chemical storage containers are
sealed at all times, and all poly tubing penetrations are
secured with bulkhead fittings to prevent corrosive
vapors from escaping.
Provide fire-rated caulking at all penetrations entering
or leaving chemical storage areas, in order to ensure
compliance with all applicable fire codes.
Boulder Recreation Centers Assessment
Building Assessment Page | 342 South Boulder
MAKE -UP WATER
Observations
Jandy Levelor automatic water level controls are
provided for both pool and spa systems. The Levelor
controllers were operational at the time of C-H visit.
Water is added to the pool and spa systems through an
air gap at the pool’s surge tank system, or a fill funnel
that is piped to the spa. Both approaches described are
code compliant.
Recommendations
N/A
Boulder Recreation Centers Assessment
Building Assessment Page | 343 South Boulder
POOL HEATING
Observations
A single Lochinvar Aquas indirect gas fired pool
heating package provides the heating for both the
pool and the spa through two separate heat
exchangers. The unit appears to be undersized in
order to adequately maintain temperature at both
bodies of water on a cold day, and it appears to be
significantly undersized when a fill-from-empty
condition is considered for the pool.
The heat exchanger for the spa system appears to
be leaking.
The solar heating system for the facility is offline,
according to staff. Influent and effluent valves for
this system are still open and water appears to still
be flowing through the piping.
Recommendations
C-H recommends providing a larger Lochinvar
Aquas system to supply heat to the pool. The
existing unit that is on-site should be
recommissioned to be entirely dedicated to the spa.
C-H recommends re-piping the spa heat exchanger
to eliminate the leak source.
Recently, the exterior solar thermal system
pictured below has been removed by City of
Boulder and donated for re-use. C-H recommends
closing all influent and effluent valves to this
system, or permanently capping these lines to
properly decommission the system entirely.
Boulder Recreation Centers Assessment
Building Assessment Page | 344 South Boulder
MISCELLANEOUS
Observations
The natatorium building surrounding the pool and spa
systems appear to be suffering from symptoms that are
caused by poor air quality. Failures in material
coatings, corrosion staining, dripping from the ceiling,
and other concerning conditions are present within the
space. Staff noted that the dehumidification unit is
sometimes shut down when users are not present in the
pool space.
Recommendations
C-H recommends running the dehumidification unit per
ASHRAE guidelines to properly treat the air within the
natatorium. Excessive humidity will accelerate the
deterioration of the natatorium structure. Excessive
humidity is also an ideal environment for corrosion to
flourish. Consult with the project HVAC engineer for
potential remedies or improvements to the air
treatment system within the natatorium.
Boulder Recreation Centers Assessment
Building Assessment Page | 345 Building Performance
Building Performance
Benchmarking Site Energy Use
Benchmarking is a means of comparing similar buildings, which helps inform performance
targets and peer facilities in the area.
Energy use data was obtained for the City of Boulder Parks and Recreation’s three recreation
centers: East Boulder Community Center (EBCC), North Boulder Recreation Center and South
Boulder Recreation Center (not included in this report).
Values are expressed in Energy Use Index (EUI), which is energy use normalized by area and
Site Energy. Site Energy is the energy that is directly consumed on site, and is in contrast to
‘Source Energy,’ which includes upstream energy such as transmission losses.
Both East Boulder Community Center and North Boulder Recreation Center consume
approximately 240 kBtu/sf/year of ‘Site Energy’. The exact values for 2022-2023 are 240.0
and 239.5, respectively. Meanwhile. Existing facilities built before modern codes can vary
greatly in terms of ventilation supplied and comfort conditions, so lower energy is not always
indicative of high performance, particularly if a facility lacks in key aspects related to health.
Boulder Recreation Centers Assessment
Building Assessment Page | 346 Building Performance
Lack of utilization of space can also lead to low EUI values but would not score well on a metric
such as Energy Use per Benefit Provided.
There is a lack of benchmark data for the Recreation Center comparison. Commercial
Buildings Energy Consumption Survey (CBECS) is the industry standard for benchmark energy
data. While this database has a category title ‘Other - Recreation,’ there are concerns with
using it. The median energy use of this category for our area (based on 80301 zip code) is 43
kBtu/sf/yr, which is quite low for a building with a Natatorium. It is likely the case that many
of the tracked facilities do not include this feature, which is an important part of all 3 of these
facilities.
The University of Colorado at Boulder renovated and expanded their Recreation Center
roughly a decade ago, and tracked performance is 77 kBtu/sf/yr, as indicated in the February
2022 Energy Master Plan. It is important to note that this facility includes an Ice Rink and an
outdoor pool in addition the indoor competition pool, driving energy usage up. Further, while
the recover heat from the ice rink to heat their pools, supplemental heating is provided by a
gas boiler and not a heat pump, leaving room for improvement with respect to using this
project to set a target.
*Note: energy use data obtained from the City of Boulder included solar PV production and
net metering for electricity use. To obtain energy use before renewables, these data points
were added together as coordinated with the City of Boulder.
Boulder Recreation Centers Assessment
Building Assessment Page | 347 Monthly Energy Breakdowns
Monthly Energy Breakdowns
The following charts provide further insight into the EUI values for each of the Recreation
Centers, breaking out usage between gas and electricity as well as a monthly breakdown.
Solar production is additionally provided ‘below the line’ to show the magnitude of
electricity consumption that it offsets.
North Boulder
North Boulder Recreation Center shows similar trends to EBCC, but with important nuances.
Despite nearly identical annual use, the peak month for heating, January, is lower (23 vs 25.5
kBtu/sf/yr). Additionally, the rate of change between March and June is lower. Both of these
indicate an improved envelope and/or more efficient ventilation relative to EBCC.
Further, there is an increase in electricity use during the summer, which is more in line with
expectations given air conditioning.
Boulder Recreation Centers Assessment
Building Assessment Page | 348 Monthly Energy Breakdowns
East Boulder
The majority of energy used at EBCC is natural gas, at 73%. The minimum gas usage in summer
likely represents Domestic Hot Water (DHW) use via showers. Some pool or natatorium
heating/reheating may be contributed as well, but this represents low hanging fruit in terms
of energy retrofits. The steepness of the change in heating between shoulder seasons and
winter are indicative of a poor performing envelope and or lack of heat recovery.
It is surprising to not see an increase in electricity use in the summer, which typically would
accompany air conditioning. This also begs the question as to whether the building is properly
ventilated.
South Boulder
Boulder Recreation Centers Assessment
Building Assessment Page | 349 Monthly Energy Breakdowns
The majority of energy used at SBCC is natural gas, at 72%. This is very similar to EBCC. The
minimum gas usage in summer likely represents Domestic Hot Water (DHW) use via showers.
There is a bigger dip in gas use in September, likely indicating less occupancy in that month
(less shower use).
The very steep change in gas use between October and November, or between February and
March, is indicative of a poor performing envelope and or lack of heat recovery. This is more
pronounced than the other recreation centers.
It is surprising to not see an increase in electricity use in the summer, which typically would
accompany air conditioning. This also begs the question as to whether the building is properly
ventilated.
Boulder Recreation Centers Assessment
Building Assessment Page | 350 Renewable Energy
Renewable Energy
Both facilities have Photovoltaics (PV) for renewable energy production, which is
commendable.
EBCC has Net Zero Energy (NZE) goals for the renovation project. While this is not yet a
study of to achieve these goals and support the City’s larger decarbonization efforts, it is
useful to see the amount of PV which would be required to achieve NZE at the current
performance.
Additionally, a low-EUI alternative is shown for comparison. Reference the carbon section
for further description.
Boulder Recreation Centers Assessment
Building Assessment Page | 351 Renewable Energy
The above image conceptually shows the amount of PV required to achieve NZE with the
current performance (larger circle indicated by note 1). This is approximately 160,000 square
feet of PV (assumes south orientation, 20-degree tilt, and panels at 14.75 W/sf, which is fairly
standard). In real practice, reductions such as PV over parking stalls but not drive lanes are a
reality that causes this target area to be spread out. Essentially, the project could not fit
enough PV on site to achieve NZE without efficiency upgrades.
Further, it is important to note that NZE is only Net Zero Carbon if electrification is also
achieved.
If an EUI of 55 kBtu/sf/yr was achieved, the amount of PV required for NZE is shown by note
2. This is 35,500 square feet of PV (same assumptions) and is feasible on site.
Boulder Recreation Centers Assessment
Building Assessment Page | 352 Renewable Energy
Carbon
The City of Boulder has a Climate Action Plan to become a Net Zero City by 2035 and Carbon-
Positive by 2040. The EBCC project was approved by ballot measure with specific language
of carbon reduction, resilience, and progress towards the City’s Climate Goals.
As a starting point, current B6 emissions are quantified below. B6 refers to emissions from
operational energy, although carbon is certainly a more complex story.
EBCC B6 emissions (operational energy) are 2,379,000 pounds of CO2e per year. This is
equivalent to 2,760,000 vehicles miles driven. In terms of offset, it would take planting 13,000
seedlings and growing them for 10 years to offset one year of energy use.
Xcel Energy is the utility providing electricity to the site. They have committed to carbon
neutrality by 2050 and are making progress towards that goal. They are currently
approximately 40% renewable energy and have a near term goal of 80% carbon reduction
by 2030 when compared to 2005 levels. As of 2022, they indicated they are halfway there.
Boulder Recreation Centers Assessment
Building Assessment Page | 353 Renewable Energy
As the grid decarbonizes, so do all-electric buildings regardless of their efficiency. Buildings
which use gas will continue to emit emissions from that use. The above chart shows the carbon
projection for the current building as the grid decarbonizes. While future carbon emissions
are reduced, they would remain over one-and-a-half million pounds of CO2 per year, due to
the natural gas heating, primarily for the pool.
Target Performance corresponds to an EUI of 55 kBtu/sf/yr. It is just a reasonable starting
point to convey the decarbonization concept. Future work will build off of this starting and
further refine it. As presented, it is based on 50% reduction in electricity for current uses
(electricity actually increases overall as heating is switched from gas to electricity). Heating is
reduced by 40%, and then met with a water-source heat pump with an annual average
Coefficient of Performance of 5. The resulting EUI would be 55 kBtu/sf/year, and it would be
all electric.
In the Target Performance case, as the grid decarbonizes, the building would as well even
without PV. The 2050 timeline is too slow for true climate leadership as represented by the
City of Boulder’s goals, so renewable energy would be a part of the day one plan. In this
case, the building would be Net Zero Carbon on day one.
There is no version of this project in which the pool is primarily heated by gas and the City’s
climate goals are met.
Boulder Recreation Centers Assessment
Appendix Page | 354 Existing Plans
Appendix
Existing Plans
Boulder Recreation Centers Assessment
Appendix Page | 355 Existing Plans
North Boulder
Boulder Recreation Centers Assessment
Appendix Page | 356 Existing Plans
East Boulder
Boulder Recreation Centers Assessment
Appendix Page | 357 Existing Plans
South Boulder
Boulder Recreation Centers Assessment
Appendix Page | 358 Aquatics
Aquatics
COUNSILMAN-HUNSAKER WATER TIGHTNESS TESTING - TYPICAL SPECIFICATION FOR NEW
CONSTRUCTION
Water Tightness Test
A. Procedure
1. Preparation
a. Securely seal all outlets in the pool with inflatable or threaded plugs.
2. Fill: Fill and then isolate the pool. The water tightness test shall begin after the
vessel has been filled for a minimum of three (3) days. During the filling, all outlets
shall be monitored for water tightness and all concrete joints shall be monitored
for any visible leakage. If any visible leakage from the vessel is observed, the
condition shall be corrected prior to the start of the test.
a. After the initial fill, all ground water shall be removed from the pool sight sump
or the pool location de-watering system. This shall be completed prior to the
start of the water tightness test. De-watering of the pool sight sump shall be
maintained during the entire duration of the test.
3. 24-hour Allowable Loss
a. Calculate the allowable water loss from the vessel. This is .1% of the total vessel
volume. For the example, the vessel has a volume of 200,000 gallons, the 24-
hour allowable loss will be 200 gallons.
Vessel Total Volume (gallons) 24-hour Allowable loss
(.1% or .001 of Total Volume)
Example 200,000 gal 200 gal
Lap Pool
4. Measurement
a. Measurements shall be taken at the pool. Multiple test points with averaging
are recommended for vessels which will be exposed to wind. Document the
separate findings on the chart below. Repeat the measurements and document
every 12 hours for a total of three (3) days. The General Contractor shall check
the pool for water loss with the Architect or Owner’s representative every 12
hours. The Contractor shall submit photo documentation of each measurement
with the completed water tightness report. Example measurements are shown
in the table below.
5. Evaporation Measurement Procedure
a. Fill a floating, restrained, partially filled, calibrated, open pan with water and
allow the container to float within the pool during the testing period. This will
be used to measure evaporation and precipitation.
Boulder Recreation Centers Assessment
Appendix Page | 359 Aquatics
Vessel 12 hrs
passed
24 hrs
passed
Day 1
TOTAL
36 hrs
passed
48 hrs
passed
Day 2
TOTAL
60 hrs
passed
72 hrs
passed
Day3
TOTAL
Example
Pool
.021 ft .010 ft .031 ft .016 ft .019 ft .035 ft .012 ft .017 ft .029 ft
Example
Pan
.008 ft .006 ft ,014 ft .008 ft .007 ft .015 ft .009 ft .007 .016 ft
Lap Pool
Evaporation
Pan
6. Calculate Daily Loss
a. Calculate the total daily water loss for the vessel and record in the table below.
If a vessel has a daily water loss that is greater than the calculated 24-hour
allowable loss, the vessel cannot be considered watertight.
1) Daily Loss = 7.481 x Structure Surface Area (SF) x [Total Water Loss per Day
(FT) – Evaporation per Day (FT)]
b. For the example, we have a body of water that is 200,000-gallon volume and
3,500 square feet of surface area. Measurements for this example body of
water are recorded in the table above.
1) Day 1 Loss = (7.481 gallons per cubic foot) x (3,500 SF) X [(.031 ft water loss)
– (.014 ft evaporation)] = 445 gallons Day 1 loss
2) Day 2 Loss = (7.481 gallons per cubic foot) x (3,500 SF) X [(.035 ft water loss)
– (.015 ft evaporation)] = 524 gallons Day 2 loss
3) Day 3 Loss = (7.481 gallons per cubic foot) x (3,500 SF) X [(.039 ft water loss)
– (.016 ft evaporation)] = 602 gallons Day 3 loss
Vessel Daily Water
Loss Day 1
(gal)
Daily Water
Loss Day 2
(gal)
Daily
Water Loss
Day 3
(gal)
Allowable
Loss
(Calculated
above, Gal)
Any daily
values higher
than the
Allowable
Loss? (Y/N)
Example 445 gal 524 gal 602 gal 200 gql Y, not
watertight
La Pool
7. If leaks are detected, repair the vessel and make watertight in accordance with
these requirements.
Boulder Recreation Centers Assessment
Appendix Page | 360 Aquatics
Boulder Recreation Centers Assessment
Contributors Page | 361 Architecture
Contributors
Architecture
Perkins & Will
475 Lincoln Street, Suite 100
Denver, Colorado 80203
303.431.6100
Principal-in-Charge: Mira Theisen
Project Manager: Aleks Webster, PhD
Structural
Martin/Martin, Inc.
12499 West Colfax Avenue
Lakewood, Colorado 80215
303.431.6100
Principal-in-Charge: Nick Ereckson, PE
Project Manager: Scott Wert, PE
Envelope
Martin/Martin, Inc.
12499 West Colfax Avenue
Lakewood, Colorado 80215
303.431.6100
Principal-in-Charge: Kevin Dunham, PE
Project Manager: Michael Schulz, PE
Mechanical & Plumbing
The Ballard Group
2525 South Wadsworth Blvd, Suite 200
Lakewood, Colorado 80227
303 -988 -4514
Principal-in-Charge, Mechanical: Peter Faila, PE
Principal-in-Charge, Plumbing: Tim Harris, PE
Boulder Recreation Centers Assessment
Contributors Page | 362 Electrical
Electrical
Innovative Electric Systems
2525 South Wadsworth Blvd, Suite 200
Lakewood, Colorado 80227
303 -988 -4514
Principal-in-Charge: Kevin Yingling, PE
Sustainability
Group 14 Engineering, PBC
1325 E 16th Avenue
Denver, Colorado 80218
303-861-2070
Principal-in-Charge: Taylor Roberts, PE
Project Manager: Anna McCullough
Aquatics
Counsilman-Hunsaker
2525 South Wadsworth Blvd, Suite 200
Lakewood, Colorado 80227
303 -988 -4514
Studio Director: Connor Riley, PE
Project Manager: Cole Henry