1 EUCLID PUBLIC LIBRARY FACILITY ASSESSMENT FACILITY NAME Euclid Public Library DATE OF VISIT 03.10.2022 ATTENDEES Mark Benton | Bialosky Kaitlyn Boniecki | Bialosky Mike Huston | Bialosky Rick Albaugh | Bialosky David Fasula | Euclid Public Library Joe Immorlica | RFC Contracting Dave Bretland | RFC Contracting YEAR CONSTRUCTED [RENOVATIONS] 1958 [1966 ; 1985 ; 1998 ; 2013] FACILITY ADDRESS 631 E. 222nd Street Euclid, OH 44123 BUILDING SQ FOOTAGE [STORIES] 48,000 square feet [1 story]
2 INTRODUCTION AND PURPOSE OF ASSESSMENT The purpose of this assessment was to conduct a review of the existing facility to: • Determine the condition of major architectural, structural, mechanical, and electrical systems. • Document deficiencies identified by the Owner or discovered during investigations and to provide the Owner with options for corrections. • Prioritize critical needs, in order to assist the Owner with any efforts related to planning phased repairs. Bialosky Cleveland performed this evaluation by conducting the tasks listed below. Please note that the term “non-destructive” means that Bialosky Cleveland did not cut or patch walls, roofing, or floors to inspect concealed conditions. Bialosky Cleveland did not disassemble or rebuild any equipment to perform an invasive inspection. Evaluation included: • Review of existing drawings and other Owner supplied data. • Review of photo documentation obtained during our site visits, including photos of the building’s interior and exterior. • On-site non-destructive visual inspection of the site conditions surrounding the building. • On-site, non-destructive visual inspection of the building’s exterior envelope, including, but not limited to, exterior walls, and wall openings. • On-site, non-destructive visual inspection of roofs. • On-site, non-destructive visual inspection of the building’s interiors, including, but not limited to walls, partitions, ceilings, flooring, stairs, elevator, doors and cabinetry. • On-site non-destructive visual inspection of MEP building systems and equipment.
3 ABOUT THE EUCLID PUBLIC LIBRARY The Euclid Public Library is situated along E. 222nd Street, along with several other civic institutions that serve the city of Euclid. The library is sited just south of City Hall and is adjacent to the Euclid Memorial Park to the east. Due to post-war population growth, the library underwent a series of additions that expanded the original 1958 footprint of the facility. With the site’s tight boundaries, dedicated library parking is limited, though a municipal lot directly north is accessible to patrons. The library entrance is accessed from the small lot towards the east of the site with a pedestrian access from E. 222nd Street consisting of a walk along the front of the building to this lone entry point. The building is single-story with a footprint of approximately 48,000 square feet. The building consists of public meeting rooms, library staff offices, storage, reading areas, dedicated children’s area, and book stacks/storage. A drive-up book drop-off location is located on the eastern exterior face of the building while a walk-up version is located near the main entrance. The exterior is clad in masonry with large storefront windows, featuring several “pop-ups” along the roof - including a large clock tower. Photo 1 Location Map
4 EXECUTIVE SUMMARY ARCHITECTURAL The Euclid Public Library (EPL) is in generally fair condition. The envelope and structure appear to be in good condition, however there are some areas of significant water infiltration/damage that will need to be addressed. ADA accessibility is a concern, with issues of non-compliance present in and around the building. Most of the loose furniture appears to be worn throughout/showing stability concerns and should be considered for total replacement. Finishes, including flooring, wall treatments, ceilings, and cabinetry, are in generally good condition. Under-carpet wiring has proven to be a fire hazard and should be completely removed. Fire exit routes and doors are obstructed in most of the library space and will need to be addressed for life safety concerns. SITE Entry to the library is at-grade, but heaved curb cuts and pavement deterioration has made accessibility a concern. The sidewalk around the building is in fair condition, with some areas in need of repair and/or replacement. The main parking lot requires attention, especially in terms of patching deteriorated areas and re-striping. Parking onsite is limited, however a municipal lot directly to the north has also been used by patrons though no shared parking agreement is in place. Nicely kept, mulched planting beds line the north, east, and west facades of the building, however the exterior is showing some staining from these planting beds. The site also appears to have some grading issues with some areas near the building being graded too high to drain properly/away from the building’s foundations. MECHANICAL The mechanical equipment and systems are in poor to fair condition throughout the building. Most of the equipment is at or past the end of its expected useful service life and in need of replacement. The heating hot water system needs a major overhaul to correct a widespread issue with leaking fittings throughout the building, in addition to needing replacement of the equipment (boilers, pumps, accessories). The rooftop air condition units (RTU) providing cooling and ventilation are also at the end of their useful life and functioning at a minimally acceptable level and need replacement, along with the downstream variable air volume (VAV) terminal boxes. The building needs a complete replacement of the existing HVAC in the near term to function properly. PLUMBING The plumbing infrastructure for the building is in fair condition with multiple issues in need of investigation and repair, primarily related to the piping from the original 1956 building. The original underground sanitary mains need to be scoped for deterioration to resolve issues with poor drainage. In addition, the plumbing fixtures are at the end of their useful service life and need to be replaced in the short term. There are also several smaller issues in need of permanent correction, such as leaks with the exterior hose bibbs and fire protection lines, improperly functioning timer for the domestic hot water recirculation pump, etc. The building needs a significant renovation of the plumbing
5 systems (piping, fixtures, etc) in the short term to address these issues identified in the report. ELECTRICAL The Euclid Public Library is a well-maintained facility. The incoming distribution is holding up well, but there are a few areas that need attention: Lighting and lighting controls are older technology and replacement with LED lighting will decrease the energy consumption. The Fire Alarm panel and devices are older and should be replaced with a newer Addressable system and a back-up generator for the Emergency Lighting, Fire Alarm, Security and IT systems will be beneficial in the event of a prolonged power outage. CONTENTS INTRODUCTION AND PURPOSE OF ASSESSMENT........................................................................... 2 ABOUT THE EUCLID PUBLIC LIBRARY ................................................................................................... 3 EXECUTIVE SUMMARY ................................................................................................................................... 4 FINDINGS............................................................................................................................................................... 6 1.0. SITE .............................................................................................................................................................. 6 2.0. ARCHITECTURAL –EXTERIOR.......................................................................................................13 2.1. ARCHITECTURAL – CODE ISSUES ..........................................................................................22 2.2. ARCHITECTURAL – INTERIORS/FINISHES ........................................................................ 26 3.0. MECHANICAL.......................................................................................................................................33 4.0. PLUMBING ............................................................................................................................................ 39 5.0. ELECTRICAL ........................................................................................................................................ 45 6.0. SUMMARY/GENERAL ......................................................................................................................53
6 FINDINGS 1.0. SITE A. Pavement – Vehicular The library has limited access to public/staff parking due to the limitations of the site’s property lines. While there is a large municipal to the north, where library patrons frequently park, there is no shared formal parking agreement with the city formalizing this ad hoc arrangement. The team was made aware that there was a prior shared parking agreement with the Board of Education to the south, however this agreement is no longer in effect. The public parking area is located near the main entrance and features several handicappedaccessible spots, though there are no curb cuts in front of these spots to aide access, so wheelchair bound patrons are forced to negotiate their way through the drive lane to make their way to the curb cut near the main entry. The pavement is deteriorated in some spots and shows evidence of prior patches/work. Remnants of old striping remain, especially in the handicap spots, which may cause confusion. The staff parking area is located south of the drive-up book drop-off loop. This lot is in better condition than the public area with little signs of patches/work. Curbs along both lots and drive aisles are deteriorated in some locations and in need of replacement. Potholes located on the access drive from the city’s parking lot could cause damage to library and patron vehicles. Photo 2 View of library parking lot (note degraded striping at ADA spaces) Photo 3 Exposed rebar in concrete curb, located in staff parking lot Photo 4 Potholes on library access road (off library property) Photo 5 The staff parking lot appears to be in good condition
7 Recommendations: S1.01 Grind, resurface, and restripe public parking lot and entry drive. S1.02 Grind, resurface, and restripe drop-off loop and staff parking lot. Add directional arrows to drop-off loop. S1.03 Test and clean existing catch basins as required. S1.04 Repair/replace damaged curbs. S1.05 Coordinate repairs to adjacent paving, off EPL property, with City to prevent damage to patron/staff vehicles from existing potholes. S1.06 Consider obtaining a permanent agreement with the City for the use of their lot for library patron parking to ensure long-term adequate spaces are provided. S1.07 Consider re-entering shared parking agreement with Board of Education to provide long-term staff parking and additional patron parking.
8 B. Pavement - Pedestrian While generally in fair condition, the pedestrian sidewalks show some shifting/settling that pose tripping hazards to patrons. There are moments of accent brick pavers laid in a basketweave pattern – these are in good condition with only a few in need of attention to minimize tripping hazards. Recommendations: S2.01 Reset/replace loose or damaged concrete along public walkway. S2.02 Reset brick pavers to provide even surface to prevent tripping hazards. S2.03 Replace accessible ramps with new ones and ensure that ramp is flush with parking lot to prevent tripping hazards and adhere to accessibility guidelines. Photo 6 Existing ADA parking does not have curb cuts along front sidewalk Photo 7 Existing ADA curb cut is not flush with pavement, creating a tripping hazard Photo 8 Some uneven pavers create tripping hazards, as seen here
9 S2.04 Install accessible ramps in sidewalks at ADA spaces and front entry (total of 3 locations) C. Landscape The north, east, and west facades of the library have nicely kept planting beds that extend to the perimeter of the building. These areas are mulched and feature a variety of shrubs and trees. Dark mulch, dirt, and no gutters in some locations have caused staining along the perimeter of the building. There are a few plants that are dead or dying and need replaced.. There are a number of small/medium trees located in the planting beds. A few large trees sit across from the building on the north side on the other side of the walkway. There is no evidence that plant roots are causing issues to the walkway or to the building’s foundations. Drainage appears to be an issue, as it appears the grade is too high or misdirected in a number of locations which can cause issues at the base of the building. High grade also results in buried weep holes for the brick veneer, which traps moisture and may cause damage to the walls if not addressed. Photo 9 Staining on the exterior caused by mulch/dirt Photo 10 Staff have created drainage paths to assist water movement
10 Recommendations: S3.01 Address any overgrown vegetation and growth between pavers in walkway. S3.02 Regrade planting beds to drain away from building in all locations. S3.03 Remove 1’-0” wide strip of mulch from perimeter of building and replace with stone similar in color to prevent staining/water issues. S3.04 Add additional crushed stone surrounding the perimeter of the mechanical enclosure to improve accessibility for repair staff. Fill in thin/bare patches of crushed stone along southern façade. S3.05 Remove metal divider between stone and lawn at southern façade to prevent tripping hazards. S3.06 Remove all dead/dying vegetation and replace with new. S3.07 Address deer-caused damage at trees. Consider using tree wraps during months of increased deer presence. S3.08 Address high grade areas where façade weeps have been buried. D. Site Furnishings Due to the limited nature of the site, there is not much space for exterior furnishings. However, the lighted bollards are in need of attention as it was Photo 11 Deer-caused damage is present at a number of trees Photo 12 Exposed weed barrier at southern side of building
11 noted that patrons lean/push on these fixtures and knock them over – thus causing a safety hazard to both patrons and maintenance staff who are tasked with repair of these powered bollards. Some exterior benches are showing some issues with proper anchoring to the pavers/ground. Two large, stone trash cans located at the front entrance are cracked and improperly anchored. Bowing and/or broken chain link fence towards the east side of the building poses safety hazards and detract from the overall appearance of the library. There are two bike racks at the front of the building that are in decent condition, however offer limited space for bike parking. The mechanical screening on the south end of the building is a wooden fence/gate structure that is showing wear and damage at the gate. Photo 13 The lighted bollards have been repaired numerous times but continue to pose a hazard Photo 14 View of one of the bike racks Photo 15 Patrons sit on fence and cause damage Photo 16 A view of the wooden mechanical enclosure
12 Recommendations: S4.01 Remove and replace all existing illuminated bollards. S4.02 Replace all existing exterior benches. Ensure proper anchoring to ground. S4.03 Replace trash cans at front entry with (1) trash and (1) recycling bin that are property secured to the pavement. S4.04 Remove existing chain link fencing and replace with decorative aluminum fencing that would prevent patrons sitting on the top bar. S4.05 Remove existing mechanical screening at southern end of the building. Replace with new board-on-board enclosure with lockable gate.
13 2.0. ARCHITECTURAL –EXTERIOR A. Walls & Chimneys With the exception of several large storefront windows, the majority of the exterior façade of the library is masonry. Due to the various renovations and expansions of the library, there are visible breaks in mortar joints where old/new brick meet or where openings (windows, doors) were present in the past. One of the biggest concerns for the masonry of the building is the lack of/improper placement of weeps to allow for air flow to assist in drying out the brick after rain events. In some locations, weeps are not present or may be covered by the dirt or mulch of the landscaping. There are some openings that appear to be weeps but may in fact be missing mortar that would permit insects and other pests to enter the building. While a portion of the building was recently tuckpointed, a majority of the building still remains untouched and some areas indicate they are in need of repair. At the front entrance, the stone columns/pillars are showing cracking which may indicate water infiltration beginning at the stone cap. Cracking is present at other locations around the building, including at the top of several parapets along the north façade and at deteriorating lintels above window/door openings where the lintels expand as they rust, causing mortar failure and brick cracking. As mentioned in the Site section, dark colored mulch and dirt have left unsightly staining on the building’s exterior. The chimney is in fair condition, however there is visual staining where vents are installed. The chimney also has a number of electrical components attached to it. The southern elevation’s aluminum fascia and soffit panels are deteriorated and in need of replacement. Photo 17 No weeps are installed on this section of masonry near the main entrance Photo 18 Missing mortar allows pest infiltration
14 Photo 19 Cracking along stone cap at parapet Photo 20 New caulk should be installed at the base of masonry walls/columns Photo 21 A small portion of the building has been tuckpointed, but a majority has not been addressed Photo 22 The chimney shows some staining due to rusted vents
15 Recommendations: A1.01 Repoint approximately 25% of masonry walls. A1.02 Uncover and/or repair weeps in masonry walls. Ensure proper location of existing weeps and provide new ones where missing. A1.03 Properly flash stone caps at front columns and repair split-face stone where cracked. A1.04 Properly flash stone caps at pilasters/parapets and repair split-face stone where cracked. A1.05 Re-caulk at the base of all masonry walls where it meets pavement. A1.06 Engage pest control consultant to address pest infiltration issues. A1.07 Investigate cause of column cracking at entry pergola and correct issue. Photo 23 Cracking is present at the columns near the main entrance Photo 24 Efflorescence is present on the stone at the west facade of the building
16 B. Structure: Foundations There were no visible foundations to inspect during the site visit C. Floor Slab Several portions of the library’s floor were noticeably sloped/uneven, indicating some shifting or settling occurring at the building’s foundations in a select number of locations, noticeably in the IT office and outside the Quiet Room. Chronic and significant cracking was seen at the loading dock drain near the first set of exit doors, indicating an issue that has yet to be properly addressed. Recommendations: A3.01 Remove floor finishes in areas where surfaces are uneven and investigate condition of slabs in these locations. A3.02 Investigate floor drain/settlement at loading dock and repair drain/floor. Photo 25 Chronic cracking around floor drain Photo 26 Uneven floor causes Quiet Room door to get caught on carpet .
17 D. Roofing The existing roof is a collection of different assemblies, including a portion at the southwest that is a fully adhered, two ply SBS (Styrene-Butadiene-Styrene) membrane that was installed in 2010. The balance of the flat roof areas is a ballasted built-up system that likely dates from the 1998 renovation project. In addition to these components, there are several sloped roofs that are capped with standing seam metal panels. Photovoltaic (PV) panels are installed in several areas of the roof that sit on aluminum frame structures that are weighted down with concrete blocks. The arrangement restricts the flow of water toward roof drains in areas. The existing ballasted roof areas appear to be near the end of their lifespan and consideration should be given to full replacement in the near future. The portion of the roof with the SBS membrane has several areas where the tapered insulation was not installed with sufficient pitch and ponding is occurring in some areas (refer to Photo 29). This will cause premature failure of the membrane. When the ballasted roof areas are replaced, it is recommended that these areas are addressed at the same time. The existing metal door and adjacent wall panels at the clock tower are deteriorated and should be replaced. Refer to Photo 30. Photo 27 Overall roof plan (note PV arrays)
18 Recommendations: A4.01 Consider engagement of a roofing consultant to core the existing built-up roofing in selected areas to assess condition of membrane and insulation. Pending outcome of this investigation, consider replacement of all existing ballasted roof areas. A4.02 Address ponding issues at existing SBS roof by removing the roofing membrane, replacing insulation with properly tapered insulation, and/or adding new roof drain(s). Photo 29 Ponding at SBS membrane near roof drain Photo 30 Deteriorated clock tower door and metal soffit Photo 28 Deteriorated asphalt expansion joint
19 A4.03 Adjust placement of PV array ballasting to allow proper roof drainage. E. Windows There are two types of windows present in the building: large storefront windows and small casement windows (some being operable). With the exception of some water infiltration issues, the windows are in fair condition. From the interior, the large storefront windows at the north façade of the building are not properly conditioned/sealed and therefore create cold pockets of air and fogging was present on one window in the Children’s area. Library staff commented that the weather stripping in these windows is decaying and not working properly and they have seen ponding on interior window sills during rain events. In the Children’s Area, several storefront windows are showing damage on the interior side of the frame, indicating an issue with moisture is present. Bubbling paint below the sill is also seen at these locations. The skylight at the building’s entry did not show evidence of issues with water infiltration at the time of the visit. At the casement windows, caulk around the window is pulling away from the frame, thus creating openings for water and/or pests to enter the building. Like many of the exterior doors, the lintels located above these windows are also in poor condition and in need of replacement. Flashing at the exterior sill of these windows are also damaged and in need of replacement/repair. Photo 31 Failed sill flashing causing damage to wall finishes in Children’s Area windows Photo 32 Degraded glazing seal and caulk Photo 33 Fogging was apparent at upper glazing Photo 34 Visible bowing of soffit above storefront
20 Recommendations: A5.01 Remove existing caulk at all curtainwalls and windows and re-caulk in a workman-like manner. A5.02 Remove and replace all rusted lintels with new galvanized lintels and install flashing and weeps at window headers. A5.03 Reglaze storefront systems to ensure proper gasket seals and replace glazing with failed desiccant strips. Storefront grid/frame to remain. Photo 36 Deteriorated lintel at window header Photo 35 Deteriorated flashing and caulk at window Photo 37 Previous window openings are visible on exterior Photo 38 Damaged flashing at window header
21 F. Exterior Doors The majority of the hollow metal doors around the exterior of the building are showing rust at the base of the frames and deterioration of the steel lintels located at the door header. Some doors are not flush with the floor/paving which allows moisture and pests to enter the building. The storefront door located at the main entrance of the library is in good condition, however it is recommended that the seals should be inspected as the other storefront window systems are showing leaks and deterioration. Photo 39 Rusting at exterior metal doors Photo 40 Poor seals at exterior metal doors allow water/pests to enter building Photo 41 Deteriorated lintel/cracking at door header Photo 42 Reseal main entrance to provide holistic fixes to storefront/curtain wall systems
22 Recommendations: A6.01 Replace all hollow metal doors and frames located at the exterior of the building. Properly flash and seal openings to prevent water infiltration. Paint doors to increase resistance to water and/or salt damage. A6.02 Remove and replace rusted lintels with new galvanized lintels at door headers. Flash and install weeps with proper drainage to ensure future integrity of new lintels. 2.1. ARCHITECTURAL – CODE ISSUES A. Life Safety While the building has emergency exit signage and lighting, there are a few significant shortfalls in terms of the physical placement of the exit signage and their lack of upgraded components. Several exit signs are located in hard-tosee locations, namely on ceilings located behind dropped ceilings/soffits and the organization and height of the library stacks do not allow for clear sightlines to these signs from all points throughout the library. Furthermore, most of these signs are not illuminated, making them even harder to spot. While no fire alarm test was conducted at the time of the facility visit, staff alerted us to the fact that some of the alarms are not audible – causing hard of hearing staff or patrons to not realize there is potentially a fire in the building. Some of the fire alarm lighting and equipment is updated while some has not been. In addition, the height of some stacks/storage racks may impede the proper function of the adjacent sprinkler heads. All of the fire exits are concentrated on the eastern side of the building with only one, poorly marked exit located at the center portion of the south side. Based on our interpretation of the building code, the current exit and furniture arrangement does not meet the requirements for common path of travel in the event of a fire or other emergency. There are no emergency exits along the northwest/western side. The presence of undercarpet wiring has also caused several fires within the library and needs to be immediately addressed. The facility does have fire extinguishers located throughout, all/most of which are clearly marked. Several doors, mainly in the larger meeting rooms, do not have the required panic hardware. Furthermore, many, if not all, of the rooms do not have a posted occupancy limit. This is especially important in the meeting rooms as the placement of exit doors are not properly distanced to provide exits that meet egress requirements. The smaller meeting rooms cannot exceed more than 49 people when combined due to this issue. The storage of gasoline and other hazardous materials in unventilated rooms poses an explosion hazard and should be addressed. Restroom hand dryers throughout the facility are dated and could contribute to the spread of germs and viruses. Intruder access control functionality was added to entry doors – refer to Electrical assessment for specifics.
23 Recommendations: A7.01 Provide additional fire exits to address common path of travel requirements for emergency egress. A7.02 Relocate existing or add additional fire exit signage to ensure visibility to exit pathways. Providing lower shelving may also help address this issue. A7.03 Install occupancy limit signs to meeting rooms to address capacity issues. Photo 43 A view looking towards the direction of egress - no egress signage is visible. Photo 44 A piece of burned carpet caused by faulty under-carpet wiring Photo 45 A view towards the only fire exit on the central southern side of the building – no egress signage is visible. Photo 46 Gas canisters/equipment being stored in an unventilated room attached to building
24 A7.04 Relocate gas canisters and other hazardous materials to a properly ventilated, detached storage location or install a flammables cabinet. A7.05 Provide panic hardware for doors at rooms where occupancy levels may exceed 49 persons. B. Handicapped Access As mentioned in the Site section, the accessibility concerns begin with the parking lot. There are no curb cuts at the sidewalk adjacent to the accessible spaces, so this condition forces wheelchair-bound patrons to travel through the parking lot to access the ramp near the main entry. Once they reach that ramp, they encounter an uneven transition between the pavers and the pavement that not only does not meet accessibility requirements, but it is also a tripping hazard. The raised flooring in the south west corner of the building also poses a tripping hazard to patrons, especially those with mobility limitations. All of the facilities restrooms are not ADA-compliant: the approach to the doors and the width of the stalls do not meet the necessary requirements. While some sinks may be accessible, they lack pipe insulation at the exposed piping. Several drinking fountains are in recessed, inaccessible openings and are not the proper height/equipment to meet requirements. Furthermore, the sink located in the staff break room is not accessible to those with mobility issues. Photo 47 Staff breakroom does not have an accessible sink Photo 48 The "accessible" stalls in the restrooms are typically too narrow
25 Recommendations: A8.01 Provide new, accessible sink in the staff break room. A8.02 Modify all restrooms for accessibility, including new appropriately sized stalls, grab bars, fixtures, sinks, door hardware, and door approaches. Consider the addition of automatic doors at public restrooms. Photo 49 Most drinking fountains are too tall or in recessed openings, therefore they are not accessible Photo 50 The door approach and push plate/hardware are not accessible Photo 51 The designated accessible curb cut is not flush with the pavement Photo 52 The raised floor poses tripping hazards and ramp slope exceeds accessible guidelines
26 C. Hazardous Material While there are no known materials like asbestos or lead in the building, it may be a good idea to study whether or not there are any of these materials in the building as it has gone through multiple renovations and additions since its original construction. There are a few instances in which unsafe materials and storage methods have been used; as mentioned in other sections, under-carpet wiring has been proven to start fires in the library space and should be removed. Gasoline and similar materials should be stored in a well-ventilated area away from the main building. Recommendations: A9.01 Conduct hazardous materials survey of the facility. 2.2. ARCHITECTURAL – INTERIORS/FINISHES A. General Finishes Many of the finishes in the building are in relatively good shape, but they generally appear to date from the 1998/2013 renovations. The facility user’s experience would definitely benefit from a more contemporary palette. Ceilings: High ceilings, soffits, restrooms: gypsum board Main library spaces: ACT (2x2 or 2x4) or tile with fine grid Corridors, offices, staff areas: 2x4 ACT ceilings Meeting rooms: 2x2 ACT ceilings Boiler room, mechanical area: exposed to structure Photo 53 Double height space in the main library area Photo 54 Typical 2x2 ACT ceiling
27 Walls: Walls are predominantly painted gypsum board. Loading dock/maintenance areas have painted 8” CMU or brick. Restrooms have tile wainscot with painted gyp. bd. above. Photo 57 A view down a typical corridor - most walls are painted white; some show scuffs/marks Photo 58 The typical bathroom tile Photo 55 The main library space contains several types of ceilings/textures Photo 56 Most ACT ceilings die into a gyp bd soffit; some tiles show damage/staining
28 Flooring: Most of the spaces are carpeted, including in the main library area, offices, corridors, etc. The carpeting is dated, has a variety of different patterns, and is showing signs of wear. A portion of the break room has wood grained luxury vinyl tile (LVT). The restrooms have ceramic tile floors. The maintenance/mechanical spaces have exposed concrete flooring, some of which is painted. It is recommended to replace the flooring in the main library space to create a unified look when the under-carpet wiring is removed. Photo 59 A view of the loading dock with painted CMU Photo 60 A view of the Children's Area Photo 61 A view of the main library space Photo 62 A view of the Children's Area
29 Doors/ Frames: Doors are typically stained/sealed solid core wood with red oak veneers, with a few painted hollow metal doors located in the back-of-house areas. The frames are typically hollow metal frames and are painted. Most doors located in the staff areas are lockable. There are glass doors located at Quiet Room and wooden doors with full lites at the Study Rooms – all of which appear to be in good condition. Recommendations: A10.01 Replace flooring (carpet, vinyl, tile, etc.) throughout the main library space to ensure removal of under-carpet wiring and create unified appearance. A10.02 Repair concrete flooring where cracked/damaged. A10.03 Replace door hardware on doors that do not meet egress requirements to ensure compliance. A10.04 Remove raised floor and handrails in adult computer area or provide accessible ramp. Photo 63 A view of some typical door types Photo 64 A typical back-of-house metal door and frame
30 B. Cabinetry/Millwork The cabinetry located in several of the directors’ offices seem to be new and in good condition. They are typically metal cabinets with wooden tops. Other cabinetry, such as the ones located in the break room and circulation work room, are dated and showing signs of wear. It was noted by library staff that shims were being placed under some cabinets to prevent drawers from sliding open from floor/furniture settling. In addition, the small closets located throughout the building lacked any designated organizational system that would make the best use of the space. The maintenance work area, as well as some other locations, had freestanding shelving to supplement few built-in options. In general, storage (whether built-in or not) is an issue at the facility. In the public reading areas, tall book stacks block clear lines of sight to exits and create a visually cluttered space. Photo 65 Many cabinets are supplemented by carts or shelving Photo 66 Updated cabinetry in directors' offices Photo 67 Drawers opening due to cabinet age and/or uneven floors Photo 68 Shims placed by library staff to help drawers stay shut
31 Recommendations: A11.01 Replace damaged cabinetry, predominantly in staff work rooms. A11.02 Rework existing closet/storage room layouts to be more efficient. Provide new shelving/storage opportunities as needed as there appears to be a significant lack of space with banker boxes stacked in many areas. C. Loose Furnishings & Accessories It appears that a majority of the furniture in the library is from the 1998 or 2013 renovation. Tables, chairs, and work tables are showing obvious signs of wear and some are unstable. Staff noted that they reupholster a few chairs every year (out of house) and repair/provide braces to keep tables and chairs from breaking. Most of the furniture is dated. Staff also noted there is “too much furniture,” thus indicating a desire for a more condensed and open furniture layout. Photo 72 Furniture has tears/damage and/or outdated fabric Photo 71 Public computer work stations are wobbly and show signs of wear and damage Photo 69 Tall stacks in areas of dropped ceilings are very close to sprinkler heads Photo 70 Laminate pulling off of millwork was seen in several locations
32 Recommendations: A12.01. Reduce the amount of furniture, including book stacks, tables, chairs, etc. to allow for better sightlines and circulation. A12.02 Repair/replace damaged reading tables and computer work tables. A12.03 Replace existing book stacks in areas of dropped ceilings with shorter versions to ensure adequate sprinkler coverage. A12.04 Replace existing hand dryers and other restroom accessories with new touchless equipment. Photo 73 A group of reupholstered chairs, fabric selected for durability and ease of cleaning Photo 74 Meeting room furniture is showing signs of instability and is outdated Photo 75 Staff area furniture showing signs of wear Photo 76 Mobile storage racks/carts are common throughout the building
33 3.0. MECHANICAL A. Heating System The library heating system is a central hydronic heating hot water system served by two (2) condensing heating hot water boilers. In addition to the boilers there are two (2) base mounted end suction heating hot water pumps, constant speed, 5 hp each, and associated system accessories such as expansion tank, boiler flues, etc. The heating hot water system is the sole heating source for the entire building. The boilers and pumps are in the main mechanical room with supply and return heating hot water distribution piping above the ceilings. The heating system serves fintube radiators in the art gallery corridor, unit heaters serving equipment rooms and entrances, and variable air volume (VAV) terminal box reheat coils throughout the building. Except for the boilers, most of the heating plant appears to date back to the renovation and addition project completed in the mid-1990s. The heating hot water piping, pumps, and accessories all appear to be original to that project. Per the maintenance staff, the boilers were replaced in 2010 and have been partially rebuilt within the last 5-6 years, with one of the boilers receiving a new heat exchanger approximately six (6) years ago. The overall heating hot water system has several issues and needs a major overhaul. The biggest issue is with ongoing water leaks from the hot water system throughout the building. The installed heating hot water piping system uses Victaulic grooved fittings for all couplings, elbows, etc. These fittings are mechanically fastened systems using a groove in the end of the pipe, gasket, and bolted clamp. While these fittings are common in fire protection systems, they are less common in heating hot water applications as they pose a risk for leaks due to several potential issues, improper installation, gasket failure due to temperature variations, etc. At the library, leaks from the fittings are occurring on a regular basis and at various locations throughout the building, suggesting the entire piping system needs to be addressed, either through replacement of all the fittings or of the entire system. It is recommended that the entire system be corrected, and at a minimum all the existing Victaulic fittings should be replaced, either with welded or threaded fittings, or with Victaulic fittings that are installed by a certified installer and warrantied by Victaulic. In addition to the issue with the piping, while the equipment has been well maintained, it is nearing the end of its useful service life. Condensing boilers have a typical service life of 15 – 20 years. The current boilers have a 3-5 years of nominal service life remaining but have already had to have significant rebuilds / replacement of parts. Thus, it is recommended that they be replaced at the same time as the correction of the heating hot water piping with new condensing boilers. Maintenance staff also noted that there is a leak at the roof curb for the boiler vent which should be corrected as part of the replacement of the boilers. The heating hot water pumps and accessories are also at the end of their service life as pumps have a typical service life of 20-30 years. It is recommended that the pumps and heating hot water accessories also be replaced, and the pumps should be replaced with variable speed pumps. Replacement with pumps with variable speed drives would allow the system to modulate to match the load allowing for significant energy savings. In addition,
34 modern boilers have improved digital controls that can work to operate the entire system efficiently by varying the system flows and temperatures to maximize efficiency without sacrificing performance. The downstream equipment (fintube radiators, unit heaters, VAV box reheat coils) are also nearing the end of their service lives with staff noting issues with various pieces of equipment. Fintube radiators have a typical service life of 2030 years, the radiators in the Art Gallery do not appear to need immediate replacement but should be considered for replacement in the next 5-10 years. Staff did note that the control wiring for some of the radiators is incorrect and turns on the heaters when there is no need for heat and vice versa. Currently they are disconnected. It is recommended that this issue be corrected so the units work properly. Also the control is wiring to the incorrect VAV box, this should also be corrected. Consideration should also be made to adding additional Fintube radiators for the addition areas with large glazing and high ceilings, and where the building is partially below grade with windows above. It was noted that these areas are often cold in winter, likely due to heat from the air distribution system not getting down low enough to keep the space warm at the floor level. Fintube radiators in these areas will offset the heat loss at the glazing, keeping the space at a more comfortable temperature. Similar to the fintube heaters, the unit heaters are nearing the end of their useful life and should be considered for replacement in the next 5-10 years. An issue was noted with the lobby cabinet unit heater, which is only working at half capacity, this heater should be fixed or replaced, and to help it operate better the thermostat should be relocated from the return air path to the opposite wall. No issues were noted specifically to the reheat coils for the VAV boxes, however the boxes themselves are at the end of their service life, and difficult to find replacement parts for the units. Refer to the next section for a further discussion of the VAV boxes and recommendations. Photo 77 Heating Hot Water Boilers Photo 78 Heating Hot Water Pumps
35 Recommendations: M1.01 Replace all heating hot water pipe fittings. M1.02 Replace boilers with new condensing boilers. M1.03 Replace heating hot water pumps with variable speed pumps. M1.04 Correct control wiring issue with Art Gallery fintube radiators. M1.05 Add fintube radiators at tall glazing & below grade areas. M1.06 Fix lobby cabinet unit heater & relocate unit thermostat. B. Air Conditioning / Ventilation Systems The primary air conditioning & ventilation approach for the building is a variable air volume (VAV) air distribution system consisting of cooling only rooftop units (RTU) with variable speed fans, VAV boxes, fan powered VAV boxes (FPVAV), air distribution ductwork, and terminal diffusers, grilles, and registers. There are three (3) VAV cooling only RTUs on the roof, each one is a nominal 40 ton unit with direct expansion (DX) cooling, 15% minimum outside air, enthalpy economizer, two (2) 15 hp variable speed supply fans, and two (2) 1 hp relief fans. They are zoned such that RTU-1 serves the admin and conference areas, RTU-2 serves the south half of the public space, and RTU-3 serves the north half of the public space. Downstream of the RTUs the ductwork is routed concealed above the ceiling to 39 VAV boxes with hot water reheat coils, and three (3) FPVAV boxes with hot water reheat coils. The VAV boxes serve most of the building and vary in size from 6” inlet boxes up to 12” inlet boxes. The fan powered VAV boxes serve the four exterior bump out additions: one serving the bump outs in the children’s area, one for the magazine bump out, and one for the tower. The FPVAVs have a built-in fan to allow them to operate independently during unoccupied hours to provide air circulation and heating to the spaces they serve without needing Photo 79 Active Heating Hot Water Piping Leak Photo 80 Lobby Cabinet Unit Heater
36 to operate the entire VAV system. Downstream from the VAV boxes are various supply diffusers and grilles and return air registers for the plenum return to the RTUs. In addition to the RTUs and VAV boxes the building also has a split system air conditioning unit for the IT room, and a building management system (BMS). The RTUs, VAV Boxes, BMS, and air distribution ductwork date to the renovation / addition project completed in the mid-1990s, with the IT room AC unit appearing to only be approximately 5-10 years old. All of the equipment from the mid-1990s project has reached the end of its useful service life and should be replaced in the near term. The RTUs are still operational, but have several known issues due to the age of the units. They all have some vibration causing noise transmission, RTU-2 is only operating with one of the two compressors, and all the units utilize R-22 refrigerant which is an ozone depleting refrigerant. As of 2020 R-22 refrigerant is no longer allowed to be produced or imported within the United States so if the units need to be recharged with refrigerant it will be expensive if available. The VAV and FPVAV boxes are operating properly for the most part, but the staff noted that it is difficult to find parts for replacement / repair due to the age of the equipment. Likewise the BMS is outdated with limited ability to do anything more than monitor the equipment. It is recommended that the VAV and FPVAV boxes be replaced at the same time as the RTUs, with the main ductwork remaining for re-use where possible, and downstream ductwork, diffusers, grilles, etc being replaced as well. This work should also be timed to coincide with any potential renovations of the library that may alter the floorplan to allow for proper zoning of the system. It is also recommended that, as part of the HVAC upgrades, a newer BMS system be installed to better monitor and control all the equipment. Photo 81 RTU-1 on Roof Photo 82 RTU-2 on Roof
37 Recommendations: M2.01 Replace all three (3) RTUs within the next three (3) years. M2.02 Replace all the VAV and FPVAV boxes along with the RTUs. M2.03 Replace outdated BMS as part of HVAC upgrades. C. Exhaust Systems Building exhaust is provided by approximately nine (9) exhaust fans throughout the building. There are two types of exhaust fans used in the library; roof mounted downblast, and ceiling mounted inline fans. There are five (5) roof mounted fans, one for each of the three (3) larger multi-fixture restrooms, and one each for the mechanical and electrical rooms. The remaining ceiling mounted exhaust fans serve the three (3) small single fixture restrooms, and the maintenance shower / storage room. The exhaust fans all appear to have been installed as part of the mid-1990s renovation. The fans are at the end of their useful service life, which is typically 20-25 years for a roof mounted exhaust fan, and 15 – 20 years for a ceiling mounted type. In addition to being at the end of their typical service life, several of the fans have current issues during operation. Several of the roof fans have vibration issues which could cause excessive noise, and/or failure of the fan. Also, there appears to be an issue with the fans serving the mechanical and electrical rooms as the exhaust intakes are blocked off. It is recommended that the fans be replaced in the short term (within the next 5 years), and the issue with the fans serving the mechanical and electrical rooms be resolved so those fans can operate as designed. Also, it was noted that in the maintenance area there is a dryer without a dryer vent to the outside, it is recommended that a vent to outside be added. Photo 83 RTU-3 on Roof Photo 84 IT Room Indoor AC Unit
38 Recommendations: M3.01 Replace exhaust fans in next 5 years. M3.02 Correct issue with fans serving mechanical and electrical rooms. M3.03 Add dryer vent to outside for maintenance dryer. Photo 85 Typical Roof Mounted Exhaust Fan Photo 86 Typical Ceiling Mounted Exhaust Fan
39 4.0. PLUMBING A. Domestic Water Systems The building domestic water systems consist of domestic cold water distribution, domestic hot water equipment and distribution, and fire protection systems. A 2” domestic cold water (CW) line enters the building at the mechanical room with the water meter and backflow preventer located within the mechanical room, and then from there a 2” CW main routes through the building to serve the hot water heater, plumbing fixtures, and exterior hose bibbs. The domestic hot water system consists of a single 75 gallon gas fired storage hot water heater, 120 MBH input, inline hot water recirculation pump, and distribution piping. The hot water heater, and recirculation pump are located within the mechanical room with distribution to the plumbing fixtures in the building requiring hot water. A separate 6” fire water service comes into the building at the mechanical room. Once inside the building, there is a fire protection riser and distribution to a wet sprinkler system with ceiling mounted exposed sprinkler heads that serve the entire building. There is also an isolated section with anti-freeze added to serve the unheated attic spaces above. The domestic water systems appear to be in fair condition. The piping was installed as part of the mid-1990s renovation / addition. Per maintenance staff, there are issues with several of the exterior hose bibbs, with both leaks at some of them, and some that have had the piping disconnected above the ceiling. It is recommended that these leaks be corrected, and either re-pipe the disconnected hose bibbs, or remove the unneeded ones. Also, there is irrigation piping connected to select hose bibbs, and it does not appear to have code required backflow prevention. It is recommended that the existing irrigation be replaced with dedicated irrigation system with code required backflow prevention. The domestic hot water heater appears to be in good condition, no issues were noted by staff. Typical useful life for this equipment is approximately 15 years so it is recommended that the heater be replaced once it reaches 15 years of use. It was noted that the domestic hot water recirculation pump timer is not working properly, and it is recommended that it be replaced. The fire protection system appears to be in good condition. Per the staff, there is a leak near the test outlet, it is recommended that the leak be repaired. Also, it was noted that there is a leak in the anti-freeze loop in need of repair.
40 Recommendations: P1.01 Correct leaks / disconnected piping to exterior hose bibbs. P1.02 Replace existing irrigation system with dedicated irrigation system with backflow prevention. P1.03 Replace domestic hot water heater once it reaches the end of its useful service life. P1.04 Replace domestic hot water recirculation pump timer. Photo 87 Domestic Water Backflow Preventer Assembly Photo 88 Domestic Hot Water Heater Photo 89 Fire Protection Riser Photo 90 Irrigation Connection to Exterior Hose Bibb