Northeast Neighborhood Library District of Columbia Public Library 330 7th Street NE Ward 6 Washington D.C. 20002 Interior Facility Condition Assessment and Cost Benefit Analysis FINAL REPORT January 24, 2011 Prepared by: Architect: McKissack & McKissack 1401 New York Avenue, NW, Suite 900 Washington DC 20005 Structural Engineer: Structural Engineering Group, Inc. 21135 Whitfield Place, Suite 201 Sterling, VA 20165 MEP Engineer: TM/R 1220 North Fillmore Street, Suite 350 Arlington, VA 22201 Environmental: Advantage Environmental Consultants, LLC 8610 Washington Blvd, Suite 217 Jessup, MD 20794 Cost Estimator: DMS 5500 Sterrett Place, Suite 300 Columbia, MD 21044 Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 1 TABLE OF CONTENTS 1 EXECUTIVE SUMMARY 22 INTRODUCTION AND SCOPE 63 EXISTING CONDITIONS SUMMARY 73.01 General Building Summary 73.02 Description of Existing Space Usage 73.03 Existing Space Usage Breakdown 83.04 Existing Area Comparison to the Generic DC Library Program Draft 104 SUMMARY OF FINDINGS AND RENOVATION RECOMMENDATIONS 124.01 Structural Systems 154.02 Building Code Compliance 194.03 ADA/ADAAG Compliance 244.04 Interior Construction and Finishes 264.05 Conveying System: Elevator 304.06 Mechanical Systems 314.07 Electrical Systems 344.08 Plumbing Systems 374.09 Fire Detection, Alarm and Suppression Systems 394.10 Security System 404.11 Furniture and Fixtures (F&F) 414.12 Hazardous Materials 435 BUILDING SYSTEM REPLACEMENT LIFE CYCLE COST 456 LEED SILVER FACILITY REQUIREMENT 497 CONSTRUCTION COST EVALUATION 508 APPENDIX: EXISTING CONDITION PHOTOS 539 EXHIBIT A: HAZARDOUS MATERIALS REPORT AND EXHIBIT B: PHASE I ENVIRONMENTAL SITE ASSESSMENT AND EXHIBIT C: PHASE II ENVIRONMENTAL SUBSURFACE INVESTIGATION EXHIBIT D: CONSTRUCTION COST ESTIMATE 62 Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 2 1 EXECUTIVE SUMMARY NORTHEAST NEIGHBORHOOD LIBRARY FACILITIES CONDITION ASSESSMENT The McKissack & McKissack Team conducted a Facility Condition Assessment (FCA) of the Northeast Neighborhood Library to serve as a basis for a renovation plan that will bring the current facility to a more up-to-date and functional level and meet a 30-year life span requirement. The renovation plan is intended to reduce deterioration of the building components, to comply with current building code and current accessibility guidelines, and to allow the building to better comply with the District of Columbia Public Library (DCPL) Generic Building Program Draft dated February 16, 2010. A cost/benefit analysis is included to support the estimated cost of renovation. The Northeast Neighborhood Library is located in a dense suburban setting, surrounded by row homes, in the Stanton Park Area of Washington DC at 330 7th Street. The building was built in 1932 and is one of the oldest DC libraries still in operation. It is a two-story Georgian Revival style brick building with a partially finished below-grade level and an attic level that is used as mechanical space. The buildings original architect was Albert Harris, the citys municipal architect at the time. Some of the interior original dark woodwork was designed by Harris, complimenting the Georgian Revival style exterior architecture. According to DCPL, the Northeast Neighborhood Library is the only operating pre-1940s DC library to which DCPL has not made significant and necessary interior improvements. The library is a significant public asset for the surrounding neighborhood. It is used for typical library activities and also serves as a meeting place for the community. The new and highly-used exterior patio along with the comings and goings of persons of all ages in and out of the library, seem to activate the community. This added pedestrian activity may contribute to the surrounding communitys value and safety. The exterior faade of the building is in excellent condition because of recent exterior renovations and improvements completed in early 2010. However, these exterior improvements did not address interior building code or accessibility deficiencies. The interior of the building has not had major renovations to date except for the addition of a new elevator in the 1980s. Since the library has already undergone exterior improvements, the Facility Condition Assessments scope of work is for the interiors only. Typical of older buildings, the assessment shows that major accessibility improvements, building code and egress improvements, and building component improvements are required. Due to the age of the building it is not unusual to find that some portions of the building do not meet current ADA accessibility requirements. It is essential that these shortcomings be addressed so that all persons have accessibility to all public areas of the library. The major accessibility renovation recommendations include adding a new fully accessible elevator, adding new public restrooms, repairing and or replacing doors and door hardware, and adding new signage. The building also has serious code issues, including major egress shortcomings, which will need to be addressed for life safety reasons. The major code renovation recommendations include adding a new code-compliant egress stair and renovating and updating an existing stair, adding a fire suppression (sprinkler) system, and adding a second means of egress from higher occupancy spaces. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 3 In addition to building code and accessibility renovations, the major building systems require improvements and repairs. The buildings mechanical, electrical and plumbing systems are outdated and therefore will need to be completely replaced. Most building interior finishes are worn and will need to be upgraded. The overall building structure appears in fairly good condition. However there are two areas of concern in this regard. The first area is the existing steel framing on part of the mezzanine level and part of the second floor. The existing configuration of this structure causes major structural stability concerns. Therefore, we highly recommend the removal of the mezzanine and a portion of the second floor that is supported by it, followed by the reconstruction of the removed portion of the second floor as necessary. The second area of concern is the structure framing on the attic level. It is currently inadequate to transfer lateral loads under current building code. The addition of horizontal diagonal braces between the steel beams is highly recommended to ensure a stable floor diaphragm in resisting lateral loads such as those caused by high winds or earthquakes. For purposes of the cost estimate, the renovation recommendations can be categorized into the following three parts: 1. Minimum required renovation recommendations: Some of these upgrades must be implemented to achieve building code and accessibility compliance. Other upgrades must be performed because the component is worn or aged. 2. Full renovation recommendations: These upgrades are in addition to the minimum required renovation recommendations. They are strongly recommended to bring the facility to a more up-to-date level and replace building systems that are nearing the end of their anticipated life-cycle. 3. Programmatic renovation recommendations: These upgrades would bring the library in closer compliance with DCPL standards as defined by the DCPL Generic Building Program. This level of renovation would be necessary to provide library services at this location that are commensurate with those that are found at other new and recently-renovated DCPL neighborhood libraries. A summary of the key requirements for each recommendation category is as follows: 1. The minimum required renovation recommendations would address building code and accessibility shortcomings. Note that performing only these items would not create a library of commensurate quality to other new and recently-renovated DCPL neighborhood libraries. These recommendations are: New passenger elevator New restrooms facilities on two levels, to comply with accessibility and code New egress stair and egress path to comply with current building code Install fire suppression (sprinkler) system per code General ADA/ADAAG Compliance and Building Code Compliance Major electrical improvements Major lighting improvements Complete replacement of plumbing system LEED Silver Rating Structural modifications of attic framing Demolition of existing mezzanine floor slab and partial second floor slab (stacks area) and construction of a new, independent floor structure Hazardous material abatement Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 4 Some roof repairs to isolate and eliminate leaks New furniture and fixtures (F&F) Swing Space and storage during the renovation process Partial renovation of finishes, trims and woodwork Partial replacement of the HVAC System and repair and maintenance on existing cooling tower 2. The full renovation recommendations would address building code and accessibility shortcomings, gain life-cycle cost benefits, and receive the considerable cost benefit of making necessary upgrades to aging building systems as part of a major renovation. These recommendations are: Note: Additional items not listed above in the Minimum required renovation recommendations are noted with an asterisk (*): New passenger elevator New restrooms facilities on two levels, to comply with accessibility and code New egress stair and egress path to comply with current building code Install fire suppression (sprinkler) system per code General ADA/ADAAG Compliance and Building Code Compliance Major electrical improvements Major lighting improvements Complete replacement of plumbing system LEED Silver Rating Structural modifications of attic framing Demolition of existing mezzanine floor slab and partial second floor slab (stacks area) and construction of a new, independent floor structure Hazardous material abatement Some roof repairs to isolate and eliminate leaks New furniture and fixtures (F&F) Swing Space and storage during the renovation process Full renovation and/or replacement of finishes and trims * Full replacement of the HVAC System* Restoration and/or replacement of original interior woodwork* New security system* 3. The recommended programmatic renovation recommendations would allow this library to meet current DCPL standards, optimize the use of space, and generally bring the library to a level commensurate with other new and recently-renovated DCPL neighborhood libraries. These recommendations are: Partial demolition and reconfiguration of some interior spaces to better meet the needs set forth in the DCPL Generic Building Program Draft Reallocate most of basement level to finished public space including a new, approximately 100 person meeting room, foyer space, and kitchenette as well as new staff support space and public restrooms Reconfigure first level Foyer and Stack Area Reconfigure first level Reference Room and adjacent public restroom area Demolish entire mezzanine level. Reconfigure second level Foyer and Stack Area Reconfigure second level Meeting Room and adjacent restroom and office area Relocate Boiler room and/or Chilled Water Generation and Distributing Systems Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 5 Increase capacity of Chilled Water Generation and Distributing Systems New AV/PA system throughout The total cost analysis outlines separately the cost for the minimum required renovation, the full renovation, and the programmatic renovations. Both the minimum requirement renovation recommendations and the full renovation requirement recommendations have the ability to resolve code deficiencies and comply with current building code and ADA/ADAAG guidelines. However, the full renovation recommendations will better meet the needs set forth in the DCPL Generic Building Program and better accommodate a 30-year life span requirement. This librarys current useable space satisfies approximately 65% of DCPLs standard for optimal useable space. Nearly 20 percent of the librarys area is not currently assigned for library programmatic use. We strongly recommend programmatic design changes in the renovation to optimize the librarys use of space. In order to be consistent with the DCPLs standards, program requirements, concerns of the building users and the community, improve operational efficiency, circulation patterns, grade level adjacencies, and administrative control it is recommended that programmatic renovation recommendations be implemented. Therefore it is our strong professional recommendation that the full renovation plus the programmatic renovations be given full consideration. The estimated total cost of renovation is as follows: Recommended full renovation costs $7,297,934 Additional: Recommended programmatic renovation costs $1,671,015 TOTAL RECOMMENDED RENOVATION COSTS $8,968,948 In summary, the McKissack and McKissack Team believe the building merits the best possible interior renovations. DCPL has already invested in exterior improvements, thus warranting further investments in this librarys interiors. In addition, the Northeast Neighborhood Librarys significance as a contributing structure to the Capitol Hill Historic District makes full replacement of the structure undesirable and impractical. For these reasons the full renovation is necessary to transform this library into a state-of- the-art facility that will better serve the community for many years to come. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 6 2 INTRODUCTION AND SCOPE The McKissack and McKissack Teams findings and conclusions in this report are based on the following: Visits to the site and non-destructive observations of the facility Conversations with DCPL The 2000 Building Condition Assessment dated December, 2000 The DCPL Generic Library Building Program Draft dated February 16, 2010 Original building construction drawings dated April, 1931, as made available The Northeast Neighborhood Library building conditions may change after the date of this report. Therefore this report states our professional opinion as of the date of this report. The findings and recommendations only cover the interiors of the Northeast Neighborhood Library. Program analysis and/or design suggestions are not part of this FCA report. Instead the report lists the major program shortcomings that will need to be addressed during renovation. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 7 3 EXISTING CONDITIONS SUMMARY Summary of Governing Regulations in the District of Columbia CODE TITLE Building Code 2006 International Building Code and DC Supplements * Accessibility Code ADA / ADAAG * Mechanical Code 2006 International Mechanical Code * Electrical Code 2005 National Electric Code * Plumbing Code 2006 International Plumbing Code * Fire Prevention Code 2006 International Fire Prevention Code * Energy Code 2006 International Energy Conservation Code * * Renovation must comply with applicable code at the time or renovation if different than listed above. 3.01 General Building Summary General Building Summary Project Name Northeast Neighborhood Library, DC Public Library Current Address 330 7th Street NE Washington D.C. 20002 Zoning R-4 Square 0864 Existing Use and Occupancy A-3 Assembly and S-2 Storage Height and Area Limits 3-story per zoning regulations Construction Type 2B Year Constructed Circa 1931 Known Renovations Elevator Addition circa 1980 Exterior Renovations and Improvements 2009/2010 Sprinkler System NONE 3.02 Description of Existing Space Usage The Northeast Library buildings first level, part of the mezzanine level, and the second level are open to public use. The first level use is primarily adult programmatic uses, including a reading room, a reference room, and stacks. Part of the mezzanine level that opens onto the first level Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 8 entry foyer is dedicated to teen use. The second level is primarily dedicated to children programmatic uses but does include one public multi-purpose meeting room and several librarian offices and work spaces. The buildings basement level is not open to the public. A portion of the basement level programmatic use is mechanical rooms and custodial work/office spaces. Two large rooms are currently not used for library purposes, but instead these rooms are used for storage by Friends of the Library. Therefore these two rooms are not to be considered as library allocated space. The building has an attic space that houses mechanical systems. This level is in poor condition and not easily accessible for public programmatic space but can be used as support space. Vertical circulation in the building is only possible by a complicated combination of stairs and one elevator. The elevator serves the first, mezzanine, second, and basement level but not the attic. The main public stair serves the first and second levels, but not the basement, mezzanine, or attic. The non-public stair serves all levels, including the attic. An additional open public stair connects the first level entry foyer and the mezzanine level. Proper egress, as mandated by building code, is one of the buildings several code violations. 3.03 Existing Space Usage Breakdown Note: All square footage, as calculated from the available drawings, is approximate and shall not to be used as a square footage take off of the building. The following is an approximation of the gross square footage (within the inside perimeter of the exterior walls) of the current use of space per level: Workshop *** 1390 SFStorage *** 1020 SFBoiler Room * 600 SFFuel Room * 230 SFJanitor Closet * 30 SFToilet Room * 80 SFGarage *** 310 SFCustodial Office * 240 SFElevator ** 60 SFElevator Machine Room * 60 SFCirculation 1 (north of stair) ** 230 SFCirculation 2 (south of stair) ** 130 SFNon Public Stair ** 90 SFSUBTOTAL 4470 SFPublic Space 0 SFSupport Space* 1240 SFCirculation** 510 SFUnallocated Space*** 2720 SFBasement Level Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 9 Foyer 740 SFStack Room 570 SFAdult Reading room 1420 SFReference Room 620 SFToilet: Women 250 SFToilet:Men 170 SFUtility Closet * 10 SFElevator ** 60 SFCorridor 1 (to Reference Room) ** 50 SFCorridor 2 (to Toilet Rooms) ** 60 SFPublic Stair ** 170 SFNon Public Stair ** 90 SFStair to Mezzanine ** 40 SFSUBTOTAL 4250 SFPublic Space 3770 SFSupport Space* 10 SFCirculation** 470 SFUnallocated Space*** 0 SFTeen Area 570 SFLibrarian Office * 60 SFToilet * 40 SFUtility Closet * 10 SFDining Room * 150 SFKitchen * 70 SFElevator ** 60 SFCorridor ** 160 SFNon Public Stair ** 90 SFStair to Mezzanine ** 40 SFSUBTOTAL 1250 SFPublic Space 570 SFSupport Space* 330 SFCirculation** 350 SFUnallocated Space*** 0 SFStair Vestibule 60 SFChildren's Area Foyer 770 SFChildren's Reading Room 1420 SFStacks (near elevator) 190 SFLibrarian Work Area * 390 SFMeeting Room 620 SFCorridor 1 (to Meeting Rm.) ** 50 SFOffice * 80 SFToilet 90 SFUtility Closet * 10 SFLibrarian's Office * 250 SFCorridor (to Librarian's Office) ** 60 SFElevator ** 60 SFPublic Stair ** 110 SFNon Public Stair ** 90 SFSUBTOTAL 4250 SFPublic Space 3150 SFSupport Space* 730 SFCirculation** 370 SFUnallocated Space*** 0 SFFirst Level (Entry Level)Second LevelMezzanine Level Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 10 Elevator Overrun * 80 SFCorridor * 190 SFSupport Space * 330 SFNon Public Stair ** 90 SFSUBTOTAL 690 SFPublic Space 0 SFSupport Space* 600 SFCirculation** 90 SFUnallocated Space*** 0 SF14910 SF7490 SF2910 SF1790 SF2720 SF Total Unallocated Square FootageAttic LevelTotal Support Space Square FootageTotal Circulation Square FootageTotal Public Space Square FootageTotal Building Space Square Footage The following observations can be made based on the above space usage breakdown: 1. Approximately 50% of the total area is dedicated to public library use, including a meeting room, reading rooms, stacks, and public restrooms. 2. Support Space area, or non-public space area, such as staff support rooms and building systems rooms, is close to 20% of the total area of the building. 3. Staff support room area, such as offices, work spaces, kitchen, and the dining area, is 1280 square feet and is equivalent to almost 9% of the total area of the building. 4. 13% of the total building area is used for circulation. 5. The remaining area not currently being used directly for library purposes is equivalent to 18% of the total building area. This area could be reassigned to library programmatic use to better optimize the needs of the library. 3.04 Existing Area Comparison to the Generic DC Library Program Draft The Generic DC Library Program gross square footage target is 21,288 square feet, with a net program assignable square footage of 16,392 square feet. The Generic DC Library Program assumes that 77% of the gross area of the overall building will be assignable for library use and 23% of the gross area will be non-assignable space, dedicated to building circulation and building mechanical, electrical and plumbing systems. If these same percentages are applied to the Northeast Library building area, then the renovations net assignable square footage is approximately 11,500 square feet with the remainder of the area dedicated to non-assignable area. Therefore only 2/3 of the generic library program can fit in the existing footprint of the Northeast Library building. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 11 During the future renovation design process, DCPL will work with the design team to fine tune and fit the program requirements within the physical limits of this building. Programmatic design changes during the renovation process would better optimize this librarys use of space without having to add to the Northeast Librarys footprint. The major program shortcomings of the existing spaces are: The librarys Adult Services area is only 45 percent of the ideal Generic Library Program. The shortcomings include two conference rooms and six study/tutor rooms. A 100 person meeting room and pre-function space is not provided. The existing meeting room on second level does not accommodate 100 persons. By code the existing meeting room can only accommodate less than 50 persons. The librarys Teen Services area is only 75 percent of the ideal Generic Library Program. Renovation recommendations, stated later in this report, will suggest demolition of the mezzanine level. Therefore the library may need to relocate all 100% percent of the area dedicated to Teen services. The librarys Children Services area is only 75 percent of the ideal Generic Library Program. The current librarys staff support space is only 90 percent of the ideal Generic Library Program. Because renovation recommendations, stated later in this report, will suggest demolition of the mezzanine level, the remaining staff support space area would be only 2/3rds of the Generic Library Program. However, because the overall Northeast Neighborhood Library useable area is approximately 2/3rds of the Generic Library Program, 2/3rds of the Generic Library program staff space should serve the library well. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 12 4 SUMMARY OF FINDINGS AND RENOVATION RECOMMENDATIONS The FCA reports findings and renovation recommendations are broken into categories relative to Structural Systems, Architectural Systems, Code and ADA Compliance, Engineering Systems and Hazmat Removal. Within each category, findings and the respective renovation recommendations are organized into three parts: 1. Observations and findings of the existing conditions; 2a. Minimum required renovation recommendations: Some of these upgrades must be implemented to achieve building code and accessibility compliance. Other upgrades must be performed because the component is worn or aged. All system specific recommendations are listed in their respective category. However, it is important to note the recommendations that affect more than one category. These recommendations are as follows: a. Install new fire suppression (sprinkler) system and modify building structure and other building components if required. b. Provide new restroom facilities on two levels, to comply with accessibility and code. To allow for future design flexibility, the renovation should plan on a new location of these facilities. c. Provide a new egress stair and egress path to comply with current building code. Assume demolition of one existing stair along with renovation of one existing stair to meet fire rating requirements. Location of the new stair relative to the existing stair to remain shall meet code requirements. Therefore, the cost estimate shall plan on a new location for the stair and infill of one existing stair shaft. d. Provide a new ADA compliant elevator. To allow for future design flexibility, the cost estimate shall plan on a new location for the new elevator and infill of the existing elevator shaft. 2b. Full renovation recommendations: These upgrades are in addition to the minimum required renovation recommendations that address building code and accessibility shortcomings. Additional renovations are strongly recommended to gain life cycle cost benefits, bring the facility to a more up- to- date level, and receive the considerable cost benefit of making necessary upgrades to aging building systems as part of a major renovation. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 13 3. Programmatic renovation recommendations of existing spaces, walls and program adjacencies to better meet the DCPLs General Building Program and optimize use of space: The renovations program may assume the following: The future design shall not assume that any of the existing programmatic functions will need to remain in their current locations. The existing unallocated space shall be converted to useable space that addresses the major program shortcomings. The teen area and the support staff area that are located on the mezzanine level will need to be relocated because it is recommended that the entire mezzanine level be demolished. This new location for the teen area will allow for a more efficient space. Additionally the recommended programmatic changes per level are as follows: A. Basement Level: 1. Assume complete programmatic reconfiguration of spaces with most of the square footage being reallocated to finished public space. 2. For cost estimating purposes, the design should consider (but will not be held to ) placement of a new 100 person meeting room, pre-function space, and kitchenette as well as new library staff support space and public restrooms in this level. B. First Level: 1. Assume that the entrances into the building will remain in their current configuration. The ADA entrance is on the west side of the building and the main entrance is on the east side into the foyer. 2. Assume programmatic reconfiguration of the Foyer and Stacks area. The circulation and information desk shall be reconfigured and relocated with or without the option of reuse of the existing desk. The desk will need to be restored and reconfigured to meet DCPL standards. The Stacks area shall be reconfigured due to the recommended demolishing of the mezzanine level above this space (see Mezzanine Level below). 3. Assume restoration and possible reconfiguration of the Reference Room area and the adjacent public restroom area. For cost estimating purposes, the future design should consider (but will not be held to) relocation of the public restrooms to the lower level so that this area can be reconfigured as public space adjacent and possibly open to the Reference Room. C. Mezzanine Level: 1. For the purpose of the cost estimate, assume demolition of the entire mezzanine level. The structural observations, stated later in this report, state that the stack area both for the mezzanine level and the second level above warrant renovation due to instability of the structural system of supports and floor framing. Additionally DCPLs experience with Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 14 mezzanine levels is that they are costly because these areas are difficult to program and staff properly. As stated earlier the teen area will need to be relocated. This new location for the teen area will allow for a more efficient space. D. Second Floor: 1. Assume programmatic reconfiguration of the Foyer, Stacks Area, and Librarian Work area. The information desk shall be reconfigured and relocated with or without the option of reuse of the existing desk. For cost estimating purposes, the future design should consider reassigning the Stacks Area and Library Work area to public space, open to the Foyer area. 2. Assume programmatic reconfiguration of the Meeting Room and the adjacent restroom and Office area. For cost estimating purposes, the future design should consider reassigning the restroom and office area to public space that is possibly open to the area that is currently the Meeting Room. However it is likely that some restroom facilities will need to be accommodated on this level. E. Attic: 1. Assume that the attic is to be used solely for mechanical purposes and not for public access. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 15 4.01 Structural Systems 4.01.1 Structural Assessment of Existing Building The existing structural system of the library building consists of dual system with concrete frames and masonry bearing walls around the perimeter of the building. Concrete beams and concrete one way joists were used on the first floor slab, partial mezzanine and partial second floor slabs. Structural steel frames were constructed in the attic level and the roof. Concrete slabs were supported by the roof steel beams. The existing floor structure in part of mezzanine floor and 2nd floor was framed by 2 to 3 deep steel angles and steel tubes. These steel angles and tubes were bolted to the existing 6 masonry partition walls at one end and were welded to the existing steel stacks at the other end. The 6 masonry partition walls and the steel stacks appear to be resting on the first floor concrete slab. This floor framing raises stability and safety concerns because it does not meet current structural design standards and practices. Additionally any future alterations of the walls and the stacks would impact the structural integrity of the floor framing. The attic floor structure consisted of open steel frames with a small concrete slab area in the south west corner. The wide flange steel beams were framed to steel columns. Some steel beams support steel posts that support the gable roof framing. However, the steel frames are without any horizontal diagonal braces causing major integrity concerns for the floor diaphragm on this level in resisting lateral forces such as earthquake load and wind load. Since adopting International Building Code in 2000, Seismic design has been mandatory in building structure designs in Washington DC and its surrounding area. The one story basement was constructed with concrete basement walls and concrete columns and slabs. Shallow foundations were used to support bearings and columns of the building. Based on our visual observation, the existing building structure appeared to be in fairly good condition. No major distress and excessive deformation were observed. Exterior masonry walls were in excellent condition. No cracks were observed on the exterior walls. According to the representative of DCPL, the exterior faade was renovated late 2009/early 2010. 4.01.2 Minimum Required Structural Renovation Recommendations to correct existing building deficiencies Based on our observation and review of the existing available structural drawings, we offer the following recommendations to correct existing structural issues and address other deficiencies that have structural implications: a. Mezzanine and Second Floor Steel Framing: Because the steel frames on part of the Mezzanine Floor and part of the Second Floor were supported by existing 6 masonry wall partition walls and on existing steel stacks, it causes concern that the floor structure may be in unstable condition should any alterations of the partition wall and the stacks have occurred in the past. Depending on how the partition walls and the stacks were connected to the First Floor structure, the lateral stability of the exterior masonry wall on West elevation may have been compromised based on the current design standards. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 16 It is our strong opinion that the floor frames should be independent from the partition walls, and especially should be independent from the stacks. The floor frames should be supported only on bearing walls, structural columns and structural beams that are the permanent structural components of the building. Therefore, we highly recommend that DCPL consider removing the Mezzanine floor and the Second floor in this area and reconstruct the floor framing for this part of the second level. b. Structural Diaphragm on Attic Level: The basic seismic force resisting system for this building appears to be ordinary masonry shear wall system. It is critical to have sufficient floor diaphragm to transfer the seismic load and wind load to the shear walls. Only small portion of the attic floor had concrete slab. The remaining area of attic structure was open steel frames with no horizontal diagonal braces. To transfer the lateral forces such as seismic and wind to the shear walls at the attic level, we strongly recommend installing horizontal diagonal steel angles between the existing steel beams. c. New Stair, Location to be determined To minimize significant impact on the existing structure, we recommend locating one stair at north-west corner of the stack room. As indicated above, the existing mezzanine floor and existing second floor in this area should be removed and they should be reframed to make the floor structures independent from the existing stacks and existing partitions. Therefore, a new stair opening can be easily incorporated into the design of the new floor framing. Should the new stair extend to the basement, the existing first floor joists and slab need to be cut and steel frames will be used to support the floor slab and joists around the opening. Subject to future design, we recommend keeping one existing stair at the existing location in the new program in order to reduce the structural strengthening cost, while to locate the second stair at the north-west corner of the stack area. For cost estimating purposes, assume one of the existing stairs to be demolished and infill of the existing shaft opening. It would require significant structural work if the new stairs is to be located in the north portion of the building (currently reading room on the first floor and workshop in the basement). It also required major structural work should the new stairs to be located in south east of the building where the boiler room is currently located. d. New Elevator Opening If feasible, we recommend keeping the elevator at the current location. The elevator opening can be enlarged. Since the mezzanine floor and the second floor in this area are required to be reframed, the cost impact to enlarge the elevator opening should be less significant comparing cost of a new elevator opening at a different location. e. Floor Penetrations for MEP Ducts and Pipes Existing floor slab consists of concrete one way joists spacing approximately 3-0 on center. To minimize the impact to the existing floor structure, all new penetrations shall be considered to be located in between the existing concrete joists. Depending on the size of the opening, the concrete slab between the joists Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 17 can be cut with no or little reinforcing. In case of large openings required, the existing floor joists can be cut with additional steel reinforcing to support the joists. f. Structural supports for New Air Handlers in Attic Space The attic space was framed with steel beams and steel columns. New air handlers can be placed in the attic space. Depending on the weight of the units, the existing beams maybe reinforced by wielding steel plates on the bottom of the beams. The optimal locations of the new mechanical units are area adjacent to the columns. g. New catwalks to equipment in Attic Space New catwalks can be installed in the Attic Space. Most of the existing steel beams may be able to support the new catwalks without additional reinforcing. The catwalks can be framed with steel angles spanning between existing beams and with steel bar gratings. 4.01.3 Structural Implications of Renovation Recommendations to Accommodate Programmatic Changes 1. New Programmatic Space in Basement Level Existing concrete columns in the work shop and in the storage rooms in the basement can be removed to create an open space for the new programmatic space. New steel beams would be introduced to support the existing first floor of the area. Transportation and installation of the long steel beams would be challenge for construction but they can be done with careful planning of the installation. To support the new steel beams, new steel columns may be required in adjacent to the existing concrete columns that new steel beams would bear on. Reinforcing of the existing footings for the increased loads need to be considered. 2. Mezzanine Floor Removal The mezzanine floor structure over stack area can be removed without any impact to the existing structure. The steel angles and steel tubes were bolted to the existing stacks. They are required to be removed or reframed should the area be rearranged. 3. Reconfiguration of the Stack Area The existing floor frames were supported by the existing steel stacks. The floor frames of the stack area on the second floor need to be removed and reframed should the reconfiguration of the stack area are to be implemented. New steel frames with concrete slabs can be installed in this area. The existing steel columns may need to be reinforced for the added load. 4. Structural supports for new cooling tower, Location to be determined If feasible, the new cooling tower shall be located outside of the building. Steel frames can be designed to support the cooling tower. The new cooling tower can also be located on the garage roof at the rear of the library building. The existing concrete beam and slab may need to be reinforced depending the size and weight of the cooling tower. We do not Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 18 recommend locating the cooling tower in the attic space because construction of strengthening the existing steel frames can be costly. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 19 4.02 Building Code Compliance The minimum building code requirements for the building are as follows per IBC 2006: Applicable Conditions Automatic Sprinkler Systems (section 903.2.1.3) An automatic sprinkler system shall be provided for Group A-3 Occupancies where one of the follow exists: 1. The fire area exceeds 12,000 sf. 2. The fire area has an occupancy load of 300 or more. 3. The fire area is located on a floor other than the level of exit discharge. Maximum Common Path of Egress Travel (section 1014.3) 75 ft. except for fixed seating areas for assembly; 100 ft. for storage or business if occupancy is no more than 30 Minimum number of exits for occupant load (table 1019.1) 1 to 500 persons occupant load (persons per story) 501 to 1,000 persons occupant load (persons per story) Min 2 exits (per story) Min 3 exits (per story) Minimum Separation distance of two required exits Doors shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be service measured in a straight line between exit doors or exit access doorways. Exception: With sprinklers the separation distance shall be not less than one-third the length of the maximum overall diagonal dimension of the area served. Maximum Exit Access Travel distance (table 1016.1) 200 ft. without sprinkler system; 250 ft. with sprinkler system Minimum exits from any space: Less than 50 persons occupant load 50 to 500 persons occupant load 501 to 1,000 persons occupant load More than 1,000 occupant load 1 means of egress (table1015.1) 2 means of egress (table 1019.1) 3 means of egress (table 1019.1) 4 means of egress (table 1019.1) Maximum Dead Ends (section 1017.3) 20 ft. Minimum egress Ceiling Height (1003.2) Not less than 7 feet and 6 inches Exit Stair Fire Rating (section 1020.1) 1 hour connecting three stories or less; 2 hour connecting more than three levels (number of stories includes any basements but not any mezzanines) Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 20 4.02.1 Code Assessment of Existing Building Configuration: The Northeast Library buildings configuration does not meet many code requirements, including egress requirements, and therefore poses life safety concerns. The following building conditions have been observed as they relate to current building code requirements for this public building: A. General: 1. No automatic sprinkler system exists. One is required. B. Basement: 1. Current Classification of use and occupancy of the basement is Storage/Mechanical. 2. Two code compliant means of egress from the basement level are required and none are provided. 3. The exits to the exterior thru the Garage and the Boiler Room cannot be considered a means of egress for the level. 4. The private stair cannot be considered a code compliant means of egress because it is not enclosed. 5. Confirm required wall construction fire ratings and door ratings of all basement rooms are met. C. First Level (Entry level) 1. Current Classification of use and occupancy of the first level is primarily Assembly. 2. Two separate means of egress are required out of the Adult Reading Room if the occupant load is more than 50 persons. Only one means of egress is provided. An exception can be made allowing one means provided that the furniture layout shows a portion of the room as assembly and a portion as stacks, limiting the occupancy load to less than 50 persons. 3. The ceiling height in the southwest corner of the level (toilets, office, and corridor) does not meet the 7-6 min height required by code. 4. Confirm required wall construction fire ratings and door ratings of the stair enclosure are met. D. Mezzanine Level 1. The Teen Area and the area in the southwest corner of the level (dining room, kitchen and office) can be classified as a mezzanine with interpretation of the intent of the code. 2. Because the mezzanine occupancy is less than 50 persons, the space only requires one means of egress. 3. The open stair down to the Foyer meets the egress requirement for the Teen Area. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 21 4. The path of egress travel from the Kitchen (the remote part of the floor) to the bottom of the open private stair exceed the code maximum common path of travel, therefore this portion of the level does not meet egress requirements. 5. The height of the guardrail in the Teen Area does not meet code requirements. E. Second Level 1. Current Classification of use and occupancy of the second level is primarily Assembly. 2. Two code compliant means of egress from the second level are required and none are provided. 3. Both stairs cannot be considered as a means of egress because they are not enclosed with the proper one hour fire rating requirements per code. The private stair is not fully enclosed with walls on all levels. The public stair doors do not meet the code required fire rating. 4. Even if both stairs were properly enclosed, they do not meet the required minimum separation distance. 5. Two separate means of egress are required out of the Childrens Reading Room if the occupant load is 50 persons or more. Only one means of egress is provided. An exception can be made allowing one means provided that the furniture layout shows a portion of the room as assembly and a portion as stacks, limiting the occupancy load to less than 50 persons. 6. Two means of egress are required for the Meeting Room because its occupant load is more than 50 persons. Only one means of egress is provided. F. Attic Level 1. The current classification of the attic is Storage/Mechanical. 2. Because the occupancy load of the space is less than 10 persons, only one means of egress is required from the space and none is provided. 3. The private stair cannot be considered a means of egress because it is not enclosed all the way down to the level of discharge. 4. Catwalks to mechanical equipment are not code compliant as they are combustible wood without the proper guardrails. 5. Confirm required wall construction fire ratings and door ratings of the perimeter of the usable space. 4.02.2 Minimum Required Renovation Recommendations to Meet Current Applicable Building Codes: The renovation will need to bring the building up to current building code requirements and any and all conditions that do not meet current code, either listed above or observed by other professionals, will need to be corrected. We recommend that a full code analysis be conducted by Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 22 a code specialist during the renovation process to validate these findings and other deficiencies that may not be listed above. The following renovation recommendations should be considered: A. General: 1. Add Automatic Sprinkler system throughout building 2. Provide a new egress stair and egress path to comply with current building code. Stair should service all levels. Location of the stair shall meet the minimum separation distance from the existing public stair. 3. Provide fire rated doors at the public stair to meet the fire rating requirement of an egress stair. B. Basement: 1. Two means of egress for the floor will need to be added with careful consideration of travel distances, separation distance between the two exits, and common path of travel distances. 2. Code compliant stair access (one hour fire rated enclosure) to the basement will be added with the new egress stair. 3. Improve fire rating of walls and doors where needed. C. First Level (Entry level) 1. Add a second means of egress for the Adult Reading room or apply for a code exception. 2. Increase ceiling height of southwest corner of level by demolishing the mezzanine floor above this area only. Demolition of the mezzanine floor is a desired programmatic change by DCPL, as stated earlier in the report. D. Mezzanine Level 1. For cost estimating purposes, demolish this level in its entirety. Demolition of the Mezzanine floor is a desired programmatic change by DCPL, as stated earlier in the report. E. Second Level 1. Two means of egress for the floor will need to be added with careful consideration of travel distances, separation distance between the two exits, and common path of travel distances. 2. Add a second means of egress for the Childrens Reading room or apply for a code exception. 3. Add a second means of egress for the Meeting Room or apply for a code exception. Placement of a wall plaque at the room entrance that clearly states that occupancy limit as less than 50 persons would qualify for an exception. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 23 F. Attic Level 1. Add a means of egress for the floor with careful consideration of travel distances. 2. Provide new catwalks to service mechanical equipment that meets current code standards. Egress path will need to take into consideration required clearance area around equipment. 4.02.3 Code Implications of Renovation Recommendations to Accommodate Programmatic Changes If the future design increases or changes the amount of public usable space, the renovation must review and address any additional egress requirements. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 24 4.03 ADA/ADAAG Compliance 4.03.1 ADA/ADAAG Assessment of Existing Building: The recent exterior improvements to the building have provided an accessible entrance to the building on the west side, opposite the main entrance vestibule. In general the building is accessible but there are areas where the building is either not accessible or violates some of the ADA guidelines. The following ADA observations can be made: 1. The elevator provides access to the public floors but the cab and controls are not ADA compliant. 2. The stair railings lack compliant extensions. 3. All restrooms, whether for public use or staff use, require some if not full renovation because the path to the restroom is not accessible, the restroom dimensions prohibit accessibility, and/or the fixtures and or accessories do not meet ADA guidelines. 4. The corridor width to the public restrooms on both the first floor and the second floor do not allow for the required 5 foot diameter wheel chair turning space. 5. The water fountains are not ADA compliant. 6. Doors do not have ADA compliant hardware and closures. 7. Many doors are difficult to push or pull therefore exceeding the max forces for pushing and pulling doors per ADA. 8. Compliant graphics signage and way finding signage is not provided. 9. Visual and audible alarms are limited or non-existent. 4.03.2 Minimum Required Renovation Recommendations to Meet ADA/ADAAG Guidelines: ADA has specific use requirements for library buildings such that all public areas of a library including but not limited to reading rooms, study areas, stacks, reference rooms, displays and check out areas are accessible. The design must adhere to these guidelines and all other ADA guidelines. The following renovation recommendations can be made: A. Elevator 1. Elevator must have an ADA approved Door Protective and Reopening Devise. 2. New Elevator must meet all ADA requirements including ADA call buttons, hall lanterns, Braille floor designations, car controls and indicators, minimum dimensions of Elevator Cars, and emergency communication. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 25 B. Stairs 1. Replace handrails or apply for an exception. C. Restrooms 1. New restrooms to meet ADA guidelines. D. Water Fountains 1. New water fountains to meet ADA guidelines. E. Doors 1. Remove all inaccessible door hardware and provide ADA compliant accessible lever type hardware and closures to all doors. 2. Repair or replace existing doors that exceed the max forces for pushing and pulling doors. F. Furniture: 1. Add ADA accessible checkout lane at desk. 2. Confirm required minimum percentage of furniture is ADA accessible. G. Signage: 1. Provide directional graphics signage and way finding signage, including accessible Braille signage for all permanent rooms. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 26 4.04 Interior Construction and Finishes 4.04.1 Assessment of existing building interior construction and finishes In general the finishes in most spaces of the building are in fair to poor condition. Additionally, the restrooms are insufficient, outdated, and do not meet accessibility guidelines. The assessment of the condition of the interior construction and finishes is as follows: Interior construction Description Condition Remarks Walls: Public Spaces Painted Plaster Fair Paint peeling and flaking off Staff Support Spaces Painted Plaster Fair Paint peeling and flaking off Restrooms Ceramic Tile on Concrete Masonry Unit Fair Worn Basement Painted Plaster, Painted CMU, Painted Concrete Poor Paint peeling and flaking off ; Evidence of water damage at various locations Floors: Public Spaces Carpet Poor Worn Staff Support Spaces Carpet, Wood Poor Worn Restrooms Ceramic Tile Poor Worn Basement Painted Concrete Poor Paint flaking off Ceilings: Public Spaces Painted Plaster Fair Staff Support Spaces Painted Plaster Fair Restrooms Painted Plaster Fair Basement Painted Concrete Fair Crowns Plaster Poor Missing sections, finish damaged Doors Wood Poor Missing trim, finish damaged, do not easily open and close Wainscots and decorative door and opening trims Wood Poor Missing trim, nicks, finish damaged Built-in Millwork and shelving Wood Poor Missing trim, nicks, finish damaged Window Wood Trims (interior only) Wood Poor Missing Trim, Nicks, Finish damaged Public Stair: Floors Terrazzo Floor, Stone Steps Fair Requires Refinishing Walls Painted Plaster Walls with Tile Wainscot Fair Tiles require cleaning Ceiling Painted Fair Railings Metal and Wood Parts Fair Finish damaged, Lacks proper ADA extensions Private Stair: Floors Metal, Vinyl Treads Poor Finish worn Railing Metal and Wood parts Poor Finish damaged, Lacks proper ADA extensions Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 27 4.04.2a Minimum Required Recommendations of Interior construction and finishes to correct existing building deficiencies: Component Description and Locations Recommended Work General: 1. Window Wood Trims Replace 20% of trim and Repair and refinish all remaining trim associated with the jamb, head, and sill 2. Doors Repair and refinish, replace hardware, meet ADA standards Reading and Book Stack Areas and Meeting Room: 1. Walls Repair, scrape and repaint 2. Floors and base Replace with carpet and wood base or DCPL recommended finish 3. Ceiling Repair, scrape and repaint 4. Crowns Repair and refinish 5. Wainscots and decorative door and opening trims Repair and refinish 6. Built-in Millwork and shelving Repair and refinish Office and Support Staff Work Areas: 1. Walls Repair and repaint 2. Floors and base Replace with carpet and wood base or DCPL recommended finish 3. Ceiling Repair and repaint Restrooms Complete replacement required Basement Scrape and repaint; Prep for programmatic space reconfiguration Stairs: 1. Private Stair Demolish (New egress stair to be added per code recommendations.) 2. Public Stair Repair and refinish and repaint 4.04.2b Full Renovation Recommendations of Interior construction and finishes to better meet the needs set forth in the DCPL Generic Building Draft Program and receive the best value for the project since the building is already undergoing substantial renovations: Component Description and Locations Recommended Work General: 1. Window Wood Trims Replace 60% of trim and Repair and refinish all remaining trim associated with the jamb, head, and sill 2. Doors Replace all doors in kind with high, heavy-duty quality finish for cost estimation purposes Reading and Book Stack Areas and Meeting Room: 1. Walls Repair and repaint 2. Floors and base Replace with carpet and wood base or DCPL recommended finish 3. Ceiling Replacement in kind with high, heavy-duty quality finish for cost estimation purposes; Reuse and restore when possible. 4. Crowns Replacement in kind with high, heavy-duty quality finish for cost Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 28 estimation purposes; Reuse and restore when possible. 5. Wainscots and decorative door and opening trims Replacement in kind with high, heavy-duty quality finish for cost estimation purposes; Reuse and restore when possible. 6. Built-in Millwork and shelving Replacement in kind with high, heavy-duty quality finish for cost estimation purposes; Reuse and restore when possible. Office and Support Staff Work Areas: 1. Walls Repair and repaint 2. Floors and base Replace with carpet and wood base or DCPL recommended finish 3. Ceiling Replace Restrooms Complete replacement required Basement Scrape and repaint; Prep for programmatic space reconfiguration Stairs: 1. Private Stair Demolish (New egress stair to be added per code recommendations.) 2. Public Stair Total upgrade with same historical character and high, heavy-duty quality finish 4.04.3 Interior construction and Finishes Renovation Recommendations to accommodate programmatic changes The renovation design intent is to provide finishes that are durable and suitable to the style of the 1931 historical character of the building. The finishes specified shall reflect the intent of the DCPLs Generic Building Program. Refer to the DCPL Generic Building Program for specific program intent and direction. Because this report is not intended to serve as a design guide, a cost per square foot allowance for interior construction and finishes can be applied based on the use or type of room. In addition to the guidelines listed in the DCPL Generic Building Program, the following design guidelines were used to determine the cost per square foot allowance: A. General: 1. Level of finish for all public spaces to be high, heavy-duty quality. 2. Add new window seat millwork below the windows at future design determined locations to replicate the design (profiles and finishes) of the existing window seat on the second floor meeting room and the design intent of the 1931 original plans. Window seat locations may follow the locations in the 1931 original plans. 3. Add new and /or repair, refinish, and reuse existing base millwork below windows to encase new HVAC system. Millwork should reflect the historic character of the 1931 buildings interior including decorative grilles to accommodate air flow. In many locations new window seats will need to be incorporated with the HVAC system. 4. New wood and finish to match existing wood and finish to remain. A control sample should be submitted for review and approval. 5. Repaint all walls and ceilings with new DCPL approved color scheme. Paint must be highly durable, mark resistant, and easy to clean. 6. Repair and refinish all doors to remain. New doors and hardware should match the historical character of existing doors. Kick plates and doors stops should be considered anywhere doors are subject to damage. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 29 7. The future design of new ceilings that abut or are adjacent to existing plaster ceilings and crowns should be in line with the historical character of the space(s). 8. All new flooring to follow the recommendation of the DCPL Generic Building Program Draft on page 12. E. Public Spaces: 1. Circulation Services Public Areas a. Circulation desk, see section 4.11 of this report b. Integrated Book Drop 2. Reading Rooms and Stack areas: a. High level of finishes to complement existing historical trim to remain. 3. Meeting Rooms: a. Tackable surface on some or all of walls, cork strip to hang pictures, and felt pen screen/board b. Chair rail on walls 4. Kitchenette to serve Meeting Room a. Deep sink b. 8 feet long medium grade base cabinets with solid surface counter and back splash 5. Restrooms: a. Wall hung plumbing fixtures and toilet accessories b. Ceiling hung stainless steel partitions or similar c. Auto sensors for the lavatories d. Mirror and shelf e. High quality (stainless steel) baby changing stations B. Support Spaces: 1. Staff Work Areas a. Acoustical ceilings b. Office type wall finishes 2. Staff Lounge a. Tile floor b. 8 feet long medium grade base cabinets with solid surface counter and back splash c. Sink 3. Staff Restroom a. Unisex Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 30 4.05 Conveying System: Elevator 4.05.1 Assessment of Existing Elevator The overall condition of the elevator is fairly poor. It is slow to operate. The interior finishes of the elevator cab are worn. The elevator is not ADA compliant. A new accessible elevator would require a larger shaft than currently provided. 4.05.2 Minimum Required Elevator Renovation Recommendations to meet ADA and correct building deficiencies 1. Provide a new accessible elevator. Increase the size of the existing shaft or provide a new shaft in a different location. 2. Provide ADA compliant elevator controls and communication devises. 3. Provide durable elevator cab finishes that are comparable to the high level of finish in the other public spaces of the building. The elevator will be used for both passenger and freight transport. 4. Elevator cab should be well lit but not of an industrial type. 5. The KONE Machine Room-Less (MLR) elevator technology is the DCPL preferred standard. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 31 4.06 Mechanical Systems 4.06.1 Condition Assessment of Existing Mechanical Systems 4.06.1.1 Assessment of Steam and Hot Water Generation and Distribution Systems The building is currently served by a few heating systems. Steam is generated at the facilitys main 900 MBH boiler located in the boiler room. Originally, the building was served by a coal-fired boiler. The present boiler was installed in 2003 and contains a natural gas burner. Steam is distributed to radiators and convectors on the first and second floors located below the windows. The convectors were originally built into a wooden bench. One of these benches has been restored at the second level. The remaining bench enclosures have been removed and replaced with simple wooden box enclosures. The original inlet and supply grilles have been restored and reinstalled in the new enclosures. Steam is also supplied to a ceiling-hung steam-hot water converter. Hot water is distributed to the building from this point by an in-line hot water pump also located at the ceiling. This hot water system serves ceiling-mounted fan-coil units at the basement level and the air handling units at the attic space. The attic AHUs are also served by a separate 30-galloin (domestic style) electric hot water heater and recirculation pump specifically for freeze protection of the coils. The boiler appears in fair condition. The steam heating distribution systems appear to be in fair-poor condition. The boiler should be able to serve the building for another 13 years. However, if the building is switched from steam to hot-water heating, a boiler replacement would be advisable. Based on the age of the steam distribution piping, it is a good candidate for removal or replacement. Hot water piping throughout the facility is a mixture of black steel and copper. The condition of the piping was not specifically tested, but it appears to be in fair-poor condition. These systems are also good candidates for replacement. 4.06.1.2 Assessment of Chilled Water Generation and Distribution Systems Cooling is provided to the building by a water-cooled electric chiller located just off the heating plant, in what used to be the fuel (coal) delivery room. This room also contains the chilled water distribution pump, the condenser water pump, and a swing pump for redundancy. A forced-draft cooling tower, located on the roof of the garage, serves the chiller with condenser water. The chiller is a 50-ton water-cooled reciprocating model, manufactured in 2001. It appears to have been appropriately maintained and is in fair condition. It should be able to serve the building for another 11 years. The pumps and distribution piping appears to be in fair-poor condition. The cooling tower appears to be in fair condition. It was reported by Library staff that the fan belts at the tower squeal upon starting, and are responsible for numerous complaints from the neighbors. It is recommended that the entire system chiller, pumps, piping, and cooling tower be replaced under the renovation program. 4.06.1.3 Assessment of Ventilation and Air Distribution Systems Heating and cooling is provided to the main public spaces throughout the facility by the two main air handling units located in the attic. Supply and return ductwork from these units is extended down through shafts to the second and first floors. The units have 2-pipe (Heating or Cooling) coils in them which are manually switched on a seasonal basis. Outside air is provided to the units from attic-level intake louvers. The air handling units date from the early 1980s and have outlived their useful service life. The attic space that houses these units has been made minimally accessible. The units should be replaced, and the service accessibility issues should be corrected under the renovation. 4.06.1.4 Assessment of Exhaust Systems Some toilet and general exhaust is provided by one centrifugal fan mounted in the attic apartment janitor closet. The fan did not appear to be operable. Additional through-the-wall type exhaust fans are located in various toilet rooms throughout the facility. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 32 All of the exhaust systems appear to have outlived their useful life and should be replaced under the renovation. 4.06.2 Minimum Required Mechanical Renovation Recommendations to Correct Existing Building Deficiencies 4.06.2.1 Minimum Required Renovation Recommendations for Steam and Hot Water Generation and Distribution Systems The boiler and steam heating distribution systems should be entirely demolished and replaced. It is recommended that the steam boiler be replaced with one that generates hot water. A new boiler, hot water distribution pumps, and piping should be provided. The existing boiler location is well suited to handle the requirements of a new boiler; therefore it is recommended that the boiler room remain in its current location. Radiators throughout the building should be removed and convectors converted for hot water service. 4.06.2.2a Minimum Required Renovation Recommendations for Chilled Water Generation and Distribution Systems The chilled water generation and distribution systems should be serviced and maintained as a minimum recommendation. Additionally acoustical upgrades and a screen wall should be added around the cooling tower to mitigate complaints from neighbors that the equipment is loud and an eye sore. Since the chiller has useful remaining service life, replacement would only be recommended if it was determined that it did not have ample capacity to serve the new HVAC systems. This minimal recommendation may prove to be a short term fix and may not be adequate for future programmatic changes to the library. 4.06.2.2b Full Renovation Recommendations for Chilled Water Generation and Distribution Systems It is strongly recommended that the chilled water generation and distribution systems be replaced in their entirety. A new chiller, chilled water pump, condenser water pump, swing pump, chilled water piping, condenser water piping, and cooling tower should be provided. It is recommended that the existing 2-pipe (heating or cooling) system be replaced with a 4-pipe (heating and cooling) system. Convectors in the main space should be studied for the possibility of conversion to house 4-pipe fan coil units. If this is possible, condensate drainage piping to these units would need to be provided. Survey of the existing building did not yield an alternate location for the chilled water plant that is presently or could be made suitable without major reconstruction or construction of additional space. For this reason it is recommended that the chilled water plant remain in its existing location. Additionally acoustical upgrades and a screen wall should be added around the cooling tower to mitigate complaints from neighbors that the equipment is loud and an eye sore. 4.06.2.3 Minimum Required Renovation Recommendations for Ventilation and Air Distribution Systems The air handling units at the attic should be replaced with new units that contain separate heating and cooling coils. Outside air quantities should be specified to accommodate current code requirements. 4.06.2.4 Minimum Required Renovation Recommendations for Exhaust Systems Exhaust systems should be replaced in accordance with the new architectural plans for the toilet facilities and other public and private spaces. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 33 4.06.3 Mechanical Implications of Renovation Recommendations to Accommodate Programmatic Changes 4.06.3.1 Relocation of Boiler Room to accommodate programmatic changes Under the renovation program, it is recommended that the basement be considered for a complete re-planning and change of use from utility space to public space. A new location for the hot-water boiler will require a flue for the natural gas burner, easy access from the building exterior, and ample service access inside the building to allow appropriate maintenance procedures. Because the existing boiler location is well suited to handle these requirements, it is recommended that the existing boiler plant remain in its current location. Survey of the existing building did not yield an alternate location that is presently or could be made suitable without major reconstruction or construction of additional space. However, to allow for future design flexibility, an option for this relocation is included. 4.06.3.2 Relocation of Chilled Water Generation and Distribution Systems to accommodate programmatic changes Under the renovation program, it is recommended that the basement be considered for a complete re-planning and change of use from utility space to public space. Since the chiller has useful remaining service life, replacement would only be recommended if it was determined that it did not have ample capacity to serve the new HVAC systems. Survey of the existing building did not yield an alternate location that is presently or could be made suitable without major reconstruction or construction of additional space. For this reason, it is recommended that the chilled water plant remain in its existing location. However, to allow for future design flexibility, an option for relocation is included. The cooling tower was not accessible at the time of survey; however it appears to be in fair condition, and was likely installed at the same time as the chiller (2001). In order to address the neighborhood complaints associated with the cooling tower, acoustic upgrades could be made at the garage roof (present location), or the tower could be relocated to the attic or old elevator machine room with appropriate structural and roof modifications. 4.06.3.3 Increased Capacity of the Chilled Water Generation and Distribution Systems to accommodate programmatic changes If future design increases the amount of load due to programmatic changes, the renovation must consider the need for increased capacity of the chiller and cooling tower. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 34 4.07 Electrical Systems 4.07.1 Condition Assessment of Existing Electrical Systems 4.07.1.1 Assessment of Electrical Service and Distribution Systems The electrical service supplied to the building by the utility company, is 120/208 Volts, 800 Amperes, 3 Phase, 4 Wire through a C/T cabinet supplied by the utility company. The service includes a main switch, which is manufactured by ITE (Catalog #SN4271). The switch is U.L. listed for use as service equipment. There is also a kWh meter, which is owned by the utility company for billing purposes. The main distribution panel is 800 Amperes, 120/208 Volts, 3 Phase, 4 Wire and is located in the boiler room, in the basement level. It serves larger mechanical loads, elevator, and branch circuit panels at 208 volts, 3 phase. There are branch circuit panelboards located on each floor. The panelboards are fed from the original panelboard backboxes through a close nipple in the interior of the panels. These panelboards serve lighting and power loads on their respective floors at 120 volts, single phase. Feeders and branch circuits are installed in concealed conduit, MC cable and various surface metal raceways. The existing electrical service equipment including the underground service conductors, the kWh meter, the 800 ampere, 240 volt 3 pole main line switch and other associated service equipment appear to be in fair-poor condition. 4.07.1.2 Assessment of Lighting System Most of the interior spaces are illuminated using pendant or surface mounted 2 x 4 fluorescent acrylic wraparound fixtures with 34 watt energy saving T12 fluorescent lamps. The main lobby is served by pendant mounted globe type fixtures with compact fluorescent energy saving lamps. Utility areas utilize surface mounted fluorescent strip fixtures, also with 34 watt energy saving T12 fluorescent lamps. There were no emergency lighting fixtures observed in the building interior. There are illuminated exit signs at each point of egress, at least half of which are not operational. The exit sign are illuminated by two incandescent lamps and have no internal battery backup. 4.07.1.3 Assessment of Emergency Power Generation and Distribution Systems The building utility power is backed up by an existing 35 kW pad mounted emergency generator which is located in the garage area. The generator is manufactured by Katolight Corporation S/N-68120 and is fueled by the natural gas service to the building and supplies 208/120 volt 3 phase power to the emergency system, including the 100 ampere, 240 volt 3 pole automatic transfer switch manufactured by Zenith Controls, S/N-111210 and the 100 ampere, 240 volt emergency main safety disconnect. 4.07.1.4 Assessment of Telephone System The existing telephone service from the telephone company is terminated on terminal blocks inside a wall mounted cabinet, which is located in the boiler room on the basement level. 4.07.2 Minimum Required Electrical Renovation Recommendations to Correct Existing Building Deficiencies 4.07.2.1 Minimum Required Renovation Recommendations for Electrical Service and Distribution Systems The existing electrical service equipment including the underground service conductors, kWh meter, and other associated service equipment (on the PEPCO side) appear to be in fair condition. This equipment should be evaluated further and should receive planned preventative maintenance procedures to ensure reliability in the future. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 35 The main (800A) distribution panel is over 35 years old. It cannot be considered reliable due to continued deterioration and needs to be replaced. The branch circuit panelboards located on each floor, are of the same vintage as the main distribution panel. Their condition also warrants replacement to ensure the reliability of the electrical system. Existing feeders and branch circuits which are installed in concealed conduit, MC cable and various surface metal raceways should be removed and replaced to conceal them in the existing structure. 4.07.2.2 Minimum Required Renovation Recommendations for Lighting System Most of the existing pendant or surface mounted 2 x 4 fluorescent acrylic wraparound fixtures have either missing or broken lenses and have either T12 or T8 fluorescent lamps. They should be replaced with architecturally appropriate pendant mounted fixtures employing T5 fluorescent lamps, to help realize energy savings. All incandescent fixtures should be replaced with more efficient compact fluorescent or LED fixtures. The lobby areas pendant mounted globe type fixtures should be retained after being rebuilt and retrofit with compact fluorescent or LED lamps. Surface mounted fluorescent strip fixtures serving utility areas should also be replaced with fixtures utilizing T5 fluorescent lamps. All of the existing illuminated exit signs are illuminated by two incandescent lamps and have no internal battery backup. The existing exit sign should be replaced with energy saving LED types. Survey of the existing facility did not discover any evidence of emergency egress lighting. This is required by code, and should be provided under the renovation program. 4.07.2.3 Minimum Required Renovation Recommendations for Emergency Power Generation and Distribution Systems The existing 35 kW pad mounted emergency generator appears as if it has not been adequately maintained over the years. It was installed in 1984. It has also come to our attention that it has not been regularly exercised which is a requirement to maintain emergency system reliability. The generators location inside of the garage area is not appropriate. This increases the potential for overheating and is not optimal for its performance. An exterior location should be considered. The 100 ampere, 240 volt 3 pole automatic transfer switch appears to be in good condition, but should be tested and inspected further to ensure reliability for the future. 4.07.2.4a Minimum Required Renovation Recommendations for the Telephone /Data System The existing telephone service from the telephone company is terminated on terminal blocks inside a wall mounted cabinet, which is located in the boiler room on the basement level. The existing telephone cabinet installation is in disarray and needs to be rearranged and/or organized neatly in a new enclosure. 4.07.2.4b Full Renovation Recommendations for the Telephone /Data System An option for total replacement of telephone/Data system is included. The total replacement of the system includes conduit rough-ins only. Data, telephones, wiring and equipment are to be provided by owner. 4.07.3 Electrical Implications of Renovation Recommendations to Accommodate Programmatic Changes 4.07.3.1 Renovation recommendations for Electrical Systems due to Programmatic changes Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 36 If programmatic renovations are made, it is likely that the building services would require a heavy- up of electrical upgrades to service all new spaces, including the addition of a building-wide, zoned Public Address System and specialized A/V systems as required by DCPL standards. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 37 4.08 Plumbing Systems 4.08.1 Condition Assessment of Existing Plumbing Systems 4.08.1.1 Assessment of Gas Service and Distribution Systems The building is served by a 2-1/2 low pressure natural gas service that has recently been updated with a gas meter located on the South East exterior wall just outside the boiler room. The meter has a capacity rating of 2,300 CFH @ 1/2 and 5,000 CFH @ 2 differential pressures. The 2-1/2 gas line enters the basement boiler room at the ceiling level with a 1-1/2 feed to a steam heating boiler; a 1 feed to the domestic water heater; and a 1-1/4 feed to the emergency generator in the garage. The remaining gas piping is 3/4 that has been capped near equipment in the basement work room and a gas range located in the mezzanine level kitchen and are no longer in use. The exterior piping material is welded steel with flanged fittings while the interior piping is black steel with threaded fittings. 4.08.1.2 Assessment of Domestic Water Service and Distribution Systems The domestic water service is original to the building and enters the basement boiler room on the Southeast side of the structure. The service piping and appurtenances is comprised of 2 galvanized steel with flanged connections, a 2 bypass with a gate valve and a 2 Rockwell turbine water meter with service valve. A backflow preventer is not serving the library. The distribution piping is the buildings original galvanized steel with treaded fittings and consists of 2 cold water, 1-1/2 hot water and 3/4" circulating hot water leaving the basement boiler room and provides domestic water throughout the building. There is not a circulating pump installed on the circulating hot water system. The domestic cold water serves the central heating hot water boiler, the cooling tower makeup line, the domestic water heater, the plumbing fixtures, (3) exterior hose bibbs and the landscaping irrigation system. The cooling tower makeup water has a reduced pressure zone (RPZ) type backflow preventer while the irrigation system has a pressure vacuum breaker assembly. Some of the original galvanize domestic water piping in the basement has been replaced as needed with copper piping. Most of the original asbestos piping insulation has been replaced with fiberglass insulation over the galvanized piping however some asbestos insulation remains, particularly on the piping inside walls. 4.08.1.3 Assessment of Combined Sanitary and Storm Water Drainage System The buildings storm water drainage is original to the structure and comprises of wrap-around gutters with interior cast iron conductors embedded within cavities of the perimeter walls and connects to the combined building drain below the basement slab. The West wall has (2) - 4 conductors, the North wall with (1) - 4 conductor and the East wall with (2) - 4 conductors. Each conductor has a cleanout plug at the base and is exposed in the wall at the basement level. The storm system originates from the North half of the building and drains to the South below the basement floor slab. The wrap around gutter has been repaired as part of the recent exterior phase renovation however; the building engineers have reported recent water damage to the North and Northeast interior walls at the second floor level after the heavy snow fall of this past winter. There are (8) perimeter area wells and (1) stairwell, each are served by a 3 area drain with strainer. The garage and driveway are each served by a 4 area drain running through a storm water interceptor before connecting to the combined building drain below the South basement slab. The cooling tower drain line and garage roof gutter discharge above grade into the areaway drain near the 1st floor exist and handicap ramp on the Northwest side of the building. The sanitary drainage system is original to the building and comprises of hub and spigot cast iron drainage piping with galvanized threaded steel vent piping with lead and oakum joints. The sanitary system in the North half of the building serves a staff lounge and toilet room on the 3rd floor and a utility sink in the basement and connects to the storm system to form a 4 combined building sanitary/storm drain branch. Most of the sanitary system is located in the South end of the building where the toilet rooms are stacked from the attic space down to the basement level. This 4 sanitary system connects to the storm system at the South end of the basement to form a 5 combined building sanitary/storm drain branch. The North and South branches converge below the floor of the basement boiler room and increases to a 6 combined sanitary/storm drain before exiting the Southeast wall below the basement boiler room. The building engineers have reported frequent blockages in the sanitary system. Northeast Neighborhood Library Facility Condition Assessment & District of Columbia Public Library Cost Benefit Analysis Page 38 4.08.1.4 Assessment of Domestic Hot Water Generation and Distribution Systems The existing water heater is a natural gas direct fired storage type unit located in the basement boiler room and provides domestic hot water to the entire library. It is less than five years old, in good condition and has a 40,000 btu/h input, a 50 gallon storage capacity with 42 GPH recovery rate and a natural draft exhaust. The new exhaust duct from the water heater is 4 stainless with a transition connection to the existing 6 galvanized steel exhaust duct that exits the flue at the roof. Although there is not a circulating pump installed on the circulating hot water system, a lack of hot water has not been reported by the building engineers. 4.08.1.5 Assessment of Sump Pumps There is a simplex sump pump with a 1-1/2 discharge located in the fuel room that receives the discharge from equipment in this room. This sump is functional but appears to be at or near the end of its useful life. The sump discharges into a service sink in the adjacent janitors closet and the force of the pump causes water to spill onto the floor. 4.08.1.6 Assessment of Plumbing Fixtures The plumbing fixtures are original to the building, functional but in poor condition. The fixtures serving the public consist of floor mounted water closets with flush valves; wall mounted urinals with flush valves; and wall mounted lavatories with 4 centerset faucets. The fixtures in the basement are is the worst condition with the toilet room fixtures consisting of floor mounted water closets with flush valves; floor mounted urinals with flush valves; and wall mounted lavatories with 8 center faucets. Sinks throughout the basement are in poor condition and the service sink located in the janitors closet constantly receives the sump pump discharge which the splashes onto the floor. The attic level comprise of a private bathroom that once served the live-in building engineer consisting of a water closet, shower and lavatory that have since been abandoned. Also at the attic level is a staff toilet room, kitchen and lounge. Fixtures in the staff toilet room are in good working condition and