e.j. kovacic recreation center - cleveland · the boiler room and storage room occupy the south...

Bialosky Cleveland | Barber Hoffman, Inc Existing Facility Assessment

EXISTING FACILITY ASSESSMENT E.J. Kovacic Recreation Center

Bialosky Project No. 15-45

DATE: October 27, 2017

PREPARED BY:

BIALOSKY CLEVELAND

6555 CARNEGIE AVENUE

CLEVELAND, OHIO 44103

BARBER & HOFFMAN, INC

2217 EAST 9TH STREET, SUITE 350

CLEVELAND, OHIO 44115

Bialosky Cleveland | Barber Hoffman, Inc Existing Facility Assessment

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Table of Contents

INTRODUCTION AND PURPOSE OF ASSESSMENT 3

ABOUT THE E.J. KOVACIC RECREATION CENTER 4

Section 1: STRUCTURAL

S1.00 BASEMENT 6

S2.00 FIRST FLOOR 7

S3.00 SECOND FLOOR 9

S4.00 EXTERIOR WALLS 10

S5.00 SUMMARY - STRUCTURAL 12

Section 2: ARCHITECTURAL

A1.00 HAZARDOUS MATERIAL 14

A2.00 SITE 14

A3.00 ROOFING 17

A4.00 WINDOWS 19

A5.00 ELEVATOR & STAIRWELLS 20

A6.00 INTERIOR & EXTERIOR DOORS 22

A7.00 GENERAL FINISHES 23

A8.00 SUMMARY - ARCHITECTURAL 26

Section 3: MECHANICAL

M1.00 HEATING, VENTILATING AND AIR CONDITIONING SYSTEMS 28

M2.00 SWIMMING POOL DEHUDIFICATION SYSTEM 31

M3.00 PLUMBING AND FIXTURES 32

M4.00 SUMMARY – MECHANICAL 35

Section 4: ELECTRICAL

E1.00 ELECTRICAL POWER SYSTEM 37

E2.00 EMERGENCY LIGHTING SYSTEM 38

E3.00 FIRE ALARM SYSTEM 38

E4.00 TELE/DATA SYSTEMS 39

E5.00 LIGHTING SYSTEMS 39

E6.00 SECURITY SYSTEMS 40

E7.00 SUMMARY - ELECTRICAL 41

Section 5: SUMMARY

SUMMARY OF FINDINGS 43

Bialosky Cleveland Existing Facility Assessment

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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 and Barber & Hoffman, Inc performed this evaluation by conducting the tasks listed below. Please note that the term “non-destructive” means that neither Bialosky Cleveland nor Barber & Hoffman cut or patched walls, roofing, or floors to inspect concealed conditions. Bialosky Cleveland and Barber & Hoffman, Inc 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. This also includes the review of Bialosky’s commercial drone footage taken of the building’s exterior and roof.

• 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, wall openings, and roof.

• On-site, non-destructive visual inspection of the building’s interiors, including, but not limited to, wall partitions, ceilings, flooring, stairs, elevator, doors and swimming pool.

• On-site non-destructive visual inspection of MEP building systems and equipment.

Acknowledgements:

Bialosky Cleveland would

like to acknowledge Mike

Trivisonno, Center Manager,

for the assistance provided

during our investigations. His

knowledge, input and

courtesy was very much

appreciated and contributed

to the value of this

assessment.

Direct questions or

comments concerning this

report to the following:

Bialosky Cleveland:

Architectural:

Clifford Collins, Senior

Associate; or Bruce Horton,

Principal

MEP:

Timothy J. Norris, Principal;

or Sean P. Keenan, Associate

Principal

Barber & Hoffman, Inc:

Structural:

Michael Mazzocco,

Associate; or Ronald

Czaplicki, Principal


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About the E.J. Kovacic Recreation Center The E.J. Kovacic Recreation Center, built in 1919 as the St. Clair Bath House, is located at 6250 St Clair Avenue and is positioned on the city’s east side between East 62nd and East 64th streets. Neighbors include St Martin De Porres High School and, at the corner of East 64th, Slovenian Museum & Archives. A significant addition to St Martin De Porres High School is presently under construction.

Figure 1: Location Map

Figure 2: New construction adjacent to the E.J. Kovacic Recreation Center

Barber Hoffman, Inc. | Bialosky Cleveland Existing Facility Assessment

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SECTION 1: STRUCTURAL


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S1.00 BASEMENT

Description:

Slab on Grade, Beams, Columns, Floor Systems.

Assessment:

The boiler room and storage room occupy the south portion of the building. Observations in the boiler room revealed broken clay tile at several locations on the underside of the first floor. The clay tile was used as a form for the concrete joist floor system to provide spacing for the concrete joist, which span in the north-south direction. Several of the concrete joists were observed to have spalled bottom stems, exposing the reinforcing steel in those locations. The clay tiles should have the loose material removed, but the remaining portions of the clay tile can remain in place and are not required to be repaired. The concrete encasement around the steel beams was observed to be spalling due to the corroding steel in several locations. The concrete encasement is used as a fireproofing for the steel beams, therefore any loose concrete should be removed, the steel cleaned and painted and either a new concrete encasement or spray on fireproofing should be reapplied to the exposed section of steel beams. In addition, a few columns were also observed to have spalled and cracked concrete due to corrosion of the encased structural steel. The storage room on the west side is located underneath the swimming pool as evidenced by the sloping concrete beams. Observations in this area revealed severe spalling of the concrete slab and portions of each of the three concrete beams were observed to have spalled areas. The distress observed is due to water leaking through from the swimming pool above and corroding the reinforcing steel within the concrete. All interior lintels in both the boiler room and storage room will require removal and replacement as severe distress and corrosion were observed.

Figure S-3: Cracked Concrete

Encasement around Steel Column

Figure S-1: Broken Clay Tile and Spalled Concrete Joist

Figure S-2: Broken Clay Tile

Figure S-4: Spalled Concrete Encasement on Underside of Steel Beam


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The weight room located roughly in the center of the building was observed to have severe peeling of paint, along with what appears to be some type of mold growth. While no structural items of distress were observed at the time of this site visit, once all paint and plaster have been removed from the ceiling and walls, a comprehensive structural assessment can be completed at that time. In addition, a crack was observed on the east wall of the weight room and appears to be in the plaster. Reviewing the existing drawings, this location is believed to be an existing doorway that was sealed and covered.

The craft room located at the northeast corner was observed to have minimal structural distress. The paint is peeling away from the walls and ceiling along with the plaster. A crack was observed in the column just north of the entry man door, but closer observation revealed it was in the plaster covering the column. Several cracks in the slab were also observed, but had formed some time ago due to the amount of dust and debris accumulated inside.

Recommendation:

All loose concrete should be removed, the encased structural steel cleaned and painted, and either a new concrete encasement or spray on fireproofing should be reapplied. B&H recommends the removal and replacement of severely distressed lintels.

Opinion of Probable Costs:

Probable Opinion of Construction Costs could approach or exceed the following figures. Concrete Joist Repairs are estimated at $80/Square Foot based on Historical Pricing.

Concrete Joist Repair @ $80/S.F. = $26,000 Interior Lintel Replacement @ $250/L.F. = $75,000 Steel Beam Cleaning/Painting @ $50/L.F = $ 6,000 Steel Beam Fireproofing Allowance = $ 6,000 Concrete Repairs @ $125/S.F. = $81,000 Total (BASEMENT ONLY) $194,000

S2.00 FIRST FLOOR

Description:

Visible Beams, Columns, Stair Framing, Floor Systems and Wall Systems.

Assessment:

The first floor, in general, was observed to be in fair condition with minor structural items of concern found throughout. The east interior stairwell was observed to have a severely deteriorated steel channel stringer. In addition, the handrail was observed to be loose and out of plumb. The channel will require removal, and replacement and/or reinforcement of the existing handrail will need to be completed.

The other main area of notable distress was the swimming pool room. Several cracks in the brick masonry walls were observed at various locations. In addition, in a few areas, failed mortar joints were observed, most likely due to the high moisture concentration from the swimming pool. The four corners of the swimming pool room connect at a 45-degree angle and at each location, a separation of the mortar joint was observed. The swimming pool itself was drained of all water at the time of our site visit, allowing observations of the interior surfaces. The swimming pool is lined with glazed tiles. Several areas on both the east and west vertical walls of the pool were observed to have cracks through the glazed masonry. In addition, cracks were observed in the floor of the pool, along with an area missing several tiles. Given the amount of cracks and missing tiles observed, along with the deterioration


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seen from the underside, extensive repairs to the swimming pool should be anticipated.

Repairs can include, but not be limited too, removal and replacement or permanent elimination of all glazed tiles, repair of all cracks observed, and most likely some concrete patching of the pool floor should be expected.

Recommendation:

Swimming pool repairs can include, but not be limited to, removal and replacement or elimination of all glazed tiles, repair of all cracks observed, and most likely some concrete patching of the pool floor. Minor tuck pointing, masonry crack repair, and lintel replacement will also be required. The east stair stringer channel will require replacement, in addition to reinforcement and/or removal and reinstallation of the handrail.

Opinion of Probable costs:

Probable Opinion of Construction Costs could approach or exceed the following:

Interior Lintel Replacement @ $250/L.F. = $102,000 Replacement of Stair Stringer @ $20/lb = $ 2,000 Removal of Tile in Pool @ $15/S.F. = $ 30,000 Pool Repair (Concrete) @ $80/S.F. = $ 40,000

Total (FIRST FLOOR ONLY) $174,000 Note: Concrete Repairs are estimated at $80/Square Foot based on Historical Pricing

Figure S-7: Cracked Glazed Tile on

Vertical Wall of Swimming Pool

Figure S-8: Cracked Glazed Tile on Floor of Swimming Pool

Figure S-6: Cracked Brick in Wall Figure S-5: Mortar Joint at Typical


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S3.00 SECOND FLOOR

Description:

Visible Beams, Columns, Floor Systems and Wall Systems.

Assessment:

The second floor, in general, was observed to be in fair condition. The majority of distress observed was chipping/peeling paint and plaster. The community room, which covers the majority of the second floor, was observed to have rusted lintels on the north wall, damaged plaster, peeling paint and water damage. The clubroom located on the east side of the second floor was observed to have severe water damage, peeling paint and plaster. While the extent of structural distress could not be observed, B&H is of the opinion that interior masonry work will be required after removal of all damaged/deteriorated paint and plaster. In addition, the existing structural steel also could not be observed and therefore it is unknown as to the extent of any repairs if necessary.

The gymnasium was observed to be in good condition with only minor distress. The steel trusses that support the roof of the gymnasium were observed to be in good condition. Only minor cracks in the masonry walls were observed and do not appear to be a concern.

Recommendation:

While structural recommendations are difficult to quantify, B&H is of the opinion that masonry tuck pointing, steel beam cleaning and painting, at a minimum will be required. In addition, all lintels to be removed and replaced.


Probable Opinion of Construction Cost could approach or exceed (assuming plaster does not contain hazardous materials): Interior Lintel Replacement @ $250/L.F. = $117,000 Masonry Repair (Including Plaster Removal) Allowance = $ 50,000

Total (SECOND FLOOR ONLY) $167,000

Figure S-11: Cracked Masonry on Vertical

Wall of Gymnasium

Figure S-9: Deteriorated Steel Lintel on the Second Floor

Figure S-10: Deteriorated Steel Lintel on the Second Floor

Figure S-12: Overall of Gymnasium


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S4.00 EXTERIOR

Description:

All Exterior Walls.

Assessment:

EXTERIOR – NORTH ELEVATION

The north elevation was observed to be in fair condition. The front entrance is clad with limestone and will require 100% tuck pointing of all masonry joints. In addition, the limestone steps appear to require removal and resetting and/or replacement of the limestone. These steps will also require removal of old patch work and installation of new patch material specifically designed for this type of stone. On both the east and west sides of the front entrance are area wells. The east area well masonry knee wall was observed to be in poor condition and will require removal and replacement. The west area well masonry knee wall was observed to be in fair condition, but is recommend to be removed and replaced as well.

All the lintels on the north elevation will require work. The lintels on the east side of the front entrance were observed to be in poor condition and will require removal and replacement. The lintels on the west side of the front entrance were observed to be in fair condition and will, at a minimum, be required to be cleaned and painted. In addition, miscellaneous tuck pointing will be required throughout the elevation.

EXTERIOR – WEST ELEVATION

The west elevation was observed to be in fair condition. At the north end two windows were previously removed and brick masonry installed as infill to the abandoned windows, although the steel lintels were left in place and have extensive corrosion. These lintels will be required to be removed in their entirety. Also, the three first floor window lintels will require removal and replacement. The three second floor window lintels appeared to be in fair shape and at a minimum will require cleaning and painting.

At the south end of the west elevation, a fire escape steel stairway was observed to be in extremely poor condition. The stairway was observed to have missing baseplate bolts, extensive corrosion and even disconnected from the wall at the top landing. This stairway will be required to be removed and replaced with a new exterior stairway structure. In addition, two lintels will require removal and replacement, while the remaining will require cleaning and painting.

EXTERIOR – SOUTH ELEVATION

The south elevation was observed to be in good condition with only minor distress. The south elevation also has a chimney stack and was observed to be in good condition. On the west side of the chimney stack, steel rungs are installed to form a ladder to the top. While these rungs appeared to be in good condition, they have some corrosion and have caused cracking in the masonry. The rungs should be removed as they will continue to corroded and crack the masonry. In addition, only tuck pointing will be required over the south elevation.

EXTERIOR – EAST ELEVATION

All of the east elevation at the north end is covered with ivy and therefore, the masonry wall could not be accurately observed. Although, there does appear to be a few lintels that were observed to require removal and replacement. The south end of the east elevation was observed to be in good condition with minor distress observed. A few cracks in the masonry were observed and will require repair. The joint between the existing building and a newer addition will require backer rod and sealant to cover the joint and provide weather protection. The area ways on both


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the north and south ends of the east elevation will require some minor concrete patching.

Recommendation:

Removal and replacement of all severely corroded steel lintels. Repair of masonry cracking, removal and replacement of deteriorated mortar joints. Removal of existing metal stair and installation of new Exterior Emergency Egress Stair. Removal and Reinstallation of front stone steps, including 100% tuck pointing of limestone front entrance. Removal of all ivy from any elevation of the building


Probable Opinion of Construction Costs could approach or exceed Exterior Lintel Replacement @ $250/L.F. = $200,000 Removal & Replacement of Egress Stairs Allowance = $ 15,000 Remove & Replace Masonry Knee Wall @ $100/L.F. = $ 22,000 Ivy Removal @ $4/S.F. = $ 10,000 Tuckpointing (Including Stone) @ $5.25/S.F. = $ 9,000 Remove & Install New Stone Steps Allowance = $ 12,000 Removal of Steel Rungs on Chimney Allowance = $ 5,000 Total (EXTERIOR ONLY) $273,000 Note: Ivy Removal Estimated at $4/Square Foot (includes allowance for tuck pointing).

Figure S-15: Partial West Elevation &

South Elevation Figure S-16: Partial East Elevation

Figure S-13: North Elevation Figure S-14: Partial West Elevation


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S5.00 SUMMARY

Recommendations:

To summarize, we recommend the following:

1. Removal and replacement of all loose concrete encasement around steel columns and steel beams

2. Removal and replacement of all severely corroded steel lintels 3. Removal and replacement of all loose material on concrete joists, beams and

slabs (topside and underside) 4. Tuck pointing of masonry and stone joints 5. Removal and replacement of both exterior masonry area way knee walls 6. Removal and reinstallation of stone steps and the removal of the existing

steel egress stair 7. Installation of new exterior emergecy egress stair

Probable costs:

The following is a summary of the Structural opinions of probable costs:

At BASEMENT LEVEL $194,000 At FIRST FLOOR LEVEL $174,000 At SECOND FLOOR LEVEL $167,000 At EXTERIOR $273,000

TOTAL = $808,000

Total Probable Opinion of Structural costs, based on 2017 Assesment Cost Guidelines and Historical Pricing, could approach or exceed $808,000.


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SECTION 2: ARCHITECTURAL


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A1.00 HAZARDOUS MATERIALS

Description:

Plastered ceilings and walls, boiler piping insulation, and vinyl flooring tile may contain hazardous materials.

Recommendation:

A hazardous materials expert should perform a hazardous materials evaluation including recommendations for removal, and disposal. Refer to the Mechanical section of this assessment for Plumbing and Heating recommendations.


Based on historical costs, our opinion of probable non-construction costs is as follows. Note that the probable HazMat Survey, Sample Analysis, and Report cost includes assessing for asbestos, lead containing paint, mold, and UST/ASTs. The costs for the Abatement Specifications assumes inclusion of a technical spec document, with basic drawings, provided to the Owner and Architect/Engineer. These allowances are also inclusive of contractor pre-bid, bid review, and scope review meetings, as required.

HazMat Survey, Sample Analysis and Report (allowance) = $3,500 Abatement Specifications (allowance) = $3,000

Total = $6,500

A2.00 SITE

Description:

The asphalt paved parking lot includes seven striped parking spaces, one of which is marked handicapped accessible. Additional parking occurs in the areas striped for exterior basketball court use. Despite the court’s striping, basketball hoops are not installed in those areas. Concrete sidewalks occur around the majority of the Facility’s perimeter, with sidewalk connectors to both St. Clair and Lausche Avenues. Landscaped areas consist of lawn and mature trees. Rubberized paving covers the playground equipment areas. Ashphalt paved areas for non-vehicular, pedestrian use occur immediately adjacent to the playground equipment areas. Outdoor benches are provided for seating at the lawn and ashphalt paved pedestrian areas.

Figure A-1: Aerial view. In addition to areas striped for parking, parking occurs in

basketball court areas, in front of facility and along the side of facility.


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Figures A-5A & A-5B: Spalling at concrete

curb, deteriorating concrete bicycle rack

Assessment:

Asphalt paving shows wear and deterioration throughout all vehicular areas. Small areas with ponding water were observed. Concrete curbs and sidewalks are generaly in good condition, however there are a few areas exhibiting cracks or spalling and, at the area of the exterior fire stair, rust stains. The rubberized paving is experiencing cracking in areas, appears worn, and large portions of it are covered with what appears to be moss. The asphalt paving at the pedestrian areas appears aged and is cracked at various locations. Along the front of the building, portions of the lawn are bare.

Figure A-4: Rust Stains at concrete sidewalk

Figure A-3: Rubberized paving at playground equipment areas

Figure A-2: Outdoor benches and asphalt paving for pedestrian traffic, adjacent to concrete sidewalk and playground areas.


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Recommendation:

At vehicular areas, we recommend that the asphalt paving be replaced in its entirety, including the base. At the pedestrian areas, we recommend that the asphalt paving receive a new wearing course. Due to the poor condition of the paving at the exterior basketball courts and playground areas, we recommend that the paving be replaced with appropriate material at those locations too. Damaged portions of the concrete curb and sidewalk should be replaced. Re-seed damaged lawn areas. The Owner may consider tree removal along the east side of the building, due to apparent challenges with building maintenance and keeping the gutters free of debris.


Based on 2017 Assesment Cost Guidelines, our opinion of probable construction

costs is as follows:

Replace existing asphalt paving & base in vehicular areas

@ $28.60sy = $15,238

Re-striping of asphalt & basketball courts (allowance) = $1,000 Re-seed damaged lawn areas (allowance) = $500 Tree care (pruning and/ or removal) (allowance) = $3,000 Replace wearing course (asphalt paving at pedestrian areas)

@ $19.00sy = $10,545

Replace rubberized paving at playground areas @ $30.00sy = $18,648 Replace paving at basketball courts @ $30.00sy = $27,239 Replace damaged concrete sidewalk areas @ $4.69sf = $1,407 Replaced damaged concrete curbs @ $18.00lf = $500

Total $78,077

Figure A-6: Asphalt paved parking lot. Cracks in pavement are highlighted in yellow.


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A3.00 ROOFING

Description:

The majority of the sloped roof is covered by slate shingles. The slate shingled area over the gymnasium is a gable roof type and the slate shingled area over the front entry is a

hip roof. Per the record documents provided by the City of Cleveland, over the years

portions of the slate roof have been replaced, as the need arose.

The remaining portions of the roof are covered with a modified bitumen roofing system.

Per the Owner’s records, the Soprema SBS modified bitumen roofing system was installed

in 2013 and has a 30-year warranty. The modified bitumen roofing system is installed

over both sloped and low-slowed roof areas.

Assessment:

Observations obtained from commercial drone photography indicate that there are areas where the slate tile is cracked or delaminating but those damaged areas are not extensive. Several sections of the copper gutters are clogged, with standing water visible. Accumulated debris and leaves were observed so clogging may be the result of a lack of maintenance. Based on record documentation, roofing insulation is non-existent in the truss space above the second floor.

Ponding was observed in the low sloped roof area (see Figure A-8A).

Although no roof leaks were directly observed and none were reported by the Center Manager, extensive moisture damage was apparent inside of this facility.

Figure A-7A: View of roof from above. Most of the roof is covered with slate shingles. The remaining, lighter colored areas are covered with a SBS modified

bitumen roofing system.

Figure A-7B (left): Commercial

drone footage after rainfall – standing water and debris observed

in gutter at hip roof area. Based on

the record drawings, this roof area has approximately 250lf of gutter

served by four 4-inch downspouts,

which should be adequate.


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Recommendation:

Due to the moisture problems the building is experiencing on the second floor, namely, visible mold and excessive peeling paint and plaster in both the Community Room and the Clubroom, it is important to determine the source of moisture infiltration (see the General Finishes section of this Assessment’s Architectural section).

We do not recommend that the entire slate roofing system be removed or replaced. Rather, as soon as practical, we recommend that the slate tiles and copper flashing be carefully examined by an experienced slate installer. Any damaged slate tile, copper flashing, or other slate roofing system components should be replaced only by an experienced slate installer. We also recommend that the Owner consider procuring a maintenance contract from an experienced slate installer which includes yearly inspections.

The gutters and roof drains should be cleared of debris and then tested for drainage. Identifying the source of clogs in the roof’s drainage system should be addressed first, so an accurate work scope for the drainage system can be determined with repairs to follow.

We recommend that the Owner consider installing insulation in the truss spaces above the hard lid ceilings and beneath the deck above the gymnasium.

Figure A-8A: Ponding on low-sloped roof with leaves and debris

collecting around the roof drain. Standing water occurs at gutters

along slate roofing areas above.

Figure A-8B (left): Cracks and

delamination have occurred in individual slate tiles on the slate

roof. Copper flashing appears

worn and should be closely examined for active leaks.

Figure A-8C (above): Short-term roof

patch repairs should be closely examined

by an experienced slate installer


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Based on 2017 Assesment Cost Guidelines & Historical Data, our opinion of probable


SLATE ROOF REPAIR OPTION Slate roof repair (est 15% of 7,225sf, 7 to 12 pitch) @ $1,992Sq = $21,588 Repair/ replace copper flashing & counterflashing (est 200sf)

@ $23sf = $4,600

New blown-in insulation in attic space below hipped roof (est 3,200sf of R-38)

@ $2sf = $6,400

New faced batt insulation above gymnasium (est 3,800sf of R-38, faced w/polypropylene film)

(allowance) = $14,000

Total $46,588

REPLACE SLATE ROOF WITH ASPHALT SHINGLES OPTION New Asphalt Shingles (slate-look, installed on 7 to 12 pitched roof, 7,225sf, includes flashing and tear-off)

@ $560Sq = $40,460

New rubberized asphalt underlayment over original thin concrete nailing surface (7,225sf)

@ $236Sq = $17,051

Prep work/repairs to original conc nailing surface (allowance) = $5,000 Replace copper wall flashing & counterflashing with stainless steel (est 300sf)

@ $11sf = $3,300

New blown-in insulation in attic space below hipped roof (est 3,200sf of R-38)

@ $2sf = $6,400

New faced batt insulation above gymnasium (est 3,800sf of R-38, faced w/polypropylene film)

(allowance) = $14,000

Total $86,211

A4.00 WINDOWS

Description:

Typical windows are single pane glazed in non-thermally broken metal frames. Glass block windows provide daylight to the gymnasium area. The window openings in the pool area are boarded shut. Ivy covers the exterior side of windows in several locations.

Assessment:

Many of the walls adjacent to window openings are showing signs of moisture infiltration. Window flashing may be severely deteriorated or non-existent. The window glazing and frames are not energy efficient and do not meet current energy

Figure A-10: Single pane window,

viewed from inside the building

Figure A-9: Exterior view of typical

single pane window


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performance standards. Concerning the steel lintels, please see Structural Section for assessment, recommendation, and costs.

Recommendation:

Replace all existing windows with new thermally broken aluminum units having double pane insulated glazing and Low-E coatings. At swimming pool area, remove plywood covers from window openings and replace the old glass block with new.


Based on 2017 Assesment Cost Guidelines & historical data, our opinion of probable costs is:

Remove & replace glass block at Pool Area 143sf @ $40.00sf = $5,720 3’-10” x 5’-4” nominal (20.44sf x 7) Remove and replace exterior windows 1,274sf @ $65.00sf = $82,810 8’ x 4’ nominal (32.75sf x 4 = 131sf) 3’-9” x 4’ nominal (15.31sf x 13 = 199sf) 4’ x 4’ nominal (16.67sf x 13 = 217sf) 3’-5” x 4’ nominal (13.95sf x 7 = 98sf) 1’-5” x 4’ nominal (5.78sf x 4 = 23sf) 2’-6” x 2’ nominal (5.00sf x 1 = 5sf) 6’ x 3’ nominal (18.00sf x 1 = 18sf) 3’ x 4’ nominal (12.59sf x 7 = 88sf)

Total $88,530

A5.00 ELEVATOR AND STAIRS

Description:

There is one elevator providing access to all levels. Record drawings indicate that the elevator was installed between 1981 and 1982. The interior stair construction consists of painted metal risers and treads or painted concrete risers and treads set in metal forms. Stringers consist of metal channels. All stair components are painted. The underside of the stairs is furred out and has a painted plaster finish. The painted railing system consists of all metal components with the exception of the stained wood handrail.

On the west side of the building there is a stairwell from the basement level. It appears unused and there are no handrails. The bottom of the stairwell is covered with debris. The guardrail at the sidewalk level is in an area open to the public and is not code compliant.

Assessment:

The elevator is outdated and is not functional. It is our understanding that the elevator machine has not been serviced for many years, perhaps decades. A portion of the East stair’s metal stringer has visibly deteriorated and the stair’s paint and plaster finishes are peeling. Portions of the concrete treads and risers at both the East & West stairwells are deteriorating, as evidenced by spalling. Paint and plaster finishes at both East & West stairwells are peeling or cracked and moisture damage is apparent on the exterior walls and ceilings. Concrete steps in the basement are

Figure A-11 (left): glass block

window (8”x8” units), viewed from exterior side, at pool

area. Most are boarded shut

on interior and exterior sides


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cracked and handrail is loose. Glazing in windows at both stairwells does not appear to meet the current building code’s safety glazing requirements.

Figure A-15: Steps to building equipment area in basement. Concrete is cracked.

Figure A-17B: Steps at main entry, different view. Damaged steps & joints. Temporary railing is non-compliant.

Figure A-14A: East stairwell. Paint peeling from concrete treads, evidence of moisture infiltration occurring on walls.

Figure A-12: underside of stair at East stairwell. Deteriorating stringer, damaged plaster.

Figure A-14B: East stairwell. Concrete spalling at risers, paint is peeling.

Figure A-16: Steps from basement up to grade level. Missing and non-compliant railing. Cracked steps.

Figure A-13: Deteriorating stringer, peeling paint.

Figure A-17A: Steps at main entry are damaged, cracking. Temporary railing is non-compliant.


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Recommendation:

Replace the elevator and elevator machine. Determine source of moisture infiltration at walls. Replace deteriorated stringer at stairwell (see Structural section for probable costs). Patch and repair damaged concrete treads and risers. Replace stone steps at main entry (see Structural section for probable costs), replace concrete support beneath stone steps (assuming damage), and provide new railing system. Replace damaged plaster at underside of stairs. Prep and re-paint stairs and all repaired surfaces. On the west side of the building, provide code complaint railing at the stairwell from the basement level. See Structural section of this report for assessment and recommendation for exterior, wall mounted fire stair on west elevation of building.


Based on 2017 Assesment Cost Guidelines & Historical Data, our opinion of probable costs is as follows:

Replace elevator and elevator machine @ $42K per stop = $126,000 Repair all damaged concrete risers/treads (Allowance) = $5,000 Repair damaged plaster at underside of stairs (assuming no hazardous materials)

(Allowance) = $2,000

Repaint East and West stairs (stairs in stairwells)

(Allowance) = $3,000

Replace concrete beneath steps at Entry 84sf @ $32sf = $2,688 Replace exterior guardrail at west stairwell, furnish & install new aluminum handrails

30ft @ $120lf = $3,600

Furnish & Install new exterior aluminum stair railing at Entry

14ft @ $120lf = $1,680

Total $143,968

A6.00 INTERIOR & EXTERIOR DOORS Description: The majority of door handles in the facility are knob type and do not meet the current building code’s accessibility requirements. Most doors need painting.

Assessment:

Exterior metal doors are rusting and the majority of the door hardware in the facility is aged. Rusting was evident on doors and frames at both interior (most evident at swimming pool area) and exterior locations. Most doors require painting and new code compliant hardware. Glazing occurred in some doors and some doors have

Figure A-18: Doors in

basement. Rusted, non-

insulated assembly

Figure A-20: Door to

exterior at pool area.

Visible gap at bottom,

aged hardware

Figure A-19: Door to West

stairwell from pool area. Rust

visible on door and frame


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sidelites; it was not evident that the glazing complied the current building code’s safety glazing requirements.

Recommendation:

Replace all exterior doors and hardware (exterior door frames where needed). Consider insulated steel door type for exterior door replacements while maintaining a glazed door type at the facility’s main entrance. Replace all interior doors showing significant signs of wear or deterioration. Paint remaining doors. Replace hardware on interior doors as required to comply with current codes, including required fire ratings for doors at stairwells. If possible, consider hardware replacement as part of security enhancements to the full facility.


Based on 2017 Assesment Cost Guidelines & Historical Data, our opinion of probable costs is as follows:

Paint interior doors & frames 2,125sf @ $2.00sf = $4,250 Remove & replace interior doors & frames 45 @ $800ea = $36,000 Replace interior door hardware 45 @ $500 = $22,500 Replace exterior doors & frames (no glazing) 5 @ $1,025 = $5,125 Replace exterior doors & frames (w/ glazing) 4 @ $1,200 $4,800 Replace all exterior door hardware 11 @ $1,250 = $13,750 Replace double door and louver at basement (Allowance) = $6,500 Paint exterior doors & frames 500sf @ $2.00sf = $1,000

Total $93,925

A7.00 GENERAL FINISHES

Description:

Ceilings: The gymnasium is open to the painted steel structure above. The majority of the other areas of the building have either painted plaster or painted drywall ceilings.

Walls: Wall finishes are predominantly painted plaster. Notable exceptions are as follows. The swimming pool area’s walls are masonry. The finishes for first floor walls in the Men’s and Women’s areas include painted drywall, ceramic tile, and FRP. The wall finish of the first floor’s office and game room areas is wood paneling.

Flooring: Floor finishes are a mix of VCT, painted concrete, terrazzo (in lobby), and ceramic tile (restrooms).

Assessment:

Moisture damage to walls and ceilings was evident at each of the building’s floor levels. The amount of mold growth on walls and ceilings is considerable. Worn or damaged vinyl tile flooring occurs throughout the building, with older varieties possibly containing asbestos. Thorough assessments of conditions above ceiling cavities or behind wall finishes were not part of this initial assessment. The plaster ceiling and walls may contain asbestos.

Figure A-21: Wall and ceiling plaster

damage was observed on all floor levels

Figure A-22 (above): Vinyl floor tiles are

typically less than 12”x12” at all areas


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Recommendation:

Mold remediation is recommended for this facility. Consider procuring a thorough analysis of the building envelope to determine causes and locations of moisture infiltration. We also recommend that plastered ceiling and walls and vinyl flooring be tested to determine if they contain hazardous materials.

After moisture infiltration issues are addressed and mold has been remediated, consider updating the floor and wall finishes in all areas, prioritizing public spaces and those showing the most wear.

Figure A-25 (left): Moisture damage and

visible mold growth at

facility’s second floor

level

Figure A-23 (left): Moisture damage and visible mold growth

at facility’s basement level

Figures A-24L & A-24R (left): Moisture damage

at ceiling above facility’s

first floor level, in the

swimming pool area.


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Costs for mold remediation will vary based on the remediation specialist’s on-site findings, evaluation, and workplan. Depending on the results of those variables, the remediation costs will likely range between $6sf and $12sf. For the purposes of this assessment, the cost has been assumed to be $10sf. Costs for remediation waste removal will likely range between $12.50cy and $25cy, with the upper range being inclusive of hazardous waste.

The probable cost for a forensic study of the building envelope (Exterior Envelope and Roof Systems Moisture Survey) is inclusive of masonry water absorption testing, core sampling, infrared moisture surveys, field visits and visual survey work, review of record documents, and a final report that includes budget pricing, recommendations and options for corrective action.

Mosture Survey of Exterior Envelope and Roof Systems, including Basement

(allowance) $7,000

Mold Remediation & Abatement (allowance) = $280,000 Waste removal & disposal (allowance) = $40,000

Total = $327,000


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A8.00 ARCHITECTURAL SUMMARY

Recommendations:


1. Procure a hazardous materials evaluation, including recommendations for removal and disposal

2. Procure an Exterior Envelope, Basement, and Roof Systems Moisture Survey 3. Initiate the Mold Remediation process by contracting with a qualified mold

remediation company 4. Remove debris from gutter system & roof drains. Identify source of any

remaining clogs in roof drainage system & them take corrective measures. 5. Repair exisitng slate roofing & flashing. Procure a yearly maintenance contract

from qualified slate installer. 6. Install insulation in all uninsulated roof areas. 7. At swimming pool area, remove plywood boarding and replace glass block lites 8. Replace exterior windows with thermally broken window systems (provide

safety glazing in stairwells where required by code) 9. Repair damaged stair components, replace non-compliant railing 10. Replace elevator 11. Replace all exterior doors, frames, and hardware. Replace interior doors, frames,

and hardware at egress and public areas. Paint doors and frames. 12. Replace existing asphalt paving & base in vehicular areas 13. Replace wearing course (asphalt paving at pedestrian areas) 14. Replace paving and re-stripe basketball courts 15. Re-seed damaged lawn areas & remove trees that inhibit building maintenance 16. Replace rubberized paving at playground areas 17. Replace paving at basketball courts 18. Replace damaged areas of concrete sidewalks and curbs 19. Replace damaged concrete curbs

Probable costs:

The following is a summary of the Opinions of Probable Architectural Costs:

HAZARDOUS MATERIALS ASSESSMENT = $6,500 SITE IMPROVEMENTS = $78,077 ROOFING IMPROVEMENTS (Slate Repair Option) = $46,588 Replace Slate with Asphalt Option is $86,211

EXTERIOR WINDOW REPLACEMENT = $88,530 STAIR/ ELEVATOR IMPROVEMENTS = $143,968 DOOR/ FRAME/ HARDWARE REPLACEMENT = $93,925 MOLD REMEDIATION & WASTE REMOVAL = $320,000 MOISTURE SURVEY/ FORENSIC STUDY OF BUILDING ENVELOPE & BASEMENT

= $7,000

TOTAL $784,588

Based on the scope of our assessment, our Opinion is that architectural repair & replacement costs could approach or exceed $784,588.


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SECTION 3: MECHANICAL


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M1.00 HEATING, VENTILATING AND AIR CONDITIONING SYSTEMS

Description:

The existing heating system consists of two (2) gas-fired steam boilers supplying 5.0

psi steam to heating and ventilation equipment throughout the building. This

includes air handling units, makeup air units, fan coil units, convectors and fin tub

radiators. Presently only one boiler is operational and the other is used for parts.

See Figures M-1 thorugh M-6 for photos of existing building equipment conditions.

Assessment:

Both boilers are in very poor condition, are well beyond their useful life and need to

be replaced. The steam piping (supply and condensate return) was observed to be

in very poor condition. The pipe is badly corroded and should be replaced.

The Men’s Locker Room and Restrooms were recently renovated. These areas are in

good condition. In all other locker and restroom areas, there is no air movement and

inadequate exhaust. The existing makeup air systems and exhaust fans are not

functional.

The basement equipment room that houses the heating equipment, as well as the

swimming pool heater and filter, utilizes a single louver to provide combustion air to

these appliances. The louver is not equipped with a damper and the possibility of

freezing the water piping in this area exists during the heating season.

Miscellaneous areas and rooms throughout the building are air conditioned with

window type residential AC units. These appear to be working, but are in poor

condition.

The temperature control system presently in place is an antiquated pneumatic

system. There are numerous maintenance issues with the system and it requires

replacement and an upgrade to an electric/electronic system.

Recommendation:

The existing heating and ventilation systems are in very poor condition and the

following is recommended:

1. Remove the existing steam boilers and support equipment such as

the condensate pumps, blowdown tank, and all steam supply and

condensate return piping.

Furnish and install new high efficiency hydronic heating hot water

boilers and the respective support equipment. This includes new

recirculating pumps, an air separator, expansion tank and the

related accessories.

2. Remove all the existing air moving equipment such as air handling

units, makeup air units, heating and ventilating units, fan coil units,

convectors and radiators. Also remove exhaust fans and all related

supply, return, exhaust and outside air ductwork.


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Install new air handling units and fan coil units with new refrigerant

based cooling. This includes air cooled condensing units located

outside and all related refrigerant piping and accessories. All areas

currently served by heating and ventilating units, such as the gym

and first floor locker rooms, should be replaced with new split

system air handlers with DX (duct expansion) cooling and hydronic

heating coils served by the new boilers. Install new exhaust

systems throughout the entire building to comply with the latest

codes. Provide new ductwork for all new HVAC systems, concealed

or exposed as conditions warrant.

3. Remove the exisitng pneumatic temperature control system

including the air compressor, filter dryer and pneumatic tubing and

provide a new electric/electronic temperature control system with

a BMS (Building Management System) and DDC (Duct Digital

Controls).


The system replacement costs are as follows:

Heating System Demolition and Replacement

28,000 sf @ $26.12sf = $731,360

New ducted AC system 28, 000 sf. @ $8.00/sf = $224,000 Controls 28,000 sf @ $2.50/sf = $ 70,000

TOTAL $1,025,360

Figure M-1: Existing Boiler

Figure M-2: Existing Condensate

Receiver


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Figure M-3: Existing Condensate Return Piping

Figure M-4: Existing Combustion Air Louver

Figure M-5: Existing Convector Figure M-6: Existing Thru-the-Wall Air Conditioning Unit


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M2.00 SWIMMING POOL

DEHUMIDIFICATION SYSTEM

Description:

At present, there is a wall-mounted propeller-type exhaust fan as the only source of ventilation in the swimming pool area. The existing pool heater and filters are located in the basement equipment room. See Figures SP-1 and SP-2 for photos of existing equipment.

Assessment:

The existing swimming pool does not have an adequate dehumidification system. The humidity in the space is uncontrolled and extremely high. This condition must be addressed. The pool heater and filters are in very poor condition and need to be replaced.

Recommendation:

Provide a new ducted dehumidification system that would control the humidity as well as temperature in the space as required. This will improve comfort in both the summer and the winter and mitigate damage caused by excessive humidity.


A new pool dehumidification/temperature control unit, pool heater and pool filtration system is estimated to be:

Dehumidification Unit $45,000

Pool Heater $20,000

Pool Filter $25,000

TOTAL $90,000

Figure SP-1: Existing Pool Filter Figure SP-2: Existing Pool Heater


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M3.00 PLUMBING AND FIXTURES

Description and Assessment:

See Figure P-1 through P-5 for photos of conditions described below.

The plumbing fixtures in the Men’s Locker and Restrooms have been recently replaced and are in good condition. The fixtures meet the latest requirements of ADA for handicap accessibility. The Women’s Locker Room and Restroom, however, have not been renovated and all the existing plumbing fixtures need to be replaced. In addition, the Women’s Locker Room will require floor drains.

There are two existing gas-fired domestic water heaters and one vertical floor-mounted storage tank. The heaters are in very poor condition and well beyond their useful life. The domestic hot water system needs to be replaced with a state of the art, high efficiency water heating system.

The existing domestic hot and cold water piping throughout the building is in poor condition and must be replaced.

The existing domestic water service currently does not have a backflow prevention device. This is a violation of the plumbing code and must be corrected.

All of the existing floor drains are without trap primers. This also is a code violation and must be corrected.

Wall mounted electric water coolers are not ADA compliant and must be replaced.

Figure P-1 (left): Existing Janitor’s Sink

Figure P-2 (left): Shower control in the

Men’s Locker Room


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Figure P-5: Watercloset in Women’s Locker Room

Figure P-3: Unit Heater in Women’s Locker Room

Figure P-4: Lavatory in Women’s Locker Room


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Recommendation:

To remedy the issues with the existing plumbing systems and make the building

code compliant, we recommend the following:

1. Remove and replace the existing domestic cold water, hot water and hot

water recirculating piping throughout the building.

2. Remove the existing domestic hot water system and replace with a new

high efficiency system.

3. Remove and replace the plumbing fixtures in the Women’s Locker and Rest

Room with new ADA compliant fixtures. Add new floor drains to control

water on the floors. Perform the necessary repairs to the sanitary sewer

system and replace as required all leaking or damaged pipe.

4. Provide trap primers for all floor drains that require them by code.

5. Furnish and install new ADA compliant electric water coolers where

required.


With the exception of the renovated Men’s Locker Room and Rest Rooms, all the

building’s plumbing equipment, fixtures and piping systems are in poor condition

and need to be replaced. The following is an estimate of the probable cost:

Domestic supply piping 28,000 sf @ $3.50/sf = $ 98,000

Backflow prevention device = $ 5,000

Replace existing sanitary sewers 28,000 sf @ $3.50/sf = $ 98,000

Replace existing internal storm drainage piping = $ 25,000

High efficiency domestic water heater = $ 5,100

ADA compliant water closet = $ 3,800

2 water-saver water closets = $ 3,000

ADA compliant lavatory = $ 1,500

ADA compliant water cooler = $ 1,800

3 ADA compliant lavatory faucets @ $500/ea. = $ 1,500

ADA compliant shower = $ 4,000

4 shower heads @ $200/ea. = $ 800

3 mop basins @ $2,000/ea. = $ 6,000

2 ADA compliant bi-level water coolers @ $3,000/ea. = $ 6,000

TOTAL $ 259,500


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M4.00 SUMMARY


1. Remove the existing heating system and all associated piping and equipment.

2. Furnish and install a new high efficiency hydronic heating system complete with new piping, boilers, heating pumps, unit heaters and convectors as required.

3. Remove all the existing air moving equipment including air handlers and exhaust fans.

4. Furnish and install new air handling units, fan coil units, and a new refrigerant based cooling system.

5. Furnish and install exhaust systems throughout to comply with the latest codes.

6. Remove the existing temperature control system and replace with a new electric/electronic system with a Building Management system.

7. Remove and replace the existing domestic cold water and hot water systems throughout the building.

8. Remove and replace plumbing fixtures in all areas not previously renovated. 9. Perform necessary repairs to the building sanitary sewer system. 10. Provide ADA compliant electric water codes where required. 11. Provide a new ducted dehumidification system to control the temperature

and humidity in the pool area, as well as a new pool heater and pool filter.

The total probable mechanical costs, based on the 2017 Assessment Cost Guidelines, are estimated to be as follows:

Heating, Ventilating and Air Conditioning $1,025,360 Swimming Pool Dehumidification System, Pool Heater, and Pool Filter $ 90,000 Plumbing and Fixtures $ 259,500 TOTAL $1,374,860


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SECTION 3: ELECTRICAL


37

E1.00 ELECTRICAL POWER SYSTEM

Description:

The electrical services to the facility enter on the east side of the building. One

service is 400 amps at 240 volts, 3-phase (3 wire system). The other is 400 amps at

240/120 volts, single-phase, (3 wire system). Both services appear to provide proper

grounding upon inspection. The local utility company owns the transformer on a

pole adjacent to the building service entrance along the east. Secondary conductors

are routed in conduit down the utility pole, underground through the building’s

foudation wall to the main electrical distribution equipment. The main electrical

distribution equipment at the service entrance location in the lower level boiler room

is original to the building. Power is extended to several branch circuit panelboards

throughout the building for branch distribution. The branch equipment is old and in

poor condition. The installations are in violation of many NEC (National Electrical

Code) equipment and working space codes.

Assessment:

The distribution and branch electrical equipment was installed original to the

building with some changes and additions as time went on. The new work was not

done in a clean and workmanlike manner, with much of the work exposed or in

violation of NEC codes.

Recommendation:

Replace existing electrical service along with branch panels due to age and

condition and increase the service to accommodate the new proposed HVAC loads.




Electrical service replacement - 28,000 sf @ $16.23/sf = $ 454,440

Figure E-1A (above): Service

switches

Figure E-1B (above): Branch

electrical panel


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E2.00 EMERGENCY LIGHTING SYSTEM

Description:

The building’s emergency lighting is provided by individual exit signs and

emergency lighting battery packs in the corridors and public spaces. There is no

emergency lighting at the exit discharges to the exterior.

Assessment:

Emergency lighting is required on the exterior at the egress exit disgcharge. The

emergency lighting coverage in most public areas appears to be adequate, but is

deficient in some egress paths throughout the facility. Some exit signs are not

battery operated while other batteries are likely at end of life, but some are new and

in good condition.

Recommendation:

Provide supplemental exit and emergency lighting where required via individual exit

signs and emergency battery packs, including at each exterior egress exit.




Emergency lighting partial replacement 20 @ $300/fixture = $ 6,000

E3.00 FIRE ALARM SYSTEM

Description:

The building has an existing zone type fire alarm system. The system is expandable.

Pull stations are provided at exit discharge and bells/horns/strobes are utilized for

notification.

Figure E-3 (left): Fire Alarm Control Panel.

Figure E-2A (above): Exit signage Figure E-2B (above): Emergency Lighting Unit


39

Assessment:

Proper building coverage is not provided, notification devices are not provided in

some locker rooms and restrooms along with other public spaces. Existing

notification devices do not provide the proper candella ratings in some locations and

do not provide the required coverage in other locations, especially in corridors. The

fire alarm system is in fair condition.

Recommendation:

Expand existing system and provide proper coverage. Replace existing annunciation

devices with new devices and/or supplement current placement with additional

notification devices.




Fire alarm system expansion 2,400 sf @ $1.50/sf = $3,600.00

E4.00 TELE/ DATA SYSTEMS

Description:

The existing incoming telecommunications utility service terminates in the basement.

The utility is routed overhead along the building, then through the foundation wall

and to a plywood backboard. A switch is located on the first level. Most existing

cabling is in poor shape and outdated. New horizontal cabling is installed surface

mounted and routed as was convenient.

Assessment:

Equipment is in fair condition and may be adequate for facility use.

Recommendation:

Provide closet and consolidate service and equipment in one location. Provide new

cabling for any new devices and/or WIFI. Determine future use and assess existing

equipment for those needs. Contract an IT consultant to evaluate potential

enhancements.


Our opinion of probable construction costs is as follows:

Technology consolidation (Lump sum) = $6,000

E5.00 LIGHTING SYSTEMS

Description:

Interior lighting consists of mostly linear fluorescent fixtures utilizing T8 or T12

lamps. The lighting levels appear to be low to adequate in all spaces. The lighting

fixtures in the gymnasium are HID. There are no automatic lighting controls for

interior spaces and most spaces only have one level of local lighting control. Exterior

lighting is provided by building mounted HID (high intensity discharge) fixtures and

is controlled via analog time clock.


40

Assessment:

The lighting fixtures are old and use inefficient technology. The lack of automatic

controls also contributes to the energy consumption. The facility is not in

compliance with the current energy code – IECC 2012. The facility requires a lighting

controls system for the interior lighting as well as the exterior lighting. Energy code

also mandates that more than one level of control be provided in each space.

The lighting levels in the gymnasium and pool are inadequate according to IES

(Illuminating Engineering Society) recommendations. The exterior lighting is in fair

condition, but does not provide minimum IES recommended coverage.

Recommendation:

Upgrade all lighting fixtures with new LED technology. Provide a lighting control

system for the interior and exterior lighting consisting of relay panels adjacent to

branch lighting panels. Control individual rooms with local occupancy sensors.

Provide more than one level of control or local automatic control in each space in

accordance with IECC 2012.




Building lighting replacement 28,000 sf @ $5.00/sf = $ 140,000

Site lighting replacement 6 fixtures @ $1000/fixture = $ 8,000

Total $148,000

E6.00 SECURITY SYSTEMS

Description:

The existing security system is located in the basement and consists of door contacts on exterior doors and motion sensors throughout the building. The keypad is in the first floor lobby.

Figure E-4 (above): Exterior lighting.

Figure E-5 (left): Security system control pad


41

Assessment:

The existing security system is in good condition. Video surveillance is not provided.

Recommendation:

Contract a security consultant to survey property to evaluate potential security

enhancements, including video surveillance.




Security system partial upgrade 28,000 sf @ $1.35/sf = $ 37,800

E7.00 SUMMARY

Recommendations:

With the exception of the renovated Men’s Locker Room and Rest Rooms, all the

building’s electrical equipment, fixtures and lighting systems are in poor condition

and need to be replaced.

The summary of recommended electrical improvements is as follows:

1. Replace the existing electrical service and distribution. 2. Replace and supplement existing exit and emergency lighting and

add emergency lighting at exterior egress doors. 3. Expand existing fire alarm system to include new devices. 4. Consolidate existing tele/data equipment and cabling. Provide new equipment

and/or devices based on facility requirements. 5. Replace existing interior fluorescent lighting with more efficient

LED fixtures. 6. Replace or supplement existing exterior lighting fixtures. 7. Investigate security needs and add cameras as needed.


The following is a summary of the electrical estimates of probable costs:

Electrical service replacement 28,000 sf @ $16.23/sf = $ 454,440

Building lighting replacement 28,000 sf @ $5.00/sf = $ 140,000

Site lighting replacement 6 fixtures @ $1000/fixture = $ 8,000

Security system partial upgrade 28,000 sf @ $1.35/sf = $ 37,800

Emergency lighting partial replacement 20 @ $300/fixture = $ 6,000

Fire alarm system expansion 2,400 sf @ $1.50/sf = $ 3,600

Technology consolidation Lump sum (allowance) = $ 6,000

TOTAL $ 655,840

The total probable electrical costs are estimated to be $655,840.


42

SECTION 5: SUMMARY


43

SUMMARY OF FINDINGS

Water infiltration is a significant issue throughout this facility and will only continue

to adversely affect the building if the causes are not thoroughly researched and

properly addressed. Building systems do not meet current energy codes. Current

code compliance is not mandatory for existing buildings but becomes a requirement

for significant renovations.

While this assessment considers building components and systems, we recommend

a holistic approach to improvements. A holistic approach will provide the longest-

term value to the neighborhood that this facility has served for nearly one-hundred

years.

The Summary of the Opinions of Probable Costs per each Section’s

Recommendations is as follows:

Structural recommendations = $808,000 Architectural recommendations = $784,588 Mechanical recommendations = $1,374,860 Electrical recommendations = $655,840

Total $3,623,288

Our Opinion of total costs, including Construction and Non-Construction costs is

$5,083,473.

Please see the Matrix on the following pages for a detailed breakdown of costs.


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e.j. kovacic recreation center - cleveland · the boiler room and storage room occupy the south...

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