AUSTIN COUNTY

Jail & Sheriffs Office

Assessment and Report

September 26, 2017

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ARCHITECTURE, L.L.C.

The Honorable Tim Lapham

Austin County Judge
One East Main
Bellville, Texas 77418

Re: Austin County Jail and Sheriffs office Assessment

Judge, Commissioners and Sheriff:

The assessment and report on the conditions at the Jail and Sheriffs office is complete and
transmitted to you via this letter.

1150 LAKEWAY DR. This report addresses our findings during the assessment related to mold, high humidity and
SUITE 101 water infiltration issues; and other issues that have an effect on the life expectancy of this
LAKEWAY, TX 78734 facility. The report identifies the conditions, a recommended solution and probable cost of
addressing each condition.

P.O. BOX 340577 This report should be reviewed and discussed then used to prioritize the work effort to solve
LAKEWAY, TX 78734
the facilitys problems so that a safe environment is created allowing both inmates and staff
to re-occupy the facility.

WEBSITE:
WWW.BURNS3.COM
We are prepared to provide further assistance based upon the priorities determined.

Best Regards,

Kenneth C. Burns, AIA

 BURNS
ARCHITECTURE, L.L.C.

TABLE OF CONTENTS

Cover Letter
Purpose for Assessment and Report
Facility Background Information
Assessment of Conditions and Recommended Solutions
Photos and Illustrations
Conclusion
1150 LAKEWAY DR.
SUITE 101
LAKEWAY, TX 78734

P.O. BOX 340577

LAKEWAY, TX 78734

WEBSITE:
WWW.BURNS3.COM
 BURNS
ARCHITECTURE, L.L.C.

PURPOSE FOR ASSESSMENT AND REPORT

The purpose for this assessment and report is to identify existing physical and environmental
conditions of the jail and Sheriffs office facility and recommend solutions so that the life of the
facility can be extended. Probable costs of these solutions will also be addressed.

Burns Architecture, LLC was retained on September 13, 2017 to perform this work and prepare
this report.

1150 LAKEWAY DR.

SUITE 101
LAKEWAY, TX 78734 FACILITY BACKGROUND INFORMATION

The original jail and Sheriffs office was dedicated in 1981 and is approximately 11,268 square
P.O. BOX 340577
LAKEWAY, TX 78734
feet. A subsequent addition of approximately 2,300 square feet includes the
dispatch/communications area and other offices. A 10,407 square feet jail addition was
dedicated in 2011. The total current building area is 23,975 square feet. Additional Sheriffs
office space is provided in two manufactured metal out-buildings adding another 2,600 square
WEBSITE:
WWW.BURNS3.COM feet. In 2015, a retrofit metal roofing system was installed over the original jail and Sheriffs
office building and the dispatch/communication addition roofs.

The presence of mold was detected in April 2017. In May 2017, A.Q. Testing Services, LLC, Katy,
Texas; inspected the jail and Sheriffs office facility plus the two manufactured metal out-
buildings. Mold and high levels of humidity were discovered in the jail and Sheriffs office and
one of the out-buildings. A.Q. Testing Services, LLC prepared its initial report dated July 11,
2017 and a supplement dated August 23, 2017. A separate report on the Records Department
and Training Room out-building is dated August 3, 2017. Laboratory reports are dated July 25,
2017.
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ARCHITECTURE, L.L.C.

ASSESSMENT OF CONDITIONS AND RECOMMENDED SOLUTIONS

1. Mold, High Humidity and Water Infiltration Issues

A. Metal roof over 2011 jail addition

1150 LAKEWAY DR.
SUITE 101
LAKEWAY, TX 78734
P.O. BOX 340577
LAKEWAY, TX 78734
Condition: Water infiltration is present with water trapped above the roof
insulation at the area where the single roof top fresh air intake fan is located. It
appears that there are unsealed cuts in the standing seams of the roof around
this unit which is allowing the water infiltration. Caulking of the standing seams
to the roof curb flashing shows signs of deterioration. (Photos 1, 2, 3, 4, 5, 6, 7)
Recommended Solution: Remove sufficient areas of roof insulation to allow
trapped water to drain, then re-install the insulation. Repair cuts in standing
seams of the metal roof and properly caulk. Remove all deteriorated caulk and
replace with new caulk. The same work should be performed at the roof hatch.

Probable Cost: less than $1000

WEBSITE:
WWW.BURNS3.COM
B. Metal retrofit roof system over original building flat roof

Condition: The metal retrofit roof system installed over the original buildings
flat roof system appears to be a major contributing factor to the mold, high
humidity and water infiltration being experienced inside the original building.
The metal retrofit roof system is not insulated per the requirements of the
Texas Energy code. (Photos 8, 9, 10, 11, 12) Condensation created below the
metal roof drips onto the flat roof system which had prior roof leaks that were
not sealed thus allowing water to infiltrate the original building. (Photos 13, 14)
Although new roof vents were installed on both sides of the ridge of the metal
retrofit roof, there are no fresh air intake louvers to draw fresh air across the
roof to dry out the moisture. (Photo 15) No access is provided to the interstitial
space between the original flat roof and the metal retrofit roof, therefore
observation of the conditions and how the metal retrofit roof system is
anchored to the flat roof is limited to photos taken from the original roof hatch.
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ARCHITECTURE, L.L.C.

Recommended Solution: There are two options:

Option (1) Add insulation to the bottom side of the metal retrofit roof panels
and to the inside of the metal wall panels plus add air intake louvers
and a motorized fan to constantly draw fresh air across the roof to
dry out the flat roof and condensation created by the metal retrofit
roof system.

Option (2) Remove the metal retrofit roof system in its entirety and revert to
the flat roof which would require lowering the roof top mechanical
equipment and re-roofing the flat roof with a roofing system such as
1150 LAKEWAY DR.
SUITE 101 Duro-Last or some other membrane type roofing.
LAKEWAY, TX 78734

Probable Cost:
P.O. BOX 340577
LAKEWAY, TX 78734 Option (1): Total Probable Cost: $260,000

Option (2): Total Probable Cost: $231,000

WEBSITE:
WWW.BURNS3.COM
C. Mold inside the building

Condition: Per the reports prepared by A.Q. Testing Services, LLC, various
portions of the building must be remediated by a licensed remediation
contractor. (Photo 16)

Recommended Solution: Engage a licensed remediation contractor to perform

the protocol recommended in the A.Q. Testing Services, LLS reports. A.Q.
Testing Services, LLC or another licensed consulting firm should be retained to
oversee this and provide confirmation that the mold and its cause have been
removed.

Probable Cost: $50,000 - $100,000

Repeated attempts to discuss A.Q. Testing Services report and to get their
opinion on costs of remediation have not been successful as they have not
been responsive to requests for a discussion.
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ARCHITECTURE, L.L.C.
D. High humidity inside the building

Condition: Per the reports prepared by A.Q. Testing Services, LLC, humidity
readings range from 63% to 71%. ASHRAE recommends that humidity readings
inside occupied buildings should not exceed 60%. This is most likely related to
the HVAC system.

Recommended Solution: Engage a mechanical engineer to evaluate the

mechanical/HVAC systems and make appropriate recommendations for
adjustments to these systems.

Probable Cost: Unknown at this time.

1150 LAKEWAY DR.
SUITE 101
LAKEWAY, TX 78734 E. Non-Roof Water Infiltration

(1) Condition: Water infiltration around the perimeter of the large windows in
P.O. BOX 340577 the Sheriffs office area. (Photos 17, 18)
LAKEWAY, TX 78734
Recommended Solution: Replace these windows with smaller windows in a
properly designed exterior wall. This would also allow the opportunity to
WEBSITE: create a safer, more secure exterior perimeter to the Sheriffs office
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personnel that occupy these offices.

Probable Cost: $16,000

(2) Condition: Water infiltrates around the west exterior door at the original
jail leading into Alpha and Bravo pods. (Photos 19, 20)

Recommended Solution: Add a metal drip above the door head.

Probable Cost: less than $200

(3) Condition: Water infiltration may occur at the joints between the concrete
tilt-wall panels at the original building.

Recommended Solution: Remove the existing caulk and install new

caulking at all tilt-wall panel joints.
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ARCHITECTURE, L.L.C.
Probable Cost: less than $5000

(4) Condition: Water infiltration at north wall of jail addition at the plumbing
chase between the housing pod and kitchen and the mechanical level
concrete deck above. (Photos 39, 40, 41)

Recommended Solution: Properly seal all pipe penetrations though this

wall and mechanical level concrete deck.

Probable Cost: less than $1000

2. Other work needed to extend the lifetime of the facility

1150 LAKEWAY DR.
SUITE 101
LAKEWAY, TX 78734 A. Condition: Steel walls and ceiling inside the original jail show rust throughout
due to plumbing related issues and effects of the high humidity created by
showers and the HVAC system. (Photos 21, 22, 23, 24, 25, 26, 27)
P.O. BOX 340577
LAKEWAY, TX 78734 Recommended Solution: Remove rust, patch exposed holes/ penetrations and
repaint.

WEBSITE: Probable Cost: $10,000 - $20,000

WWW.BURNS3.COM

B. Condition: Steel shower units in cells show signs of rust. The raised floor of
these type showers require an inmate to step down approximately 14 from the
shower unit to a wet cell floor thus creating a potential slip and fall liability to
the county. (Photos 28, 29, 30, 31, 32)

Recommended Solution: Replace these shower units with a stainless steel unit.
However, this will not eliminate a slip and fall liability. The only way to
eliminate this liability is to re-construct the showers at floor level including
removal of the floor slab to install an in-slab floor drain. All piping should be
replaced during the shower replacement.

Probable Cost: $165,000

C. Condition: Water leaks at detention plumbing fixtures and piping. These leaks
contribute to the growth of mold within the facility. (Photos 16, 29, 31, 33)
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ARCHITECTURE, L.L.C.
Recommended Solution: Replace detention plumbing fixtures not noted in
Section 2.B above with new fixtures and piping.

Probable Cost: $260,000

D. Condition: HVAC and smoke removal system ceiling grilles show extensive
rusting due to high humidity. (Photos 35, 36)

Recommended Solution: Remove rust and re-paint grilles.

Probable Cost: $10,000

1150 LAKEWAY DR.

SUITE 101 E. Condition: Detention mirrors show signs of rust on the reflective face of the
LAKEWAY, TX 78734 mirror, some more than others. (Photo 37)

Recommended Solution: Replace detention mirrors with Lexan type mirrors to

P.O. BOX 340577 eliminate rusting.
LAKEWAY, TX 78734
Probable Cost: less than $5000

WEBSITE: F. Condition: Light fixture showing effect of rusting steel ceiling due to water
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infiltration. (Photo 38)

Recommended Solution: Clean light fixture lens.

Probable Cost: negligible

G. Condition: The exterior concrete tilt-walls of the original building are not
insulated which causes the interior walls to sweat and contributes to high
energy costs.

Recommended Solution: Install 3 Exterior Insulation Finish System (EIFS) over

the entire existing exterior wall surface. This will necessitate the extensive
removal and re-installation of roof trim, gutters, downspouts, light fixtures and
any other wall mounted items.

Probable Cost: $100,000

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ARCHITECTURE, L.L.C.
H. Condition: HVAC system controls are automated, not manual. This creates a
problem when a part of the system shuts down and the jail captain is neither
on-duty nor where he can log-in to his computer to re-set the system.

Recommended Solution: Replace the automated control system with local

thermostat control.

Probable Cost: $25,000

I. Condition: Water infiltration at exercise door due to minimal sloping of the

exercise area floor slab. A previous attempt at installing a feathered concrete
topping failed due to the topping not adhering to the original slab. (Photos 55,
1150 LAKEWAY DR.
SUITE 101 56)
LAKEWAY, TX 78734
Recommended Solution: Remove the remnants of the failed topping slab,
roughen the surface of the original concrete slab and apply an epoxy topping
P.O. BOX 340577 built-up at the door/wall and sloping outward to shed water.
LAKEWAY, TX 78734
Probable Cost: $2000 - $3000

WEBSITE: J. Condition: The dispatch/communication center is too small to properly

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function as the countys primary call/dispatch center. It is part of the building
that was subsequently added to the original building and is not located within
the original buildings concrete walls therefore it does not provide the level of
safety and security expected of a dispatch/communication center. (Photo 42,
43, 44)

Recommended Solution: Construct an addition to the facility that can

accommodate a properly sized, secure dispatch /communication center with its
necessary support spaces. (See Sketch 1)

Probable Cost: $350,000 - $450,000 including equipment and furnishings.

K. Condition: The Sheriffs office space needs have long exceeded the space
available inside the original building. Supplementing their space needs are two
manufactured metal out-buildings that most likely were never intended to be
permanent. Neither building meets Texas Accessibility Standards. These
buildings are approximately 1,300 square feet each and house the investigators
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ARCHITECTURE, L.L.C.
office, evidence processing, evidence storage, patrol deputies room, sergeants
office, lieutenants office, warrants office, civil deputies office, jail records
office, and crime victim liaison office. These buildings do not provide the level
of security expected of a law enforcement facility nor are they conducive to
efficient operation of the Sheriffs office. (Photos 45, 46, 47, 48, 49, 50, 51, 52,
53, 54)

Suggested Solution: Construct an addition to the facility that can accommodate

these office spaces along with room to grow in a secure environment, then
remove the manufactured buildings. This addition could be constructed in
conjunction with the dispatch/communication center addition for a better
planned expansion. (See Sketch 2)
1150 LAKEWAY DR.
SUITE 101
LAKEWAY, TX 78734 Probable Cost: $850,000 - $950,000 (in addition to dispatch/communication
center cost)

P.O. BOX 340577

LAKEWAY, TX 78734

WEBSITE:
WWW.BURNS3.COM
 Fresh air fan at jail Cut standing seam roof and
addition deteriorated caulk

Photo 1 Photo 2

Roof top fresh

Cut standing seam roof and Deteriorated caulk air unit curb
deteriorated caulk

Photo 3 Photo 4
 Roof penetration at fresh air fan on roof
Cut in standing seam of jail addition

Photo 5 Photo 6

Deteriorated caulk

Non-insulated metal retrofit roof

Water trapped above insulation
system
at jail addition

Photo 7 Photo 8 Original roof

 Non-insulated metal retrofit roof system

Photo 9 Photo 10
Original roof

Photo 11 Photo 12
Original roof hatch Non-insulated metal retrofit roof
 Water stains from leaks in original roof

Photo 13 Photo 14

Mold

Metal retrofit roof over Roof vents

original building

Photo 15 Photo 16
Plumbing chase
 Window at office area

Photo 17

Water infiltration at perimeter Photo 18

Photo 20
Photo 19
Inside face of exterior door Outside face of exterior
to pods A and B door at pods A and B
 Rusted metal
wall panel Rusted metal ceiling

Photo 22
Steel shower unit

Photo 21

Rusted plumbing
Rusted metal wall panel
chase door

Photo 23
Photo 24
 Rusted metal wall panel Hole in metal wall panel
and deteriorated caulk due to rust

Photo 26

Photo 25
Steel shower unit

Hole in metal wall panel

due to rust

Photo 27 Photo 28
Rusted metal wall panel Plumbing chase

Photo 30
Photo 29

Plumbing chase Plumbing chase

Photo 31
Photo 32
 Plumbing chase Plumbing chase

Photo 33 Photo 34

Rusted grille

Photo 35 Photo 36
Rusted stainless steel mirror

Rust on light fixture lens

Photo 38
Photo 37

Water stains from water infiltration at

through-wall pipe penetrations

Photo 39 Photo 40
 Water stains from HVAC
drain pan overflow

Photo 42
Photo 41

Small, crowded
dispatch/communications center

Photo 43 Photo 44
Photo 45 Photo 46

Deputies room

Photo 47 Photo 48
 Records room

Photo 50
Photo 49

Training room

Photo 51 Photo 52
 Manufactured metal building

Photo 53 Photo 54

Failed concrete overlay at

exercise area

Photo 55

Photo 56
Sketch 1
Sketch 2
 BURNS
ARCHITECTURE, L.L.C.

CONCLUSION

Austin County must prioritize the work needed to get the facility back in operation and extend
the lifetime of the facility. Obviously, the top priority must be to rid the facility of the mold, high
humidity and water infiltration issues so that inmates can be brought back to the jail to
eliminate out-of-county housing costs and to create a safe environment for both inmates and
Sheriffs office staff.

Other work such as the construction of new additions should be discussed and if a decision is
made to undertake those, it should be done while the Sheriffs office is vacated. The land area
available to construct any addition is limited and may make it difficult to construct an addition
1150 LAKEWAY DR.
SUITE 101 without removal of trees and other existing elements.
LAKEWAY, TX 78734
The probably costs presented in this report reflect our best estimates without the benefit of any
design work or bidding of the suggested solution work. The actual costs determined by bidding
P.O. BOX 340577 the proposed work may vary from the estimated probable costs we have presented. These
LAKEWAY, TX 78734 costs do not include the costs of design, engineering and oversight, which must be determined
once the county establishes the priority of work it wants to accomplish.

WEBSITE:
When the 2011 jail addition was first discussed, we stated at that time that the addition would
WWW.BURNS3.COM
only extend the life of the facility by ten years. That period of time is nearing its end. If the
county decides that a replacement jail and Sheriffs office should be contemplated, here is some
information to consider:
It would take 28 to 32 months to design and construct a new facility
A new 96-bed jail and Sheriffs office would necessitate an expenditure of $19 -
$21,000,000.
A new 144-bed jail and Sheriffs office would necessitate and expenditure of $22 -
$24,000,000.
A new facility can be designed for a longer lifetime with well planned, efficient
expansion capabilities.
The county would need to determine what to do with the current facility.

Burns Architecture, LLC is prepared to continue our assistance to Austin County in the
discussions, development and implementation of any approaches you determine to be in the
best interest of the county.