CITY OF BATAVIA DATE: June 3, 2015 TO: Committee of the Whole FROM: John Dillon SUBJECT: Presentation – Batavia Government Center Condition Assessment Report

(CAR) The City Council authorized a Condition Assessment Report (CAR) for the Batavia Government Center during December of 2014. The purpose of the CAR was to identify architectural, structural, mechanical and maintenance issues related to the historic building and to formulate a work plan and budget for building improvements. The City hired Lane Allen, Allen+Pepa Architects to complete the CAR. Staff posted PDF copies of the final report for review on May 22nd, 2015. The presentation of the CAR is scheduled for the Committee of the Whole Meeting on June 9th, 2015. C. Bill McGrath Gary Holm Department Heads

Batavia Government Center

CONDITIONS ASSESSMENT REPORT

BUILDING OVERVIEW:

BATAVIA GOVERNMENT CENTER

• Architectural Review:

• Thermal imaging to access moisture and air

infiltration

• Code compliance review

• Roof and gutters assessment

• Masonry, doors and window conditions

• Structural Review

• Mechanical and Electrical System Review

• Design Options for Window Replacement

• Cost Estimates for all Projected Work

• Prioritization of Projects over 5-Year Timeline

OVERVIEW OF PROCESS:

In addition to Conditions Assessment, we also:

• Defined Code/Safety issues throughout building

and defined options to fix them.

• Created an updated set of drawings of the current

building including ceiling plans

• Defined scope of ceiling cleaning as a house-keeping

measure

• Found 2 significant structural issues on the 3rd

floor,

which were repaired

In addition to Conditions Assessment, we also:

• Identified problem with HVAC system in Community

Development Dept. which has been fixed

• Formulated preliminary information related to

elevator upgrades, window replacement, roof

safety cable system, HVAC test and balance, and

new sprinkler system for server room

• Defined and provided budget cost estimates for

improvements for building durability, worker safety

and comfort, energy conservation and security.

• Prioritized these items over s 5-year period

RESULTS

• Secondary path of egress from the northeast corridor

of the first floor police area.

• Secondary path of egress from the 2nd floor finance

corridor.

• Secondary path of egress from the 2nd floor

Receptionist/Lobby area.

• The provision of a clear secondary path of egress

from the 3rd floor Albright Theater Lobby

• Elevator needs upgrades including replacement of

Fire Alarm Panel

CODE COMPLIANCE:

Identified areas not up to current code

• In good condition with minor suggested improvements

• Need addition of eyelet/cable system for maintenance workers

ROOF, GUTTERS, FACIA:

Add closure piece to top of

walls where missing

• Generally good condition but some will need replacement in

about 5 years

• Some doors in need of weather stripping.

• Several police garage area doors are rusting- need paint or

replacement

EXTERIOR DOORS

• 33 years old and in need of replacement

• In some areas- rotting frames, foggy windows, windows

caulked shut, deteriorated hardware, inoperable awnings

• Window replacement options in separate report

WINDOWS

• In general, properly insulated

• Specific areas of concern: Crime Lab Rm 162, Police Interrogation

Room 162

• North face of one-story building recommended to have 1 ½” of EFIS

added to brick

INTERROGATION RM Moisture behind wall

CRIME LAB Exterior wall with plumbing

CRIME LAB Air infiltration on wall

and above ceiling tiles

UNINSULATED WALL MOISTURE COLD PIPES

EXTERIOR WALLS:

Cleaning Of Interstitial Space

INTERIOR:

DEBRIS

MOISTURE:

• At all window areas tested, moisture readings indicated no

excess moisture was present

• 2 exterior wall areas were identified as having moisture issues

-Police Interrogation Rm #264 : Found to be due to

improper flashing around attic fan above

-Crime Lab Rm #162: Found to be due to condensation

forming on HVAC ductwork above

• Mold tests showed no presence of hazardous mold types.

• Structural Review showed rotted structural members due to

water infiltration from previous roof leak, now fixed.

Emergency Issue

STRUCTURAL:

Bearing surface on diagonal braces

Vulnerable Temporary shoring-new post and

block installed.

MECHANICAL:

Load Capacity Load Requirement

ELECTRICAL:

Unauthorized modifications

and mismatched components Undersized Electrical feeds

SERVER ROOM:

• Computer Server Room found to have no sprinklers-options for

Fire Suppression system are included in the estimate.

• Computer Server Room has no back-up cooling system. Due to

the importance and expense of the equipment and potential for

damage due to excess heat, a second system is recommended.

Sprinkler layout plan Redundant Cooling System Example

YEAR 1:

• Important/high priority Code and Life/Safety related issues.

• High priority issues related to building cleaning (clean interstitial ceiling space)

• Add elevator upgrades;

• Address fire, safety and security issues;

• Perform masonry maintenance; add electrical and mechanical upgrades

• Add fire protection to the computer server room

• Tuck-point south façade prior to window replacement in year 2.

YEAR 2:

• High priority items related to the exterior building envelope maintenance and

building mechanical systems:

• Bulk purchase of all the new windows,

• Replace windows on south façade;

• Tuck-point East facade

• Add mechanical upgrades, change out 1993 furnace unit

• North Parking lot masonry wall and pavement upgrades

PRIORITIES BY YEAR

YEAR 3:

• Ongoing exterior building maintenance items and further code upgrades as the budget

allows

• Add new exit hall in Police Garage

• Replace windows on east façade

• Tuck-point West Facade

• Replace non‐listed electrical panels

• Remove Siamese firehose connector and add fire hydrant/new fire hose connection.

YEAR 4:

• Ongoing exterior building maintenance items and interior and exterior door issues.

• Masonry maintenance;

• Replace sliding front door at north entry,

• Replace windows on the west façade

YEAR 5:

• Code compliance related issues and on‐going interior and exterior maintenance

throughout the building as the budget allows

• Add 2 hr walls to Police Storage area

• Add EFIS to garage north wall

• Insulate Albright Theater walls and underside of roof in Theater area

PRIORITIES BY YEAR

Budgeted cost per year is 1-2% of the total value of the building

WINDOW REPLACEMENT

CONSIDERATIONS:

1. Full-sized windows or with infilled sides (as existing)

2. Window Style (interior or exterior screens)

• Double hung

• Awning

3. Muntin Options:

• Simulated Divided Lite (external grilles)

• Grilles in Glazing (grilles encased in double-sided window)

• Profiled Grilles vs. Flat Grilles

• Number of grille divisions

WINDOW REPLACEMENT OPTIONS

RENDERING: REPLACE WITH SIMILAR

Fixed window over operable awning, infilled sides

HISTORIC WINDOWS

RECOMMENDED OPTION

Fixed Divided Window over Operable Awning, Full Width

• The fixed upper window has a 20-lite grille of between-the-

glass profiled muntins, adding a historical component

• The operable awning window is clear of muntins and

has an interior (vs. an exterior) screen.

• Easy to operate, clean, and maintain

PLANNING FOR THE FUTURE: Alternates

3RD Floor Restrooms • Adds after-hours security

Replace Parabolic Fluorescent Lights w/LED • Energy savings

Expose ceiling structure in lobby areas • Add character

• Adds visual clues for way-finding

• Might be done in course of mechanical work

Revise First Floor Lobby/Entry • Add utilization of first floor space

• Easier public interface

• Adds security