Washington Highlands Cost Benefit

Washington Highlands Branch Library 115 Atlantic Street, SW Washington, DC

Facility Condition Assessment/Cost Benefit Analysis May 19, 2008 Prepared for:

By: Setty & Associates International, PLLC

SAi No. 8006.00

Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report

TABLE OF CONTENTS

Section EXECUTIVE SUMMARY with Zoning Considerations PURPOSE AND SCOPE SUMMARY OF FINDINGS 1.0

Substructure ............................................................................................................................... 1.0

2.1

Superstructure............................................................................................................................ 2.1

2.2

Exterior Walls, Windows, and Doors .......................................................................................... 2.2

2.3

Exterior Roofing.......................................................................................................................... 2.3

3.0

Interiors ...................................................................................................................................... 3.0

4.1

Conveying Systems.................................................................................................................... 4.1

4.2

Mechanical Systems................................................................................................................... 4.2

4.3

Electrical Systems ...................................................................................................................... 4.3

4.4

Plumbing Systems...................................................................................................................... 4.4

4.5

Fire Detection, Alarm and Suppression System ......................................................................... 4.5

5.0

Building Site Improvements........................................................................................................ 5.0

6.0

Accessibility Issues..................................................................................................................... 6.0

7.0

Safety/Security ........................................................................................................................... 7.0

8.0

Hazardous Materials .................................................................................................................. 8.0

Setty & Associates International, PLLC

TOC

Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Executive Summary

EXECUTIVE SUMMARY Setty & Associates International PLLC (SAI) has been contracted to perform a detailed condition assessment of the Washington Highlands Branch Public Library. The assessment shall also take into consideration the cost of replacement to systems and elements of the building to bring the library up to the current DCPL standards. A cost analysis was also run for comparison of constructing a brand new library. The Washington Highlands Branch Public Library is located at 115 Atlantic St., SW, Washington, DC. This area is a medium density residential neighborhood. This building is a single story with a full basement. Construction of building is brick and CMU. The building was built prior to any ADA requirements. As part of our assessment a detailed survey was performed by SAI on March 6, 2008 following heavy rains on March 5, 2008. Water intrusion from the ground and roof was apparent and has damaged the site and building. Each subsystem within the building was surveyed analyzed and this has been presented in this report. The tables below present the costs for renovating the existing 17,000 SF structure and incorporating a new 3,000 SF addition. This will bring the building up to the programming requirements of a new library. ESTIMATE OF NEW BUILDING CONSTRUCTION COST Description Building Area (gross sq. ft.) Site Development Substructure Superstructure Exterior Enclosure Roofing Interior Construction Elevator Plumbing HVAC Fire Protection Electrical Subtotal Trades Contractor Fees Subtotal Construction Design Fees Permits/Fees Escalation Total Building Replacement Cost

Setty & Associates International, PLLC

Percent of Total 20,000

Square Foot Cost $325.00

7.97% 5.25% 19.32% 15.09% 2.30% 12.88% 2.67% 4.88% 15.74% 3.13% 10.77% 100.00% 20%

$25.90 $17.06 $62.79 $49.04 $7.48 $41.86 $8.68 $15.86 $51.16 $10.17 $35.00 $325.00 $65.00 $390.00 $31.20 $19.50 $11.70 $452.40

8% 5% 3%

Executive Summary

Cost Summary $518,000.00 $341,200.00 $1,255,800.00 $980,800.00 $149,600.00 $837,200.00 $173,600.00 $317,200.00 $1,023,200.00 $203,400.00 $700,000.00 $6,500,000.00 $1,300,000.00 $7,800,000.00 $624,000.00 $390,000.00 $234,000.00 $9,048,000.00

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Executive Summary

ESTIMATE OF RENOVATED BUILDING CONSTRUCTION COST Description Building Area (gross sq. ft.) Site Development Substructure Superstructure Exterior Enclosure Roofing Interior Construction Elevator Plumbing HVAC Fire Protection/Suppression Electrical ADA/CODE Subtotal Construction Contractor Fees Subtotal Construction Design Fees Permits/Fees Escalation Total

Percent of Total 20,000 4.29% 1.16% 0.00% 14.09% 5.58% 34.99% 4.56% 3.38% 15.98% 3.74% 4.01% 8.22% 20% 8% 5% 3%

Square Foot Cost

Cost Summary

$11.75 $3.17

$235,000 $63,440

$38.59 $15.30 $95.87 $12.50 $9.25 $43.78 $10.25 $11.00 $22.51 $273.98 $54.80

$771,825 $306,000 $1,917,420 $250,000 $185,000 $875,640 $205,000 $220,000 $450,280 $5,479,605 $1,095,921 $6,575,526 $526,042.08 $328,776.30 $15,781.26 $7,446,126

$26.30 $16.44 $0.79 $372.31

The purpose of this estimate is to provide an opinion of the building construction cost in today’s dollars on a cost per square foot basis. The building construction cost excludes land costs and interior furnishings, fixtures, and equipment not associated with the building. The costs are based on a gross building area of 20,000 square feet, as provided by the owner. These estimates are based upon RS Means estimating manuals and from knowledge of historic construction costs in the Washington, DC, area. In summary, based on the facility’s overall infrastructure and the cost associated with the renovation of the existing 49-year old facility, SAI views demolishing and removing the existing library as feasible. By renovating the existing library, the overall look may not meet the expectations of the new DCPL format. Costs for major changes to the skin and façade reconfigurations were not considered.

Setty & Associates International, PLLC

Executive Summary

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Executive Summary

Washington Highlands Library Site Considerations The existing site is located in Ward 8, Square No. 6172, Lot 813, at the corner of 115 Atlantic Street, SW and South Capital Terrace, SW. The parcel is identified on the DC Zoning Map as R-2. Prior to proceeding with any designs for a new building, the zoning should be confirmed by obtaining a zoning certification. R-2 districts are designed to selectively restrict development in quiet residential areas while allowing for non residential uses that would support desirable neighborhood activities such as schools, churches, community centers and libraries. The R-2 zone permits matter-of-right development of single-family residential uses for detached and semi-detached structures, with a minimum lot width of 40 feet and lot area of 4000 square feet for detached structures, and 30 feet and 3000 square feet for semi-detached structures; a maximum lot occupancy of 60% for church and public school use and 40% for all other structures, and a maximum height of three (3) stories/forty (40) feet. The current Highlands Library site area is approximately 29, 793 sf. Maximizing the lot occupancy at the 40% maximum allowable coverage yields a building footprint of 11,905 gsf. At the maximum height of three stories, this would yield a hypothetical building area of 35,715 gsf. However, if the .9 FAR requirement is applied to the site as if it were a school, the maximum building area would be 26, 813 gsf. The two-story plus basement structure on this site would occupy less than 40% of the site and fall within the 8’ side yard and 20’ rear yard setbacks. In considering the potential for a new facility in this community, the desired square footage is in the 20,000 gsf, range according to the facility space program provided. A new building of this size could be of two story plus service basement configuration with parking to be provided in the existing rear parking lot. This would leave sufficient space for the required 18 parking spaces (1 space per 1,000 gsf except first 2,000 gsf require no spaces). However, the existing parking lot in the rear of the building creates an undesirable dual public entry and /or long walk to the front door for patrons. A single public entry from the parking area would be preferred for both security and access control and monitoring. Reorganizing the site to provide a more accessible entry from the patron parking area should be a high priority in a new replacement facility design. The New Facility Construction Cost in the Estimated Cost Comparison chart represents the rough Square Foot Cost for a new 20,000 S.F. facility based on the value derived from 2008 RS MEANS Square Foot Costs Book 29th Annual Edition. The estimate is the raw building cost and does not include contingencies, Furnishings, Fixtures, and Equipment (FF&E), and development “Soft Costs” other than the Architectural and Engineering fee.

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Executive Summary

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Purpose and Scope

PURPOSE AND SCOPE A.

Purpose The purpose of this assessment is to evaluate the condition of the existing building and site and provide a cost-benefit analysis of renovation verses demolition and new construction. The report is based on those conditions observed on the days the field assessment was accomplished and from information obtained from our review of the available construction documents. This report is by no means a guarantee of the overall condition of the facility.

B.

Scope of Services 1. The Scope of Services for this assignment includes the following: •

Architectural Assessment

•

Mechanical, Electrical, Plumbing, Fire/Life Safety Assessment

•

Structural Assessment

•

Limited Elevator Assessment

•

Opinions of Probable Costs

•

Limited Photographic Documentation of Specified Deficiencies

2. The Scope of Services for this assignment does not include the following: •

Concealed or inaccessible areas of the building that require the use of destructive investigations beyond that proposed in the Scope of Services.

•

Work requiring the use of special consultants beyond that noted in the Scope of Services.

•

Furniture, fixtures, and process equipment not part of the building structure.

•

Utility rooms and power vaults, which are the property of the utility company.

•

A definitive opinion concerning compliance with all codes/regulations, due to the existence of literally thousands of local and model codes, and regulations pertaining to design and construction. Setty & Associates, International, PLLC, shall exercise usual and customary professional care, as architects and engineers, in its efforts to obtain available information and to assess building code/regulation compliance.

•

A guarantee of the accuracy and/or the completeness of information provided to Setty & Associates, International, PLLC, by others.

•

A legal opinion regarding our findings or recommendations. Setty & Associates, International, PLLC, does not engage legal counsel to assist in our due-diligence process or to review our findings and recommendations.

•

An Environmental Site Assessment (Including asbestos, lead paint, and mold assessments).

Setty & Associates International, PLLC

Purpose and Scope

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Washington Highlands Branch Public Library Washington, DC

C.

Condition Assessment Report Purpose and Scope

Documents Reviewed

Sheet No.

Dated

Document Description

Architect/Engineer

Drawings/Plans 8 sheets

6/19/58

Limited Library Project Drawings (PDF)

Victor De Mers, Architect Washington, DC

Specifications No specifications were provided for review. Soils Reports No soils reports were provided for review. ALTA Survey 1 sheet

Undated

Site Plan

Department of Public Works Washington, DC

Other 38 pages

4/30/01

Building Condition Survey

Washington DC Office of Standards and Inspections and the Office of Property Management

Public Records Documents Not Applicable

D.

Representation This property condition assessment report was prepared by Setty & Associates, International, PLLC, for the exclusive use of District of Columbia Public Library and its investors, lenders, assignees, designees, successors, and assigns. The aforementioned parties intend to rely upon this report as an assessment of the existing physical condition of the subject property for the purpose of deciding whether, and under what conditions, to proceed with a renovation regarding the subject property. The work does not constitute or imply a guarantee or warranty of the subject property, building, or improvements. Setty & Associates International, PLLC, is not responsible or liable for any claims that are associated with the interpretation of the available information. In the event the client requires this report to be assigned, a new contract will need to be signed between Setty & Associates International, PLLC, and the Assignee.

E.

Condition Ratings Where deficiencies are observed, the current condition categories are ranked on five condition values from worst to best. The categories are failed or failing, poor, fair, good, and new/excellent.

Setty & Associates International, PLLC

Purpose and Scope

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Section 1.0 Substructure

Washington Highlands Branch Public Library Washington, DC

1.0

Condition Assessment Report Section 1.0 Substructure

Substructure

Description Item Building Construction Date BUILDING 1.1 Foundations Type Footings Exterior Footing Depth Bearing Capacity 1.2 Slabs-on-grade Construction, Joints, etc. 1.3 Basement Excavations/Walls Exterior Walls

Description 1959

Reinforced cast-in-place concrete. Concrete pier footings at columns. Spread footings at exterior and interior walls. Spread: Not provided Strip: 12” x 22” 1-8’ below slab-on-grade Not provided 6” thick cast-in-place reinforced concrete 12” thick reinforced concrete masonry units or concrete walls

Condition BUILDING 1.1

Foundations

The overall condition of the substructure system was good. Our site observations did not reveal any areas of excessive settlement of the foundation. No distress or overstressing of the visible basement walls was observed. Unusual or suspect cracking that may be evidence of structural related concerns was not observed. 1.2

Slabs-on-grade

The slab-on-grade was in good condition with some minor cracks observed. The cracks were not reported to affect the current operations. 1.3

Basement Excavations/Walls

Overall, based on our visual observations, the building appeared to be designed and constructed in accordance with industry-standard practices. Recommendations No expenditures are anticipated.

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Section 1.0 - Substructure

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Section 2.1 Superstructure

Washington Highlands Branch Public Library Washington, DC

2.1

Condition Assessment Report Section 2.0 Shell

Superstructure

Description Item Building Construction Date BUILDING Floor Framing Floor Deck Structure Roof Framing Roof Deck Structure Typical Bay Size (approximate) Other Features Exterior Walls Stairs

Description 1959

2-way cast-in-place reinforced concrete Reinforced cast-in-place concrete beams and columns Reinforced concrete slab Reinforced concrete beams and columns Not applicable 4” face brick with steel lintels, cracking and rotation at the southwest corner Cast-in-place reinforced concrete

Condition BUILDING The overall condition of the structural system(s) was good. Our observations did not reveal any distress or overstressing of supporting members. Unusual or suspect cracking that may be evidence of structural related concerns was not observed in the interior or exterior walls except at the southwest corner of the building. See Section 2.2, Exterior Walls, for issues and recommendations. Overall, based on our visual observations and drawing review, the building appeared to be designed and constructed in accordance with industry-standard practices. Recommendations Repair the southeast masonry corner and parapet wall. The face brick of the parapet is separated from the backup wall along the top edge and is leaning outward. Repair by mechanically pinning the parapet face brick back to the backup. Opinion of Cost: $50,000.00. Prep and paint the steel lintels supporting the masonry openings. Opinion of Cost: $13,440.00.

Photo A-1: View of the Rotated Southwest Corner of the Building

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Photo A-2: View of the Reinforced Concrete Structural Frame

Section 2.1 - Superstructure

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Section 2.2 Exterior Walls, Windows and Doors

Washington Highlands Branch Public Library Washington, DC

2.2

Condition Assessment Report Section 2.0 Shell

Exterior Walls, Windows, and Doors

Description Item Building Construction Date BUILDING Exterior Walls Predominant Material Secondary Material Finish/Coatings Height Overall Perimeter Windows Number / Type(s) Size(s) Sealant (Glazing / Perimeter) Predominant Glazing Material Predominant Frame Material Storefront - Location Area/Glazing/Division Frame Material Doors - Personnel / Service Number / Locations(s) Type(s) Size(s) Doors - Overhead Number / Locations(s) Type(s) Size(s) Other Exterior Features

Description 1959

Brick veneer - 95% of area Cast concrete trim at window perimeters. Not applicable. 15’± 421 ft. 25 fixed/awning windows Size varies 3’-0” x 6’-0” to 6’-0” x 16’-0” Caulking. Single pane glazing Aluminum Front entrance only 200 sf/Glass Steel 5/various Steel frame with wired glass glazing double doors 3’-0” - 7’-0” typical Not applicable. None

Condition BUILDING The exterior walls consist of brick veneer on a concrete block back-up. The masonry walls are in fair to poor condition with numerous repairs and repointing required (see photos A-3 to A-10). Several areas of masonry veneer are cracked and damaged. Provide an allowance to repair and repoint all masonry on the exterior of the building. Budget for the prep and repainting of all exterior trim and soffits. Large aluminum framed single pane windows are provided. The windows are fixed glazing except for the lower awning portions provided for ventilation. Each large bank of windows has a cast concrete trim at the perimeter. The majority of the concrete trim pieces are spalled and should be replaced (see photo A-4). The windows are in poor condition. The windows should be replaced with a modern insulated glazing system set in an anodized aluminum frame. Provide an allowance to remove all the glazing, frames, and cast concrete trim. Provide a new aluminum framing system with insulated glazing units. Provide an allowance to replace all the existing deteriorated exterior doors. Recommendations 1.

Provide an allowance to repair and repoint all masonry on the exterior of the building. Opinion of cost: $221,025.00.

2.

Budget for the prep and repainting of all exterior trim and soffits. Opinion of cost: $80,000.00.

Setty & Associates International, PLLC

Section 2.2 – Exterior Walls, Windows and Doors

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 2.0 Shell

3.

Provide an allowance to remove all the glazing, frames, and cast concrete trim. Provide a new aluminum framing system with insulated glazing units. Opinion of cost: $460,800.00.

4.

Provide an allowance to replace all the existing deteriorated exterior doors. Opinion of cost: $10,000.00.

Photo A-3: View of Brick Veneer along Front Elevation

Photo A-4: View of Spalled Concrete Window Trim

Photo A-5: Repair and Repoint Brick Veneer

Photo A-6: Repair and Repoint Brick Veneer

Setty & Associates International, PLLC

Section 2.2 – Exterior Walls, Windows and Doors

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 2.0 Shell

Photo A-7: Repair and Repoint Brick Veneer

Photo A-8: Evidence of Masonry Efflorescence

Photo A-9: Evidence of Cracked Masonry

Photo A-10: Replace Damaged Bricks

Photo A-11: Prep and Repaint the Soffits and Trim

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Section 2.2 – Exterior Walls, Windows and Doors

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Section 2.3 Exterior Roofing

Washington Highlands Branch Public Library Washington, DC

2.3

Condition Assessment Report Section 2.0 Shell

Exterior Roofing

Description Item Building Construction Date ROOF System Age Total Roof Area Number of Sections Surfacing Membrane Insulation Attachment Deck Type Deck Slope Flashings Perimeter Perimeter Treatment Drainage Overflow Protection Warranty Manufacturer Other Features

Description 1959 Unknown 11,500 sf 2 N/A Spray foam over built-up Unable to observe Unable to observe Concrete < 1/8” per ft. Pre-fab metal flashing and counter flashing, spray foam Masonry parapet wall Metal coping Interior drains with strainers (main roof) Thru wall scuppers Information not available Information not available N/A

Condition ROOF The roofing consists of built-up roof membrane installed in 1981 by KC Home Improvement. The membrane has a white spray foam coating which was reportedly installed in 1990. The roof does not have proper drainage and is currently leaking in several areas. Water damage to interior finishes has occurred many times in several areas over the years. All of the internal roof drains and thru-wall scuppers are clogged with leaves and debris (see Photo A-13). Several areas of ponding water were observed (see photo A-14). The roof membrane is approximately 27 years old, is in failing condition and should be replaced. Damage to the concrete deck below the roof could not be verified but should be anticipated when the roof membrane is replaced. Budget for the annual maintenance and inspection of the roof membrane. Clean all roof drains. Budget for the replacement of the aged and deteriorated roof system. Provide a new membrane roof including insulation, flashing, and a roof gutter system. Provide an allowance for damage to the concrete roof deck. Engage a roofing consultant to specify the roof membrane, obtain bids, and monitor the installation. This should include the roof over the front entrance vestibule and the rear entrance. Recommendations The following is a summary of our recommendations and opinion of cost. 1.

Budget for the annual maintenance and inspection of the roof membrane. Clean all roof drains. Opinion of cost: $6,000.00.

2.

Budget for the replacement of the aged and deteriorated roof system. Provide a new membrane roof including insulation, flashing, and a roof gutter system. Provide an allowance for damage to the concrete roof deck. Engage a roofing consultant to specify the roof membrane, obtain bids, and monitor the installation. This should include the roof over the front entrance vestibule and the rear entrance. Opinion of cost: $300,000.00.

Setty & Associates International, PLLC

Section 2.3 – Exterior Roofing

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 2.0 Shell

Photo A-12: View of Roof Access Hatch

Photo A-13: View of Typical Clogged Roof Drain

Photo A-14: View of Ponding Water

Photo A-15: View of Typical Clogged Scupper

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Section 2.3 – Exterior Roofing

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Section 3.0 Interiors

Washington Highlands Branch Public Library Washington, DC

3.0

Condition Assessment Report Section 3.0 Building Interiors

Interiors

Description Item Building Construction Date 3.1 Interior Construction Walls Doors 3.2

3.3

Interior Specialties Stairways Construction Type Stair Finishes Railings Interior Finishes Wall Finishes Floor Finishes Ceiling Finishes

Description 1959 Painted CMU block walls Flush wood veneer with knobs. Metal doors at stairs, mechanical rooms and electrical rooms. Not applicable. Cast-in-place concrete with metal nosed treads, CMU block walls, painted metal railings Composition tile floors, painted CMU walls 2-inch diameter metal pipe railings Painted CMU block. Minor exposed brick walls. 12” x 12” resilient vinyl tile in meeting rooms. Carpet (tight loop-pile broadloom) in reading room. 2” x 2” ceramic tile in public restrooms. Standard 2’ x 4’ acoustical ceiling tiles, painted plaster, and painted gypsum board.

Condition 3.1

Interior Construction

The interior construction and partitions are generally well constructed and durable. Interior partitions are generally constructed of CMU. Some wood stud walls with gypsum wallboard (drywall) are present. Floors are concrete beneath the floor coverings and finishes. Interior swinging doors generally consist of flush wood veneer doors with knob hardware. Doors are in fair to poor condition. Knob hardware will need to be replaced if the department should initiate an ADA upgrade at the facility. 3.2

Stairways

There is one set of stairs in the building. The stairs are constructed of cast-in-place concrete. Stair finishes include painted composition tile treads and landings, painted CMU walls and painted plaster ceilings. Lighting of the stairways is generally adequate. Finishes are in fair to poor condition. 3.3

Interior Finishes

Interior walls consist primarily of painted concrete masonry units. Some areas of painted gypsum board or exposed brick are also provided. The walls are in fair condition with some repairs and repainting required. Floors consist of vinyl tile or carpet. The floors are in fair condition with replacements recommended. Ceilings consist of painted plaster, painted gypsum board, or 2’ x 4’ suspended acoustical ceiling tiles. The ceilings are in fair to poor condition and should be repaired, repainted, or replaced. Repair and replace the water damaged plaster, gypsum board, and acoustical tiles at the library ceilings see photo I-1). Restrooms have ceramic tile floors, glazed concrete block wainscoting, painted concrete block walls, and painted plaster ceilings. The finishes are dated and should be replaced. Provide an allowance to replace all interior finishes including carpet, vinyl tile, paint, and ceiling tiles. As an optional improvement to comply with the current library design specifications, provide an allowance to add an additional 6,000 square feet of space for library program requirements. It should be understood that due to the

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Section 3.0 - Interiors

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 3.0 Building Interiors

current site restraints this additional square footage may not be feasible. Restrooms are in fair to poor condition. Restroom finish upgrades should be coordinated with any ADA upgrades (refer to Section 8.0). 3.4

Building Code Analysis

Meeting rooms provided in the basement do not have two means of egress. Recommendations The following is a summary of our recommendations and opinion of cost. 3.1

Interior Construction

Allowance of $150,000 for relocation of furniture and minor corrections. 3.2

Stairways

No expenditures are anticipated. 3.3

Interior Finishes 1.

Repair and replace the water damaged plaster, gypsum board, and acoustical tiles at the library ceilings. Opinion of cost: $5,000.00.

2.

Provide an allowance to replace all interior finishes including carpet, vinyl tile, paint, and ceiling tiles. Opinion of cost: $684,760.00.

3.4

Building Code Analysis 3.

Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit signs, panic hardware, and devices. Opinion of cost: $60,000.00.

4.

Remove the security bars at the windows to provide for egress or provide an operable window security bar system. Opinion of cost: $46,080.00.

5.

Provide a handrail for the stairs to the basement mechanical room. Opinion of Cost: $1,500.00.

6.

Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit signs, panic hardware, and devices. Opinion of cost: $60,000.00.

7.

Remove the security bars at the windows to provide for egress or provide an operable window security bar system. Provide the proper exit signs, panic hardware, and devices. Opinion of cost: $46,080.00.

As an optional improvement to comply with the current library design specifications, provide an allowance to add an additional 3,000 to 6,000 square feet of space for library program requirements. It should be understood that due to the current site restraints this additional square footage may not be feasible. Opinion of cost: $864,000.00.

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Section 3.0 - Interiors

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 3.0 Building Interiors

Photo I-1: Water Damaged Ceiling Tiles

Photo I-2: Water Damaged Carpeting

Photo I-3: Water Damaged Plaster Ceilings

Photo I-4: Acoustical Ceiling Tiles that have Fallen

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Section 3.0 - Interiors

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Section 4.1 Conveying Systems

Washington Highlands Branch Public Library Washington, DC

4.1

Condition Assessment Report Section 4.1 Conveying Systems

Conveying Systems

Description: Item Building Construction Date Passenger Elev. #1 Machines Controllers Installed Door equipment ADA compliance

Description 1959 1,200 lb Capacity Hydraulic, Rotary Lift Company S/N 15014 1959 GAL car and hoistway Missing telephone and audible tones

Condition One two-stop hydraulic elevator manufactured by Rotary Unit Company is provided. The elevator is original to the building and has not been modernized. The overall condition of the elevator system is poor. The elevator operated normally within its design parameters at the time of our observations, but the library manager stated that it does jam on occasion while in use. Generally, the interior of the elevator appeared to be dirty and worn. Some interior signage was damaged or missing, and the light fixture cover was missing. The elevator has a 36” wide door and a cab size of 55” x 39” which does not meet the current requirements for the ADA. The elevator does not have an emergency communication device, audible signals, floor passing tones, and accessible controls. The elevator is not accessible and repair parts may be expensive and difficult to find. A new accessible elevator would require a larger shaft than what is currently provided. Provide a new accessible hydraulic elevator in a larger shaft. Engage an elevator consultant to specify the elevator, obtain bids, and monitor the installation. The machine room was not air-conditioned, but the temperature at the time of our observations was within the design parameters for the equipment currently installed. However, either due to the leaking roof or a leaking foundation, the elevator machine room appeared to have significant water damage. Metal component covers and shields had rust damage from standing water and the floor appeared to be wet at the time with water and hydraulic fluid. Overall condition appeared poor but operational. If properly maintained, the elevator equipment (exclusive of the hydraulic cylinder) may have an estimated remaining useful life of two years. With continued water infiltration to the machine room, life expectancy may be reduced. The elevator is key operated from the hall buttons and is currently not ADA compliant. Specific ADA deficiencies noted were: •

Missing telephones.

•

Improperly marked telephone cabinets, hall buttons key operated.

•

No hoistway entrance Braille or audible tones.

•

Non conforming cab size and configuration.

Updating the elevator would be required to meet the ADA Accessibility Guidelines (ADAAG) for the elevator to be considered accessible to the handicapped.

Recommendations The following is a summary of our recommendations and opinion of cost. Provide a new accessible hydraulic elevator in a larger shaft. The existing cab size, controls, and communication device are not accessible. Engage an elevator consultant to specify the elevator, obtain bids, and monitor the Setty & Associates International, PLLC

Section 4.1 – Conveying Systems

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 4.1 Conveying Systems

installation. Opinion of cost: $250,000.00. 1.

Install hydraulic safety devices. Opinion of cost: $9,600.00.

2.

Repair elevator travel indicator. Opinion of cost: $180.00.

Government, Regulatory or Code Issues 1.

Upgrade the elevator to meet ADA requirements. Opinion of cost: $44,800.00.

Photo CS-1: Elevator Interior

Photo CS-2: Elevator Control Panel

Photo CS-3: Elevator Light Fixture

Photo CS-4: Elevator Machine Room Damage

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Section 4.1 – Conveying Systems

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Washington Highlands Branch Public Library Washington, DC

Photo CS-5: Elevator Hydraulic Equipment

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Condition Assessment Report Section 4.1 Conveying Systems

Photo CS-6: Elevator Control Panel

Section 4.1 – Conveying Systems

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Section 4.2 Mechanical Systems

Washington Highlands Branch Public Library Washington, DC

4.2

Condition Assessment Report Section 4.2 Mechanical Systems

Mechanical Systems

Description Item BUILDING Building Construction Date Chilled Water System

Description 1959 The chilled water system consists of two Trane Intellipak air-cooled chillers on the roof. These chillers are both 25 tons (Trane model CGAFC25EADA). One Bell & Gossett chilled water pump located in the ground floor boiler room circulates the chilled water in the cooling system to the air handling units and fan coil units via an insulated black-steel piping system.

Heating Water System

Air Handling Units

Fan and Coil Units

Weil McLain Model 688 Series 1, 1028 MBH steam, 1358 MBH gross output boiler, Riello RS50 burners, steam to hot water converter, two hot water circulating pumps, steam condensate receiver with one boiler feedwater pumps, automatic boiler chemical feeder with pumps. American Blower central air handling unit serves main library space on the first floor, as well as various offices and other spaces on the first floor and basement floor. The main, first floor library space is served by approximately twenty-four round ceiling diffusers. Some perimeter zones are heated by wall-mounted, fully enclosed radiators, and supplemental heating and cooling is provided to other perimeter and interior zones through fan coil units. Supplemental units serving areas are as follows: First Floor – Office – fan coil unit Work Room – radiator only Kitchen/dining area – fan coil unit Receptionist desk – fan coil unit Children’s Library office – fan coil unit Basement Floor – Small meeting room – three (3) fan coil units, one radiator Large meeting room – three (3) radiators only Hallway – fan coil unit Additionally, there are hot water radiators and convectors located at various perimeter locations on the first floor. Total radiators is 25.

Exhaust Fans Heating & Ventilating HVAC Controls

Miscellaneous Equipment

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There are five roof-mounted exhaust fans on the roof of the building. These fans serve as exhaust for bathrooms, kitchen, etc. One basement heating and ventilating unit provides outside air ventilation to the basement areas including the machine room, storage rooms, and bathrooms. Building controls for mechanical equipment are pneumatic, with compressed air supplied by a compressor located in the basement boiler room. Individual space temperature is controlled by local thermostats or equipment mounted controls and sensors as with radiators and fan coil units. An incinerator, Joseph Gooder model, is located in the basement boiler room.

Section 4.2 – Mechanical Systems

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Condition Assessment Report Section 4.2 Mechanical Systems

Basis for Equipment Replacement Recommendations Assessment of continued equipment performance is based on published median service lives for equipment type. Fifty-percent of equipment failure, for a variety of reasons, occur by this age. The ability of equipment to operate beyond this time is a function of many factors. Operating equipment to the point of failure is never a good maintenance policy because few, if any organizations possess the financial means to execute extensive, widespread system replacement in a single fiscal year. Almost all organizations rely on a systematic replacement program to avoid the financial consequences of simultaneous failures. Organizations frequently extend equipment service life through active maintenance programs. This procedure postpones, but does not eliminate, the timetable for equipment and system replacement. Condition BUILDING Chilled Water System The air-cooled chillers appear to be in good operating condition. However, there was some piping insulation and jacket damage observed at various locations, which should be repaired. The two 25-ton chillers have been in service since approximately 2000 and should be expected to reach the end of service life within five to ten years with proper maintenance. The base support for these chillers appeared to be in good condition. The pump is in good operating condition. This pump should provide reliable service over the next ten years and replacement should be anticipated at that time. Some chilled water piping and insulation needs maintenance and most piping appeared to be original. Heating Water System The boiler is in good condition. No major problems were noted or brought to our attention. The boiler and burner appeared to be in new condition, installed within the last five years. The hot water circulation pumps and condensate receiver and feedwater pumps all appeared to be in good condition, also installed within the past five years. Most steam and hot water piping appeared to be original and some piping and insulation was in need of repair. The steam to hot water heat exchanger is original and is likely near the end of its useful life. Air Handling Units The basement boiler room mounted air handling unit has been in service for an indeterminate period of time (missing nameplate), but appeared as though it was at least 25 years old or more. The air handler and coils appear to have reached their useful life and should be replaced. The air handling unit coil pipes and valves are corroding and have some damaged insulation. In addition, piping lacks thermometers and various other gauges which are useful to observe system operation. Fan and Coil Units The fan and coil units and fin-tubed radiators and convectors, while many still appeared operational, have all reached the end of their useful life and should be replaced. Exhaust Fans The exhaust fans appear to be in fair to poor condition but operability could not be determined at the time of survey. They have all reached the end of their useful life and should be replaced.

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Condition Assessment Report Section 4.2 Mechanical Systems

Heating and Ventilating The basement heating and ventilating unit appears to have reached the end of its useful life and should be replaced. HVAC Controls No central building automation system exists and while the existing pneumatic controls appear operational, they are old and should be upgraded to a modern DDC system. The accuracy and function of the existing controls system could not be fully determined at the time of survey. It is likely that service and calibration are necessary. Other Conditions •

Preventative maintenance procedures appeared to be fair.

•

The existing incinerator in the basement appeared to be unused.

Recommendations The following is a summary of our recommendations and opinion of cost. 1.

Arrest rust advancement by comprehensive application of corrosion-inhibiting paint to metal surfaces matched to metal type and environment throughout building. Surfaces need to be prepared in accordance with manufacturer’s instructions. This work should be scheduled for near-future accomplishment, in lieu of a multi-year program, to postpone metal failure. Opinion of cost: $4,220.00.

2.

Contract with a testing and balancing contractor to measure and adjust the air distribution and hydronic systems throughout the building. The results of the Testing and Balancing report should be used to determine modifications, repairs required for a comfortable environment. Opinion of cost: $28,500.00.

3.

Repaint or replace rusted diffusers and grilles. Opinion of cost: $6,300.00.

4.

Repair insulation on chilled water piping. Opinion of cost: $1,800.00.

5.

Install fire dampers where AHU supply and return ductwork penetrates rated walls. Opinion of cost: $15,320.00.

6.

Provide additional cooling and heating for added square footage of new building. Tie into existing chilled and hot water plants. Opinion of cost: $55,000.00.

7.

Demolish and remove incinerator. Opinion of cost: $5,500.00.

8.

Replace air handler. Opinion of cost: $35,000.00.

9.

Clean and replace old ductwork, re-insulate. Opinion of cost: $125,000.00.

10.

Replace duplex condensate pump. Opinion of cost: $9,000.00.

11.

Bring building up to current energy and mechanical codes. Opinion of cost: $115,000.00.

12.

Install new DDC control system comparable to DCPL specifications. Opinion of cost: $200,000.00.

13.

Provide new fan coils, control valves, balancing valves, piping connections for existing units. Opinion of cost: $25,000.00.

14.

Replace piping for both heating and chilled water systems. Opinion of cost: $250,000.00.

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Section 4.2 – Mechanical Systems

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Condition Assessment Report Section 4.2 Mechanical Systems

Photo M-1: Existing Steam Boiler

Photo M-2: Existing Air Handling Unit and Piping

Photo M-3: Incinerator

Photo M-4: Chilled Water Pump

Photo M-5: Condensate Receiver and Feedwater Pumps

Photo M-6: Hot Water Circulation Pumps

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Condition Assessment Report Section 4.2 Mechanical Systems

Photo M-7: Boiler Chemical Feeder

Photo M-8: Compressor and Controls Panel

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Photo M-9: Ceiling Mounted Fan Coil Unit

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Condition Assessment Report Section 4.2 Mechanical Systems

Photo M-10: Hot Water Radiator

Photo M-11: Round Ceiling Diffuser

Photo M-12: Thermostats

Photo M-13: Typical Room Exhaust Fans

Photo M-14: Air Cooled Chillers

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Section 4.2 – Mechanical Systems

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Section 4.3 Electrical Systems

Washington Highlands Branch Public Library Washington, DC

4.3

Condition Assessment Report Section 4.3 Electrical Systems

Electrical Systems

Description: Item BUILDING Building Construction Date

Description 1959

Service, Switchgear

The electrical service to the facility is provided by Potomac Electric Power Company (PEPCO). Secondary service conductors are routed through underground ducts to the 400-ampere, 208/120-volt, three-phase, four-wire main distribution panel board service via the wall mounted C/T cabinet with PEPCO metering. There is a central KWH meter, which is used to record electrical energy consumption by the building for billing purposes

Power Distribution

Electrical power is distributed throughout the building from the 400-ampere, 208/120-volt, three-phase, four-wire, panel board which is located inside the electrical equipment room in the basement. Typically, branch circuit panel boards are located on each floor. The majority of all the branch circuit panel boards were rated for 100-ampere with between 30 to 42 pole with 20-amps circuit breakers serving lighting, general receptacles and small miscellaneous mechanical load. Large mechanical equipment are served at 208 volts, 3 phase, others are served at 208 volts, single phase. Power was distributed using wiring in conduits. All wiring conductors are copper with thermoplastic insulation. Conduits that were visible were either galvanized rigid steel or galvanized electrical metallic tubes (EMT). Most feeders and branch circuits are installed concealed conduit system throughout the building. The entire power distribution system, which includes the panels, disconnect switches, enclosed circuit breakers, feeders and branch circuit wiring is nearly 50 years old. The reliability of the system is however dependent on good maintenance.

Emergency Power Distribution Systems

Lighting Systems

There is no evidence that any kind of preventive maintenance program was in place for this building. There is no independent emergency back-up power source in the building. Since there is no independent back-up power source in this building, complete power outage from the utility company means a total black out for the entire building. The facility is illuminated using both fluorescent and incandescent lamp fixtures. The typical recess/surface mounted commercial 1’x4’ and 2’x4’ acrylic lenses fluorescent lighting fixture with T12 lamp and electromagnetic ballasts are used on main level and surface mounted l’x4’ fluorescent and ceiling mounted incandescent lighting fixtures are used in lower level. The light fixtures in the common areas are incandescent ceiling mounted fixtures. The stairways illuminated by ceiling and wall mounted commercial incandescent lighting fixtures. Local switches controlled the interior lighting systems. The main feeder for the emergency white lights and exit signs fixtures is tapped ahead of main service switch. Exterior lighting consisted of building mounted HID lighting fixtures on the south side of the building and incandescent fixtures with wire guards on the east side of the building. Some of the exterior flood lights are controlled automatically by the timer switches with astronomical dial.

Wiring Devices

In general, there are enough general receptacles in facility

Fire Alarm System

The building is equipped with a conventional manual fire alarm system. There are only two (2) self-contained smoke detectors and a couple of audio device (bell).

Telephone System

Appears to be in good condition.

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Section 4.3 - Electrical Systems

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Condition Assessment Report Section 4.3 Electrical Systems

Recommendations The following is a summary of our recommendations. Opinion of cost for total Electrical Renovation: $220,000.00. Switchboard and Power Distribution A. The main panel board and associated branch circuit panel boards should be replaced with new panel boards. There was no evidence of damage from short circuits or overloads. No action is required by PEPCO for upgrading the electrical service. B. The wiring appeared to be in good condition. No problems were noted. Conduits, where visible, were in good condition. C. The elevator disconnect switch located in the elevator machine room should be replaced with a new shunt trip type disconnect switch. D. Replace existing lighting fixtures 1’x4’ and 2’x 4’ with new lighting fixtures with energy saving lamps and ballast (T8 & electronic ballast) E. Replace branch circuit panel boards throughout. F. Generally, the branch circuit wiring can be reused and extended to new device locations as required. Emergency Power Distribution Systems There is no requirement for an emergency generator power system installed for this facility building. However, multiple individual batteries and inverters will be provided to support the new emergency lighting and fire alarm system. A minimum of 90 minutes capacity supply shall be required for all the emergency batteries. In addition, power supply (tap a head of main service switch) shall be specified for the fire alarm control panel as required by DC Fire Codes. Emergency Lighting (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing) A. All emergency fluorescent lighting fixtures in the egress path should be provided with emergency ballast as required by code. B. Replace all existing exit sign lighting fixtures with LED type and battery pack unit lighting fixtures. Upon loss of the local white light circuit, the DC powered exit sign lamps and the emergency egress lights illuminate and provide at least one foot-candle maintained illumination. Fire Alarm System (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing) We recommend replacing the entire existing Fire Alarm System to meet the current code is as follows: A. Provide all the visual devices with new devices that are ADA compliant per current code requirements. B. Provide fire alarm audio/visual devices throughout the building. C. Provide a heat detector in the elevator machine room and duct-mounted smoke detectors shall be installed in the return and supply ducts of all air handling systems having air flow greater than 2000 cubic feet per minute. D. Provide all fire alarm smoke detectors throughout the building. Setty & Associates, Ltd.

Section 4.3 - Electrical Systems

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Condition Assessment Report Section 4.3 Electrical Systems

General Recommendations (if no overall renovation is undertaken) A. Replace all existing 2’x 4’, 1’x 4’, and industrial strip lighting fixture lamps and magnetic ballast with type T8 and electronic ballasts. B. Replace all existing receptacles. C. Replace existing incandescent lamp with new fluorescent lamp at all areas. D. Properly secure all existing wiring/conduit as required throughout the entire building.

Photo E-1: C/T Cabinet Meter and Distribution Service Panel

Photo E-2: Main Distribution Service Panel

Photo E-3: Branch Circuit Panel

Photo E-4: Lighting – Main Level

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Condition Assessment Report Section 4.3 Electrical Systems

Photo E-5: Lighting – Lower Level

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Section 4.3 - Electrical Systems

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Section 4.4 Plumbing Systems

Washington Highlands Branch Public Library Washington, DC

4.4

Condition Assessment Report Section 4.4 Plumbing Systems

Plumbing Systems

Description Item BUILDING Building Construction Date Domestic Hot and Cold Water System

Storm Water Drainage System

Sanitary Drainage System Natural Gas System

Description 1959 City water enters the building and is distributed to each plumbing fixture via a copper piping system. A 2” cold water service to the building is tapped from an 8” city water main on South Capitol Terrace. The building water meter is located adjacent to the building in a grassy area between the building and the street. Domestic water lines appear to be original to the building. Domestic hot water for the building is generated by a State Select natural gas water heater of 73 gallon storage capacity. Recovery rate of the water heater is 76.8 gallons per hour with a 75MBH input. Water heater installation is circa 2003. Interior roof drains pipe to a gravity cast iron piping system. There are five (5) interior roof drains, one each of 6”, 5”, and 4” diameter as well as two of 3” diameter. Additionally, there are three downspouts at the edges of the roof which drain through downspouts to splash blocks on the ground. The storm drains combine to form a 10” storm sewer line that ties into a 24” city storm sewer line on Atlantic Street, SW, at invert elevation approximately 83’. A gravity cast iron piping system consisting of pipe sizes 2”, 3”, 4” and 6”. The 6” building sanitary discharge pipe connects to 10” city sanitary sewer main on South Capitol Street at approximate invert elevation of 81’. Natural gas service is provided to the building via connection along South Capitol Terrace, also where the gas meter is located.

Condition BUILDING Domestic Hot and Cold Water System: The domestic hot and cold water piping was in fair condition. No problems were noted. The building domestic hot water heater is four to five years old. The heater is in good operating condition. The water heater will reach the end of its life cycle within the next fifteen years and replacement should be anticipated at that time. The plumbing fixtures, while most were old and not of the newer, water conservation type, appeared to be in good, working condition. The public and staff bathrooms do not meet ADA requirements. Some of the water coolers appeared to be newer and were in good condition, others needed replacement. Storm Water Drainage System: The building storm water drainage system was in fair to poor condition and some repair work is necessary. Significant roof leakage was noted throughout the building, and is likely to be at least partially the result of significant water pooling on roof during and after a rain event. Almost all roof drains were clogged to some extent, and in some areas the lowest level of the roof had sunk below the level of roof drain, which caused pooling around many of the drains. Sanitary Drainage System: No problems were noted or brought to our attention. Setty & Associates International, PLLC

Section 4.4 – Plumbing Systems

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Condition Assessment Report Section 4.4 Plumbing Systems

Recommendations 1.

Replace entire plumbing piping systems. Opinion of cost: $85,000.00.

2.

Replace all fixtures. Opinion of cost: $25,000.00.

3.

Upgrade water heaters for new spaces and current codes. Opinion of cost: $10,000.00.

4.

Replace all roof drains and storm water piping. Opinion of cost: $65,000.00.

Photo P-1: Water Heater

Photo P-2: Typical Storm & Sanitary Piping

Photo P-3: Boiler Room Drain

Photo P-4: Water Cooler

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Condition Assessment Report Section 4.4 Plumbing Systems

Photo P-5: Plumbing Fixtures

Photo P-6: Plumbing Fixtures

Photo P-7: Rooftop Water Pooling

Photo P-8: Roof Drain

Photo P-9: Rooftop Water Pooling

Photo P-10: Rooftop Water Pooling

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Section 4.4 – Plumbing Systems

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Section 4.5 Fire Detection, Alarm and Suppression System

Washington Highlands Branch Public Library Washington, DC

4.5

Condition Assessment Report Section 4.5 Fire Detection, Alarm and Suppression Systems

Fire Detection, Alarm and Suppression Systems

Description Item Building Construction Date CONSTRUCTION Occupancy Footprint Area Height Total Area Exterior Walls Interior Walls Shafts Floor Slabs Ceiling Roof FIRE PROTECTION SYSTEMS Fire Alarm Model Addressable (Y/N) Power source Notification Appliances ADA Compliant (Y/N) Pull Stations (Y/N) Waterflow (Y/N) Tampers (Y/N) HVAC Detection (Y/N) Elevator Recall (Y/N) Elevator Shutdown (Y/N) Smoke Detection (locations) Heat Detection (locations) Other Sprinkler System Fire Extinguishers

Description 1959 Public Use Approx 11,500 SF Basement + 1 Story Approx 17,200 SF Masonry brick and masonry block Concrete masonry unit Concrete masonry unit Reinforced concrete Suspended acoustical tile and painted plaster Built up Manual No 120 Volts Bells No Yes No No No No No Yes, kitchenette, various corridors, basement meeting room No Local signal only, not tied to Fire Dept None 10 lb. ABC or equivalent

Note: Corridors used as return air plenum. For conditions and recommendations, see Mechanical.

Condition FIRE PROTECTION SYSTEMS The existing manual fire alarm system is approximately 50 years old, lacks visual strobe devices, and all building smoke detectors are self contained. The following deficiencies were noted regarding the building’s fire protection systems: • Visual fire alarm strobe devices to comply with ADA requirements. • Adequate smoke detection capabilities. • Air handling equipment smoke detection monitoring. • Smoke and/or heat detectors in areas including equipment rooms, storage rooms, elevator and machine room.

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Section 4.5 – Fire Detection, Alarm and Suppression System

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Condition Assessment Report Section 4.5 Fire Detection, Alarm and Suppression Systems

LIFE SAFETY The following deficiencies were noted regarding the building’s life safety features: • Missing posted emergency plan. • Exit signs with battery backup. Recommendations The following is a summary of our recommendations and opinion of cost. 1. Install a fire protection system for entire building with fire pump to bring building up to current codes. Opinion of cost: $125,000.00. 2. Install a new fire alarm system. Opinion of cost: $80,000.00.

Photo F-1: Typical Pull Station

Photo F-2: Typical Fire Extinguisher

Photo F-3: Typical Exit Signage

Photo F-4: Typical Fire Alarm Bell

Photo F-5: Typical Smoke Detector Setty & Associates International, PLLC

Section 4.5 – Fire Detection, Alarm and Suppression System

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Section 5.0 Building Site Improvements

Washington Highlands Branch Public Library Washington, DC

5.0

Condition Assessment Report Section 5.0 Building Site Improvements

Building Site Improvements

Description Item Building Construction Date 5.1 Grading and Drainage Topography Flood Hazard Drainage Features 5.3 Roadways and Parking Lots Asphalt (area/age) Concrete (area/age) Other (area/age) Parking Count Curb & Gutter Material(s) Length Concrete Truck Pads Total Area Loading Docks Dumpsters/Compactors Number Surface Approach 5.4 Pedestrian Paving Sidewalks on property Material(s) Area Other 5.5 Site Development Retaining Walls Site Walls Fences Other 5.6 Landscaping Lawn Area Planting/Shrub Area Trees Other

Description 1959 Steep cross slope from west downward. Front lawn drains back toward bldg. Some flooding reported in below grade spaces Drainage from west to east, surface inlet in parking lot 680 s.y. 125 s.y. None observed 21 Cars

(original) (original)

Concrete Approximately 32 l.f. None None None Dumpster in parking lot 1 Asphalt Asphalt 40 LF Concrete 4.5’ wide 120 sf public

12’-14’ high x 12” concrete retaining wall-210 LF 16” x 4’-8’ Brick retaining wall 70 LF, 12” Average 5’ high steel fences and gates 580 LF

Grass in front and rear yards, 13,400 SF Moderate, primarily at front entrance 2- NE sector of yard 3 brick planters

Condition 5.1

Grading and Drainage

Topography and drainage features are good to poor. Front area slopes back to building. Side areas have retaining walls with out weep holes to relieve hydrostatic pressure. Flooding in the basement has occurred.

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Section 5.0 – Building Site Improvements

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5.2

Condition Assessment Report Section 5.0 Building Site Improvements

Erosion Control

No specific erosion control measures were observed. 5.3

Roadways and Parking Lots

Severe cracking over entire area. Needs milling. 5.4

Pedestrian Paving

Sidewalks are cracked, uneven, exposed aggregate. 5.5

Site Development

Retaining walls are 12’ high with cracking in several locations. No weep holes are provided to relieve hydrostatic pressure. Efflorescence was observed in parts of the external wall. Brick planters are provided along the front entrance. The planters are cracked and damaged and in poor condition. 5.6

Landscaping

The landscaped area (13,400 sf) was composed mainly of established trees and grass ground cover. Both the existing trees and the grass areas were in fair condition. Recommendations The following is a summary of our recommendations and opinion of cost. 1. Waterproof basement. Opinion of cost: $20,000.00. 2. Resurface parking lots, resurface/restripe. Opinion of cost: $35,000.00. 3. Provide an allowance to upgrade the landscaping and fencing. Opinion of cost: $50,000.00. 4. Demolish and re-pour sidewalks. Opinion of cost: $25,000.00. 5. Corrective action to retaining wall. Opinion of cost: $10,500.00. 6. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost: $45,000.00. 7. Paint all steel handrails, clean fencing and paint gate. Opinion of cost: $2,000.00. 8. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost: $45,000.00. 9. Apply acid wash to the effected area to remove efflorescence. Apply silicon coating to cracks to avoid water penetration in future and prevent efflorescence. Opinion of cost: $2,500.00.

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Condition Assessment Report Section 5.0 Building Site Improvements

Photo BS-1: Cracking Asphalt Parking Lot

Photo BS-2: Sloping Ground towards Building

Photo BS-3: Retaining Wall Cracking and Effervescence

Photo BS-4: Sidewalk Cracking and Aging.

Photo BS-5: Brick Wall Cracking

Photo BS-6: Sloping Ground towards Building

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Section 5.0 – Building Site Improvements

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Photo BS-7: Brick Wall Cracking

Condition Assessment Report Section 5.0 Building Site Improvements

Photo BS-8: Sidewalk Uneven, showing Aggregate.

Photo BS-9: View of the Cracked Concrete Paving

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Section 5.0 – Building Site Improvements

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Section 6.0 Accessibility Issues

Washington Highlands Branch Public Library Washington, DC

6.0

Condition Assessment Report Section 6.0 Accessibility Issues

Accessibility Issues

Description Item Building Construction Date 6.1 Accessible Entrance Off-site Access

Drop-off Areas Surface Parking Parking Garage Primary Entrance

Secondary Entrance Other Entrances 6.2 Access to Goods and Services Horizontal Circulation Interior Doors Stairs 6.3 Access to Restrooms Men’s

Women’s

6.4 Elimination of Remaining Barriers Drinking Fountains Telephones Mail Boxes/Controls Alarms

Setty & Associates International, PLLC

Description 1959 Dense suburban setting; public transit available (bus); concrete sidewalks with curb cut at Atlantic Street and South Capitol Terrace, most common arrival modes are bus/vehicle to surface parking lot at rear. No accessible entrance is provided at the rear parking lot. There is no accessible route to the front entrance. No drop off area is provided. On-street parking, one accessible curb cut at the corner of Atlantic Street and South Capitol Terrace. Public sidewalk is too steep for proper access. Asphalt surface parking lot at the rear of the building. At total of approximately 20 spaces available, no accessible spaces or signage. No curb cuts available between parking lot and entrance. No accessible directional signage. No parking garage provided. A total of 2 main building entrances. Main entrance to library from Atlantic Street, SW. A ramp is provided but does not have the proper railings and handrails. The entrance door provides 32” clear width and the door has an automatic opener with a walking mat activator. Rear entrance to 1st floor is elevated two steps and is not accessible. Entrance is to interior stairs which are not compliant. Provide an accessible ramp to gain access to the library from the rear parking area. Not applicable. Primary entrance provides access to main lobby and 1st floor corridor. 48” wide corridors, doors are less than 32” wide, carpet in lobby and resilient vinyl tile in corridors. No directional or ADA-AG information signage 29” wide clear openings, knob handles at 38” above floor. No ADA-AG compliant informational signage. Elevator provides access to both floors but the elevator cab and controls are not accessible. Concrete stairs with metal railings, non compliant extensions. One men’s public restroom on each floor (one additional employee restroom on the main floor), typically 2 lavatories, 1 water closet, 2 urinals. 29” door clear width with improper signage, knob handles. 24” stall width door, insufficient toilet stall width, knob handles on lavatory and no insulation. There is not sufficient space within the toilet rooms to provide the required 5 foot diameter turning clearances. One women’s public restroom on each floor (one additional employee restroom on the main floor), typically 2 lavatories, 2 water closets. 29” door clear width with improper signage, knob handles. 24” stall width door, insufficient toilet stall width, knob handles on lavatory and no insulation. There is not sufficient space within the toilet rooms to provide the required 5 foot diameter turning clearances. Fountains located in basement and first floor corridor not ADA-AG compliant. Not applicable. Not applicable. Limited audible alarms. Visual alarms are not provided.

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Condition Assessment Report Section 6.0 Accessibility Issues

Condition 6.1

Accessible Entrance

The overall accessibility of the building is poor. The building is located in a dense suburban environment between Atlantic Street and South Capitol Terrace. Bus access is located nearby. Routes to and from public transportation are concrete with some being severely challenging, but accessible. The most common arrival mode and location is by bus or vehicle to a rear parking lot. There are approximately 20 on-site surface parking spaces and limited on-street parking. No accessible parking spaces are provided. Paths of travel are generally cast-in-place concrete of adequate width, inadequate slope, and no protrusions. The primary entrance to the building is on Atlantic Street. The approach to the main entrance is not accessible. The entrance doors are accessible (see photo A-1). The back entrance requires the use of stairs and would require major renovations for accessibility to disabled patrons (see photo A-10). 6.2

Access to Goods and Services

Once inside the building, horizontal and vertical circulation is partially accessible via a single passenger elevator serving both floors. The elevator is not fully accessible in accordance with ADA-AG. Interior doors have inadequate width and knob hardware on most doors provides barriers. Stairs are generally accessible but require railing modifications. Both interior and exterior directional and informational signage is inadequate or non-existent. 6.3

Access to Restrooms

Restrooms are located on each floor, but none are designated as accessible. Doors are 29” wide and have knobs. Restroom features do not meet current ADA consideration in the original designs; restroom features do not meet current ADA-AG guidelines. Significant modifications or construction of separate unisex accessible restrooms are required. 6.4

Elimination of Remaining Barriers

Drinking fountains are located on each floor, but are not accessible. There are no visual strobe alarms in the building. Emergency notification is inadequate. Recommendations The following is a summary of our recommendations and opinion of cost. 6.1

Accessible Entrance

Government or Code Mandated 1. Provide standard accessible and van accessible parking spaces. Opinion of cost: $3,200.00. 2. Provide an accessible ramp to gain access to the library from the rear parking area. Opinion of cost: $30,000.00. 3. Reconfigure the front entrance ramp to fully comply with the ADA including slope, handrails, curbs, and railings. Opinion of cost: $18,000.00. 4. Provide an allowance to provide an accessible ramp from the flagpole and bike rack area adjacent to the main entrance. Opinion of cost: $15,000.00.

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6.2

Condition Assessment Report Section 6.0 Accessibility Issues

Access to Goods and Services

Government or Code Mandated 1. Provide an allowance to provide a complete accessible Braille signage for all permanent rooms as well as directional and informational signage. Opinion of cost: $10,000.00. 2. Remove all inaccessible door knob hardware and provide accessible lever type hardware (see photo A-5). Opinion of cost: $15,000.00. 3. Reconfigure the double leaf meeting room doors to provide one leaf that has a 32" wide clear width. Opinion of cost: $10,000.00. 4. Relocate all light switches, thermostats, and fire alarm pull stations to 48" above the finished floor. The existing devices are located at 64" a.f.f and are not accessible. These devices will be difficult to lower as the walls are concrete block. Opinion of cost: $20,000.00. 5. Provide the proper handrail extensions to the stairs to be fully accessible for the disabled. (see photo A-2) Opinion of cost: $8,000.00. 6.3

Access to Restrooms

Government or Code Mandated 1. Provide an allowance to upgrade the 6 existing restrooms to fully comply with the ADA. It should be understood that due to the current site restraints the additional square footage required may not be feasible. Opinion of cost: $210,000.00. 6.4

Elimination of Remaining Barriers

Government or Code Mandated 1.

Install ADA-AG compliant strobes in restrooms. Opinion of cost: Included above.

2.

Provide an allowance to install an accessible hi/lo drinking fountain (see photo A-4). Opinion of cost: $7,000.00.

Photo A-1: View of the Accessible Main Entrance Doors

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Photo A-2: View of the Inaccessible Stair Handrails

Section 6.0 – Accessibility Issues

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 6.0 Accessibility Issues

Photo A-3: View of the Inaccessible Elevator

Photo A-4: View of the Inaccessible Drinking Fountain

Photo A-5: View of Inaccessible Door Knob Hardware

Photo A-6: View of Inaccessible Public Toilet Stall

Photo A-7: View of The Inaccessible Fire Alarm Pull Station

Photo A-8: View of the Typical Inaccessible Sink/Urinal

Setty & Associates International, PLLC

Section 6.0 – Accessibility Issues

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Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 6.0 Accessibility Issues

Photo A-9: View of The Inaccessible Flagpole/Bike Rack Area

Photo A-11: View of the Inaccessible Front Entrance

Setty & Associates International, PLLC

Photo A-10: View of the Inaccessible Rear Entrance

Photo A-12: View of the Accessible Curb Cut

Section 6.0 – Accessibility Issues

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Section 7.0 Safety/Security

Washington Highlands Branch Public Library Washington, DC

7.0

Condition Assessment Report Section 7.0 Safety/Security

Safety/Security

Description Item Building Construction Date 7.1 Intrusion Detection Electronic Burglar Alarm 7.2 Steel Window Screens Ground floor windows

Description 1959 Existing Senitrol system with control panel, keypad, magnetic door contacts Windows located at ground level in rear of building are protected with steel screens.

Condition 7.1

Alarm System

The existing alarm system was installed in 2000 and appears to be in operable condition. Recommendations: New alarm system to incorporate latest technology and new additions. Opinion of cost: $25,000.00.

Setty & Associates International, PLLC

Section 7.0 – Safety/Security

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Section 8.0 Hazardous Materials

Washington Highlands Branch Public Library Washington, DC

Condition Assessment Report Section 8.0 Hazardous Material

8.0 Hazardous Materials Description Item Building Construction Date 8.1 Building Materials Suspected ACM 8.2 Fuel and Chemical Storage Underground Fuel Tank 8.3 Other Materials

Description 1959 Information not available Previous report stated 2,000 gallon underground storage tank None

Condition 8.1

Building Materials

The condition of the suspect ACBM such as ceiling tile, floor tile, and wallboard is fair to good. It is understood that OPM has in-hand, a HazMat study indicating the nature and status of potential materials in the building. Therefore no recommendations are made in this report. 8.2

Fuel and Chemical Storage

The previous report states that a 2,000 gallon underground storage tank is provided. The condition of the UST is unknown. 8.3

Other Materials

None Recommendations The following is a summary of our recommendations and opinion of cost. 1. Remove UST tank from site, grade and remediate any soil: $25,000.00.

Setty & Associates International, PLLC

Section 8.0 - Hazardous Materials

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SETTY & ASSOCIATES INTERNATIONAL, PLLC.

“Designing for the Next Generation of Building Systems”