Washington Highlands Cost Benefit

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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC

TABLE OF CONTENTS

Section

EXECUTIVE SUMMARYwith Zoning Considerations

PURPOSE AND SCOPE

SUMMARY OF FINDINGS

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Setty & Associates International, PLLC TOC


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Executive Summary

ESTIMATE OF RENOVATED BUILDING CONSTRUCTION COSTDescription Percent

of Total Square FootCost CostSummaryBuilding Area(gross sq. ft.) 20,000Site Development 4.29% $11.75 $235,000Substructure 1.16% $3.17 $63,440Superstructure 0.00%Exterior Enclosure 14.09% $38.59 $771,825Roofing 5.58% $15.30 $306,000Interior Construction 34.99% $95.87 $1,917,420Elevator 4.56% $12.50 $250,000Plumbing 3.38% $9.25 $185,000HVAC 15.98% $43.78 $875,640Fire Protection/Suppression 3.74% $10.25 $205,000

Electrical 4.01% $11.00 $220,000ADA/CODE 8.22% $22.51 $450,280Subtotal Construction $273.98 $5,479,605Contractor Fees 20% $54.80 $1,095,921Subtotal Construction $6,575,526Design Fees 8% $26.30 $526,042.08Permits/Fees 5% $16.44 $328,776.30

Escalation 3% $0.79 $15,781.26

Total $372.31 $7,446,126

The purpose of this estimate is to provide an opinion of the building construction cost in todays dollars on a cost persquare foot basis. The building construction cost excludes land costs and interior furnishings, fixtures, andequipment not associated with the building. The costs are based on a gross building area of 20,000 square feet, asprovided by the owner. These estimates are based upon RS Means estimating manuals and from knowledge ofhistoric construction costs in the Washington, DC, area.

In summary, based on the facilitys overall infrastructure and the cost associated with the renovation of the existing49-year old facility, SAI views demolishing and removing the existing library as feasible. By renovating the existinglibrary, the overall look may not meet the expectations of the new DCPL format. Costs for major changes to the skinand faade reconfigurations were not considered.

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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Executive Summary

Setty & Associates International, PLLC Executive Summary Page 3

Washington Highlands Library Site Considerations

The existing site is located in Ward 8, Square No. 6172, Lot 813, at the corner of 115 Atlantic Street, SW and SouthCapital Terrace, SW. The parcel is identified on the DC Zoning Map as R-2. Prior to proceeding with any designs fora new building, the zoning should be confirmed by obtaining a zoning certification. R-2 districts are designed toselectively restrict development in quiet residential areas while allowing for non residential uses that would supportdesirable neighborhood activities such as schools, churches, community centers and libraries.

The R-2 zone permits matter-of-right development of single-family residential uses for detached and semi-detachedstructures, with a minimum lot width of 40 feet and lot area of 4000 square feet for detached structures, and 30 feetand 3000 square feet for semi-detached structures; a maximum lot occupancy of 60% for church and public schooluse and 40% for all other structures, and a maximum height of three (3) stories/forty (40) feet.

The current Highlands Library site area is approximately 29, 793 sf. Maximizing the lot occupancy at the 40%maximum allowable coverage yields a building footprint of 11,905 gsf. At the maximum height of three stories, thiswould yield a hypothetical building area of 35,715 gsf. However, if the .9 FAR requirement is applied to the site as ifit were a school, the maximum building area would be 26, 813 gsf. The two-story plus basement structure on thissite would occupy less than 40% of the site and fall within the 8 side yard and 20 rear yard setbacks.

In considering the potential for a new facility in this community, the desired square footage is in the 20,000 gsf, rangeaccording to the facility space program provided. A new building of this size could be of two story plus servicebasement configuration with parking to be provided in the existing rear parking lot. This would leave sufficient spacefor the required 18 parking spaces (1 space per 1,000 gsf except first 2,000 gsf require no spaces). However, theexisting parking lot in the rear of the building creates an undesirable dual public entry and /or long walk to the frontdoor for patrons. A single public entry from the parking area would be preferred for both security and access controland monitoring. Reorganizing the site to provide a more accessible entry from the patron parking area should be ahigh priority in a new replacement facility design.

The New Facility Construction Cost in the Estimated Cost Comparison chart represents the rough Square Foot Cost

for a new 20,000 S.F. facility based on the value derived from 2008 RS MEANS Square Foot Costs Book 29thAnnual Edition. The estimate is the raw building cost and does not include contingencies, Furnishings, Fixtures, andEquipment (FF&E), and development Soft Costs other than the Architectural and Engineering fee.


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Purpose and Scope

PURPOSE AND SCOPE

A. PurposeThe purpose of this assessment is to evaluate the condition of the existing building and site and provide a

cost-benefit analysis of renovation verses demolition and new construction. The report is based on thoseconditions observed on the days the field assessment was accomplished and from information obtainedfrom our review of the available construction documents. This report is by no means a guarantee of theoverall condition of the facility.

B. Scope of Services1. The Scope of Services for this assignment includes the following:

Architectural Assessment Mechanical, Electrical, Plumbing, Fire/Life Safety Assessment Structural Assessment Limited Elevator Assessment Opinions of Probable Costs Limited Photographic Documentation of Specified Deficiencies

2. The Scope of Services for this assignment does not include the following: Concealed or inaccessible areas of the building that require the use of destructive investigations

beyond that proposed in the Scope of Services.

Work requiring the use of special consultants beyond that noted in the Scope of Services. Furniture, fixtures, and process equipment not part of the building structure. Utility rooms and power vaults, which are the property of the utility company. A definitive opinion concerning compliance with all codes/regulations, due to the existence of

literally thousands of local and model codes, and regulations pertaining to design andconstruction. Setty & Associates, International, PLLC, shall exercise usual and customaryprofessional care, as architects and engineers, in its efforts to obtain available information and toassess building code/regulation compliance.

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

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

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

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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Purpose and Scope

Setty & Associates International, PLLC Purpose and Scope Page 2

C. Documents Reviewed

Sheet No. Dated Document Description Archi tect/Engineer

Drawings/Plans

8 sheets 6/19/58 Limited Library Project Drawings (PDF)Victor De Mers, Architect

Washington, DC

Specifications

No specifications were provided for review.

Soils Reports

No soils reports were provided for review.

ALTA Survey

1 sheet Undated Site PlanDepartment of Public

WorksWashington, DC

Other

38 pages 4/30/01 Building Condition Survey

Washington DC Office ofStandards and Inspectionsand the Office of Property

Management

Public Records Documents

Not Applicable

D. RepresentationThis property condition assessment report was prepared by Setty & Associates, International, PLLC, for the

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

E. Condition RatingsWhere deficiencies are observed, the current condition categories are ranked on five condition values from

worst to best. The categories are failed or failing, poor, fair, good, and new/excellent.


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Section 1.0 Substructure


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 1.0 Substructure

1.0 Substructure

Description

Item Description

Building Construction Date 1959

BUILDING

1.1 Foundations

Type Reinforced cast-in-place concrete.Concrete pier footings at columns.Spread footings at exterior and interior walls.

Footings Spread: Not providedStrip: 12 x 22

Exterior Footing Depth 1-8 below slab-on-grade

Bearing Capacity Not provided

1.2 Slabs-on-grade

Construction, Joints, etc. 6 thick cast-in-place reinforced concrete

1.3 Basement Excavations/Walls

Exterior Walls 12 thick reinforced concrete masonry units or concrete walls

Condition

BUILDING

1.1 Foundations

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

1.2 Slabs-on-grade

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

1.3 Basement Excavations/Walls

Overall, based on our visual observations, the building appeared to be designed and constructed in accordance withindustry-standard practices.

Recommendations

No expenditures are anticipated.

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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 2.0 Shell

2.1 Superstructure

Description

Item Description

Building Construction Date 1959BUILDINGFloor Framing

Floor Deck 2-way cast-in-place reinforced concreteStructure Reinforced cast-in-place concrete beams and columns

Roof FramingRoof Deck Reinforced concrete slabStructure Reinforced concrete beams and columns

Typical Bay Size (approximate) Not applicableOther Features

Exterior Walls 4 face brick with steel lintels, cracking and rotation at the southwest cornerStairs Cast-in-place reinforced concrete

Condition

BUILDING

The overall condition of the structural system(s) was good. Our observations did not reveal any distress oroverstressing of supporting members. Unusual or suspect cracking that may be evidence of structural relatedconcerns was not observed in the interior or exterior walls except at the southwest corner of the building. See Section2.2, Exterior Walls, for issues and recommendations.

Overall, based on our visual observations and drawing review, the building appeared to be designed and constructedin accordance with industry-standard practices.

Recommendations

Repair the southeast masonry corner and parapet wall. The face brick of the parapet is separated from the backupwall along the top edge and is leaning outward. Repair by mechanically pinning the parapet face brick back to thebackup. Opinion of Cost: $50,000.00.

Prep and paint the steel lintels supporting the masonry openings. Opinion of Cost: $13,440.00.

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

Photo A-2: View of the Reinforced ConcreteStructural Frame

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Section 2.2 Exterior Walls, Windows and Doors


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2.2 Exterior Walls, Windows, and Doors

Description

Item Description

Building Construction Date 1959BUILDING

Exterior WallsPredominant Material Brick veneer - 95% of areaSecondary Material Cast concrete trim at window perimeters.Finish/Coatings Not applicable.Height Overall 15Perimeter 421 ft.

WindowsNumber / Type(s) 25 fixed/awning windowsSize(s) Size varies 3-0x 6-0 to 6-0 x 16-0Sealant (Glazing / Perimeter) Caulking.Predominant Glazing Material Single pane glazing

Predominant Frame Material AluminumStorefront - Location Front entrance only

Area/Glazing/Division 200 sf/GlassFrame Material Steel

Doors - Personnel / ServiceNumber / Locations(s) 5/variousType(s) Steel frame with wired glass glazing double doorsSize(s) 3-0 - 7-0 typical

Doors - OverheadNumber / Locations(s) Not applicable.Type(s)Size(s)

Other Exterior Features None

Condition

BUILDING

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

Recommendations

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

2. Budget for the prep and repainting of all exterior trim and soffits. Opinion of cost: $80,000.00.Setty & Associates International, PLLC Section 2.2 Exterior Walls, Windows and Doors Page 1


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

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

Photo A-3: View of Brick Veneer along Front Elevation Photo A-4: View of Spalled Concrete Window Trim

Photo A-5: Repair and Repoint Brick Veneer Photo A-6: Repair and Repoint Brick Veneer

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Setty & Associates International, PLLC Section 2.2 Exterior Walls, Windows and Doors Page 3

Photo A-7: Repair and Repoint Brick Veneer Photo A-8: Evidence of Masonry Efflorescence

Photo A-9: Evidence of Cracked Masonry Photo A-10: Replace Damaged Bricks

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


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Section 2.3 Exterior Roofing


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2.3 Exterior Roofing

Description

Item Description

Building Construction Date 1959ROOF

System Age UnknownTotal Roof Area 11,500 sfNumber of Sections 2Surfacing N/AMembrane Spray foam over built-upInsulation Unable to observeAttachment Unable to observeDeck Type ConcreteDeck Slope < 1/8 per ft.Flashings Pre-fab metal flashing and counter flashing, spray foam

Perimeter Masonry parapet wallPerimeter Treatment Metal copingDrainage Interior drains with strainers (main roof)Overflow Protection Thru wall scuppersWarranty Information not availableManufacturer Information not availableOther Features N/A

Condition

ROOF

The roofing consists of built-up roof membrane installed in 1981 by KC Home Improvement. The membrane has a

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

Recommendations

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

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

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

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Setty & Associates International, PLLC Section 2.3 Exterior Roofing Page 2

Photo A-12: View of Roof Access Hatch Photo A-13: View of Typical Clogged Roof Drain

Photo A-14: View of Ponding Water Photo A-15: View of Typical Clogged Scupper


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Section 3.0 Interiors


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 3.0 Building Interiors

3.0 Interiors

Description

Item Description

Building Construction Date 19593.1 Interior Construction

Walls Painted CMU block wallsDoors Flush wood veneer with knobs. Metal doors at stairs, mechanical rooms and

electrical rooms.Interior Specialties Not applicable.

3.2 StairwaysConstruction Type Cast-in-place concrete with metal nosed treads, CMU block walls, painted

metal railingsStair Finishes Composition tile floors, painted CMU wallsRailings 2-inch diameter metal pipe railings

3.3 Interior FinishesWall Finishes Painted CMU block. Minor exposed brick walls.Floor Finishes 12 x 12 resilient vinyl tile in meeting rooms. Carpet (tight loop-pile

broadloom) in reading room. 2 x 2 ceramic tile in public restrooms.Ceiling Finishes Standard 2 x 4 acoustical ceiling tiles, painted plaster, and painted gypsum

board.

Condition

3.1 Interior ConstructionThe interior construction and partitions are generally well constructed and durable. Interior partitions are generallyconstructed of CMU. Some wood stud walls with gypsum wallboard (drywall) are present. Floors are concretebeneath the floor coverings and finishes.

Interior swinging doors generally consist of flush wood veneer doors with knob hardware. Doors are in fair to poorcondition. Knob hardware will need to be replaced if the department should initiate an ADA upgrade at the facility.

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

3.3 Interior FinishesInterior walls consist primarily of painted concrete masonry units. Some areas of painted gypsum board or exposed

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

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

3.4 Building Code AnalysisMeeting rooms provided in the basement do not have two means of egress.

Recommendations


3.1 Interior ConstructionAllowance of $150,000 for relocation of furniture and minor corrections.

3.2 StairwaysNo expenditures are anticipated.

3.3 Interior Finishes1. Repair and replace the water damaged plaster, gypsum board, and acoustical tiles at the library ceilings.

Opinion of cost: $5,000.00.

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

3.4 Building Code Analysis3. Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit

signs, panic hardware, and devices. Opinion of cost: $60,000.00.

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

5. Provide a handrail for the stairs to the basement mechanical room. Opinion of Cost: $1,500.00.6. Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit

signs, panic hardware, and devices. Opinion of cost: $60,000.00.

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

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



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Photo I-1: Water Damaged Ceiling Tiles Photo I-2: Water Damaged Carpeting

Photo I-3: Water Damaged Plaster Ceilings Photo I-4: Acousti cal Ceiling Tiles that have Fallen


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Section 4.1 Conveying Systems


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.1 Conveying Systems

4.1 Conveying Systems

Description:

Item Description

Building Construction Date 1959Passenger Elev. #1 1,200 lb Capacity

Machines Hydraulic, Rotary Lift Company S/N 15014Controllers Installed 1959Door equipment GAL car and hoistwayADA compliance Missing telephone and audible tones

Condition

One two-stop hydraulic elevator manufactured by Rotary Unit Company is provided. The elevator is original to thebuilding and has not been modernized. The overall condition of the elevator system is poor. The elevator operatednormally within its design parameters at the time of our observations, but the library manager stated that it does jam

on occasion while in use. Generally, the interior of the elevator appeared to be dirty and worn. Some interior signagewas damaged or missing, and the light fixture cover was missing. The elevator has a 36 wide door and a cab size of55 x 39 which does not meet the current requirements for the ADA. The elevator does not have an emergencycommunication device, audible signals, floor passing tones, and accessible controls. The elevator is not accessibleand repair parts may be expensive and difficult to find. A new accessible elevator would require a larger shaft thanwhat is currently provided. Provide a new accessible hydraulic elevator in a larger shaft. Engage an elevatorconsultant to specify the elevator, obtain bids, and monitor the installation.

The machine room was not air-conditioned, but the temperature at the time of our observations was within the designparameters for the equipment currently installed. However, either due to the leaking roof or a leaking foundation, theelevator machine room appeared to have significant water damage. Metal component covers and shields had rustdamage from standing water and the floor appeared to be wet at the time with water and hydraulic fluid. Overallcondition appeared poor but operational.

If properly maintained, the elevator equipment (exclusive of the hydraulic cylinder) may have an estimated remaininguseful life of two years. With continued water infiltration to the machine room, life expectancy may be reduced.

The elevator is key operated from the hall buttons and is currently not ADA compliant.

Specific ADA deficiencies noted were:

Missing telephones. Improperly marked telephone cabinets, hall buttons key operated. No hoistway entrance Braille or audible tones. Non conforming cab size and configuration.

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

Recommendations


Provide a new accessible hydraulic elevator in a larger shaft. The existing cab size, controls, and communicationdevice are not accessible. Engage an elevator consultant to specify the elevator, obtain bids, and monitor the

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installation. Opinion of cost: $250,000.00.

1. Install hydraulic safety devices. Opinion of cost: $9,600.00.2. Repair elevator travel indicator. Opinion of cost: $180.00.

Government, Regulatory or Code Issues

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

Photo CS-1: Elevator Interior Photo CS-2: Elevator Control Panel

Photo CS-3: Elevator Light Fixture Photo CS-4: Elevator Machine Room Damage



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Photo CS-5: Elevator Hydraulic Equipment Photo CS-6: Elevator Control Panel


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Section 4.2 Mechanical Systems


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.2 Mechanical Systems

4.2 Mechanical Systems

Description

Item Description

BUILDINGBuilding Construction Date 1959Chilled Water System The chilled water system consists of two Trane Intellipak air-cooled chillers on

the roof. These chillers are both 25 tons (Trane model CGAFC25EADA).

One Bell & Gossett chilled water pump located in the ground floor boiler roomcirculates the chilled water in the cooling system to the air handling units andfan coil units via an insulated black-steel piping system.

Heating Water System Weil McLain Model 688 Series 1, 1028 MBH steam, 1358 MBH gross outputboiler, Riello RS50 burners, steam to hot water converter, two hot watercirculating pumps, steam condensate receiver with one boiler feedwaterpumps, automatic boiler chemical feeder with pumps.

Air Handling Units American Blower central air handling unit serves main library space on thefirst floor, as well as various offices and other spaces on the first floor andbasement floor. The main, first floor library space is served by approximatelytwenty-four round ceiling diffusers.

Fan and Coil Units Some perimeter zones are heated by wall-mounted, fully enclosed radiators,and supplemental heating and cooling is provided to other perimeter andinterior zones through fan coil units. Supplemental units serving areas are asfollows:

First Floor Office fan coil unitWork Room radiator onlyKitchen/dining area fan coil unitReceptionist desk fan coil unit

Childrens Library office fan coil unit

Basement Floor Small meeting room three (3) fan coil units, one radiatorLarge meeting room three (3) radiators onlyHallway fan coil unit

Additionally, there are hot water radiators and convectors located at variousperimeter locations on the first floor. Total radiators is 25.

Exhaust Fans There are five roof-mounted exhaust fans on the roof of the building. Thesefans serve as exhaust for bathrooms, kitchen, etc.

Heating & Ventilating One basement heating and ventilating unit provides outside air ventilation tothe basement areas including the machine room, storage rooms, and

bathrooms.HVAC Controls Building controls for mechanical equipment are pneumatic, with compressedair supplied by a compressor located in the basement boiler room. Individualspace temperature is controlled by local thermostats or equipment mountedcontrols and sensors as with radiators and fan coil units.

Miscellaneous Equipment An incinerator, Joseph Gooder model, is located in the basement boiler room.

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Basis for Equipment Replacement Recommendations

Assessment of continued equipment performance is based on published median service lives for equipment type.Fifty-percent of equipment failure, for a variety of reasons, occur by this age. The ability of equipment to operate

beyond this time is a function of many factors. Operating equipment to the point of failure is never a goodmaintenance policy because few, if any organizations possess the financial means to execute extensive, widespreadsystem replacement in a single fiscal year. Almost all organizations rely on a systematic replacement program toavoid the financial consequences of simultaneous failures. Organizations frequently extend equipment service lifethrough active maintenance programs. This procedure postpones, but does not eliminate, the timetable forequipment and system replacement.

Condition

BUILDING

Chilled Water System

The air-cooled chillers appear to be in good operating condition. However, there was some piping insulation andjacket damage observed at various locations, which should be repaired. The two 25-ton chillers have been in servicesince approximately 2000 and should be expected to reach the end of service life within five to ten years with propermaintenance. The base support for these chillers appeared to be in good condition.

The pump is in good operating condition. This pump should provide reliable service over the next ten years andreplacement should be anticipated at that time. Some chilled water piping and insulation needs maintenance andmost piping appeared to be original.

Heating Water System

The boiler is in good condition. No major problems were noted or brought to our attention. The boiler and burnerappeared to be in new condition, installed within the last five years. The hot water circulation pumps and condensate

receiver and feedwater pumps all appeared to be in good condition, also installed within the past five years. Moststeam and hot water piping appeared to be original and some piping and insulation was in need of repair. The steamto hot water heat exchanger is original and is likely near the end of its useful life.

Air Handling Units

The basement boiler room mounted air handling unit has been in service for an indeterminate period of time (missingnameplate), but appeared as though it was at least 25 years old or more. The air handler and coils appear to havereached their useful life and should be replaced.

The air handling unit coil pipes and valves are corroding and have some damaged insulation. In addition, pipinglacks thermometers and various other gauges which are useful to observe system operation.

Fan and Coil Units

The fan and coil units and fin-tubed radiators and convectors, while many still appeared operational, have all reachedthe end of their useful life and should be replaced.

Exhaust Fans

The exhaust fans appear to be in fair to poor condition but operability could not be determined at the time of survey.They have all reached the end of their useful life and should be replaced.



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Heating and Ventilating

The basement heating and ventilating unit appears to have reached the end of its useful life and should be replaced.

HVAC Controls

No central building automation system exists and while the existing pneumatic controls appear operational, they areold and should be upgraded to a modern DDC system. The accuracy and function of the existing controls systemcould not be fully determined at the time of survey. It is likely that service and calibration are necessary.

Other Conditions

Preventative maintenance procedures appeared to be fair. The existing incinerator in the basement appeared to be unused.

Recommendations

The following is a summary of our recommendations and opinion of cost.1. Arrest rust advancement by comprehensive application of corrosion-inhibiting paint to metal surfaces

matched to metal type and environment throughout building. Surfaces need to be prepared inaccordance with manufacturers instructions. This work should be scheduled for near-futureaccomplishment, in lieu of a multi-year program, to postpone metal failure. Opinion of cost: $4,220.00.

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

3. Repaint or replace rusted diffusers and grilles. Opinion of cost: $6,300.00.4. Repair insulation on chilled water piping. Opinion of cost: $1,800.00.5. Install fire dampers where AHU supply and return ductwork penetrates rated walls. Opinion of cost:

$15,320.00.

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

7. Demolish and remove incinerator. Opinion of cost: $5,500.00.8. Replace air handler. Opinion of cost: $35,000.00.9. Clean and replace old ductwork, re-insulate. Opinion of cost: $125,000.00.10. Replace duplex condensate pump. Opinion of cost: $9,000.00.11. Bring building up to current energy and mechanical codes. Opinion of cost: $115,000.00.12. Install new DDC control system comparable to DCPL specifications. Opinion of cost: $200,000.00.13. Provide new fan coils, control valves, balancing valves, piping connections for existing units. Opinion of

cost: $25,000.00.

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



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Photo M-1: Existing Steam Boiler Photo M-2: Existing Air Handling Unit and Piping

Photo M-3: Incinerator Photo M-4: Chilled Water Pump

Photo M-5: Condensate Receiver and Feedwater Pumps Photo M-6: Hot Water Circulation Pumps



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Photo M-7: Boiler Chemical Feeder

Photo M-8: Compressor and Controls Panel Photo M-9: Ceiling Mounted Fan Coil Unit



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Photo M-10: Hot Water Radiator Photo M-11: Round Ceiling Diffuser

Photo M-12: Thermostats Photo M-13: Typical Room Exhaust Fans

Photo M-14: Air Cooled Chillers


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Section 4.3 Electrical Systems


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.3 Electrical Systems

4.3 Electrical SystemsDescription:

Item Description

BUILDINGBuilding Construction Date 1959

Service, Switchgear The electrical service to the facility is provided by Potomac Electric PowerCompany (PEPCO). Secondary service conductors are routed throughunderground ducts to the 400-ampere, 208/120-volt, three-phase, four-wire maindistribution panel board service via the wall mounted C/T cabinet with PEPCOmetering. There is a central KWH meter, which is used to record electricalenergy consumption by the building for billing purposes

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

There is no evidence that any kind of preventive maintenance program was inplace for this building.

Emergency Power Distribution Systems There is no independent emergency back-up power source in the building. Sincethere is no independent back-up power source in this building, complete poweroutage from the utility company means a total black out for the entire building.

Lighting Systems The facility is illuminated using both fluorescent and incandescent lamp fixtures.The typical recess/surface mounted commercial 1x4 and 2x4 acrylic lensesfluorescent lighting fixture with T12 lamp and electromagnetic ballasts are usedon main level and surface mounted lx4 fluorescent and ceiling mountedincandescent lighting fixtures are used in lower level. The light fixtures in thecommon areas are incandescent ceiling mounted fixtures. The stairwaysilluminated by ceiling and wall mounted commercial incandescent lightingfixtures. Local switches controlled the interior lighting systems.

The main feeder for the emergency white lights and exit signs fixtures is tappedahead of main service switch.Exterior lighting consisted of building mounted HID lighting fixtures on the southside of the building and incandescent fixtures with wire guards on the east sideof the building. Some of the exterior flood lights are controlled automatically bythe timer switches with astronomical dial.

Wiring Devices In general, there are enough general receptacles in facility

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

Telephone System Appears to be in good condition.

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Recommendations

The following is a summary of our recommendations. Opinion of cost for total Electrical Renovation: $220,000.00.

Switchboard and Power Distribution

A. The main panel board and associated branch circuit panel boards should be replaced with new panelboards. There was no evidence of damage from short circuits or overloads. No action is required byPEPCO for upgrading the electrical service.

B. The wiring appeared to be in good condition. No problems were noted. Conduits, where visible, were ingood condition.

C. The elevator disconnect switch located in the elevator machine room should be replaced with a new shunttrip type disconnect switch.

D. Replace existing lighting fixtures 1x4 and 2x 4 with new lighting fixtures with energy saving lamps andballast (T8 & electronic ballast)

E. Replace branch circuit panel boards throughout.F. Generally, the branch circuit wiring can be reused and extended to new device locations as required.

Emergency Power Distribution Systems

There is no requirement for an emergency generator power system installed for this facility building. However,multiple individual batteries and inverters will be provided to support the new emergency lighting and fire alarmsystem. A minimum of 90 minutes capacity supply shall be required for all the emergency batteries. In addition,power supply (tap a head of main service switch) shall be specified for the fire alarm control panel as required by DCFire Codes.

Emergency Lighting (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing)

A. All emergency fluorescent lighting fixtures in the egress path should be provided with emergency ballast asrequired by code.

B. Replace all existing exit sign lighting fixtures with LED type and battery pack unit lighting fixtures. Upon lossof the local white light circuit, the DC powered exit sign lamps and the emergency egress lights illuminateand provide at least one foot-candle maintained illumination.

Fire Alarm System (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing)

We recommend replacing the entire existing Fire Alarm System to meet the current code is as follows:

A. Provide all the visual devices with new devices that are ADA compliant per current code requirements.B. Provide fire alarm audio/visual devices throughout the building.C. Provide a heat detector in the elevator machine room and duct-mounted smoke detectors shall be installed

in the return and supply ducts of all air handling systems having air flow greater than 2000 cubic feet perminute.

D. Provide all fire alarm smoke detectors throughout the building.Setty & Associates, Ltd. Section 4.3 - Electrical Systems Page 2


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General Recommendations (if no overall renovation is undertaken)

A. Replace all existing 2x 4, 1x 4, and industrial strip lighting fixture lamps and magnetic ballast with type T8and electronic ballasts.

B. Replace all existing receptacles.C. Replace existing incandescent lamp with new fluorescent lamp at all areas.D. Properly secure all existing wiring/conduit as required throughout the entire building.

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

Photo E-2: Main Distribu tion Service Panel

Photo E-3: Branch Circuit Panel Photo E-4: Lighting Main Level



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Photo E-5: Lighting Lower Level


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Section 4.4 Plumbing Systems


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.4 Plumbing Systems

4.4 Plumbing Systems

Description

Item Description

BUILDINGBuilding Construction Date 1959Domestic Hot and Cold Water System City water enters the building and is distributed to each plumbing fixture via a

copper piping system. A 2 cold water service to the building is tapped froman 8 city water main on South Capitol Terrace. The building water meter islocated adjacent to the building in a grassy area between the building andthe street. Domestic water lines appear to be original to the building.

Domestic hot water for the building is generated by a State Select naturalgas water heater of 73 gallon storage capacity. Recovery rate of the waterheater is 76.8 gallons per hour with a 75MBH input. Water heaterinstallation is circa 2003.

Storm Water Drainage System Interior roof drains pipe to a gravity cast iron piping system. There are five

(5) interior roof drains, one each of 6, 5, and 4 diameter as well as two of3 diameter. Additionally, there are three downspouts at the edges of theroof which drain through downspouts to splash blocks on the ground.

The storm drains combine to form a 10 storm sewer line that ties into a 24city storm sewer line on Atlantic Street, SW, at invert elevation approximately83.

Sanitary Drainage System A gravity cast iron piping system consisting of pipe sizes 2, 3, 4 and 6.The 6 building sanitary discharge pipe connects to 10 city sanitary sewermain on South Capitol Street at approximate invert elevation of 81.

Natural Gas System Natural gas service is provided to the building via connection along SouthCapitol Terrace, also where the gas meter is located.

Condition

BUILDING

Domestic Hot and Cold Water System:

The domestic hot and cold water piping was in fair condition. No problems were noted. The building domestic hotwater heater is four to five years old. The heater is in good operating condition. The water heater will reach the endof its life cycle within the next fifteen years and replacement should be anticipated at that time. The plumbingfixtures, while most were old and not of the newer, water conservation type, appeared to be in good, workingcondition. The public and staff bathrooms do not meet ADA requirements. Some of the water coolers appeared tobe newer and were in good condition, others needed replacement.

Storm Water Drainage System:The building storm water drainage system was in fair to poor condition and some repair work is necessary.Significant roof leakage was noted throughout the building, and is likely to be at least partially the result of significantwater pooling on roof during and after a rain event. Almost all roof drains were clogged to some extent, and in someareas the lowest level of the roof had sunk below the level of roof drain, which caused pooling around many of thedrains.

Sanitary Drainage System:

No problems were noted or brought to our attention.

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Recommendations

1. Replace entire plumbing piping systems. Opinion of cost: $85,000.00.2. Replace all fixtures. Opinion of cost: $25,000.00.3. Upgrade water heaters for new spaces and current codes. Opinion of cost: $10,000.00.4. Replace all roof drains and storm water piping. Opinion of cost: $65,000.00.

Photo P-1: Water Heater Photo P-2: Typical Storm & Sanitary Piping

Photo P-3: Boiler Room Drain Photo P-4: Water Cooler



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Photo P-5: Plumbing Fixtures Photo P-6: Plumbing Fixtures

Photo P-7: Rooftop Water Pooling Photo P-8: Roof Drain

Photo P-9: Rooftop Water Pooling Photo P-10: Rooftop Water Pooling


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Section 4.5 Fire Detection, Alarm and Suppression System


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.5 Fire Detection, Alarm and Suppression Systems

4.5 Fire Detection, Alarm and Suppression Systems

Description

Item Description

Building Construction Date 1959CONSTRUCTION

Occupancy Public UseFootprint Area Approx 11,500 SFHeight Basement + 1 StoryTotal Area Approx 17,200 SFExterior Walls Masonry brick and masonry blockInterior Walls Concrete masonry unitShafts Concrete masonry unitFloor Slabs Reinforced concreteCeiling Suspended acoustical tile and painted plasterRoof Built up

FIRE PROTECTION SYSTEMS

Fire Alarm Model ManualAddressable (Y/N) NoPower source 120 VoltsNotification Appliances BellsADA Compliant (Y/N) NoPull Stations (Y/N) YesWaterflow (Y/N) NoTampers (Y/N) NoHVAC Detection (Y/N) NoElevator Recall (Y/N) NoElevator Shutdown (Y/N) NoSmoke Detection (locations) Yes, kitchenette, various corridors, basement meeting room

Heat Detection (locations) NoOther Local signal only, not tied to Fire Dept

Sprinkler System NoneFire Extinguishers 10 lb. ABC or equivalent

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

Condition

FIREPROTECTIONSYSTEMSThe existing manual fire alarm system is approximately 50 years old, lacks visual strobe devices, and all building

smoke detectors are self contained. The following deficiencies were noted regarding the buildings fire protectionsystems:

Visual fire alarm strobe devices to comply with ADA requirements. Adequate smoke detection capabilities. Air handling equipment smoke detection monitoring. Smoke and/or heat detectors in areas including equipment rooms, storage rooms, elevator and machine

room.

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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 4.5 Fire Detection, Alarm and Suppression Systems

Setty & Associates International, PLLC Section 4.5 Fire Detection, Alarm and Suppression System Page 2

LIFESAFETYThe following deficiencies were noted regarding the buildings life safety features:

Missing posted emergency plan.

Exit signs with battery backup.

Recommendations


1. Install a fire protection system for entire building with fire pump to bring building up to current codes.Opinion of cost: $125,000.00.

2. Install a new fire alarm system. Opinion of cost: $80,000.00.

Photo F-1: Typical Pull Station Photo F-2: Typical Fire Extingu isher

Photo F-3: Typical Exit Signage Photo F-4: Typical Fire Alarm Bell

Photo F-5: Typical Smoke Detector


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Section 5.0 Building Site Improvements


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 5.0 Building Site Improvements

5.0 Build ing Site Improvements

Description

Item Description

Building Construction Date 19595.1 Grading and DrainageTopography Steep cross slope from west downward. Front lawn drains back toward bldg.Flood Hazard Some flooding reported in below grade spacesDrainage Features Drainage from west to east, surface inlet in parking lot

5.3 Roadways and Parking Lots

Asphalt (area/age) 680 s.y. (original)Concrete (area/age) 125 s.y. (original)Other (area/age) None observedParking Count 21 CarsCurb & Gutter

Material(s) ConcreteLength Approximately 32 l.f.

Concrete Truck Pads NoneTotal Area None

Loading Docks NoneDumpsters/Compactors Dumpster in parking lot

Number 1Surface AsphaltApproach Asphalt

5.4 Pedestrian Paving

Sidewalks on property 40 LFMaterial(s) Concrete 4.5 wideArea 120 sf publicOther

5.5 Site DevelopmentRetaining Walls 12-14 high x 12 concrete retaining wall-210 LFSite Walls 16 x 4-8 Brick retaining wall 70 LF, 12Fences Average 5 high steel fences and gates 580 LFOther

5.6 Landscaping

Lawn Area Grass in front and rear yards, 13,400 SFPlanting/Shrub Area Moderate, primarily at front entranceTrees 2- NE sector of yardOther 3 brick planters

Condition

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

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5.2 Erosion ControlNo specific erosion control measures were observed.

5.3 Roadways and Parking LotsSevere cracking over entire area. Needs milling.

5.4 Pedestrian PavingSidewalks are cracked, uneven, exposed aggregate.

5.5 Site DevelopmentRetaining walls are 12 high with cracking in several locations. No weep holes are provided to relieve hydrostaticpressure. Efflorescence was observed in parts of the external wall. Brick planters are provided along the frontentrance. The planters are cracked and damaged and in poor condition.

5.6

LandscapingThe landscaped area (13,400 sf) was composed mainly of established trees and grass ground cover. Both theexisting trees and the grass areas were in fair condition.

Recommendations


1. Waterproof basement. Opinion of cost: $20,000.00.2. Resurface parking lots, resurface/restripe. Opinion of cost: $35,000.00.3. Provide an allowance to upgrade the landscaping and fencing. Opinion of cost: $50,000.00.4. Demolish and re-pour sidewalks. Opinion of cost: $25,000.00.5. Corrective action to retaining wall. Opinion of cost: $10,500.00.6. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost:

$45,000.00.

7. Paint all steel handrails, clean fencing and paint gate. Opinion of cost: $2,000.00.8. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost:

$45,000.00.

9. Apply acid wash to the effected area to remove efflorescence. Apply silicon coating to cracks to avoid waterpenetration in future and prevent efflorescence. Opinion of cost: $2,500.00.



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Photo BS-1: Cracking Asphalt Parking Lot Photo BS-2: Sloping Ground towards Buildin g

Photo BS-3: Retaining Wall Cracking and Effervescence Photo BS-4: Sidewalk Cracking and Aging.

Photo BS-5: Brick Wall Cracking Photo BS-6: Sloping Ground towards Building



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Photo BS-7: Brick Wall Cracking Photo BS-8: Sidewalk Uneven, showing Aggregate.

Photo BS-9: View of the Cracked Concrete Paving


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Section 6.0 Accessibility Issues


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 6.0 Accessibility Issues

6.0 Accessibility IssuesDescription

Item Description

Building Construction Date 19596.1 Accessible Entrance

Off-site Access Dense suburban setting; public transit available (bus); concrete sidewalks withcurb cut at Atlantic Street and South Capitol Terrace, most common arrivalmodes are bus/vehicle to surface parking lot at rear. No accessible entranceis provided at the rear parking lot. There is no accessible route to the frontentrance.

Drop-off Areas No drop off area is provided. On-street parking, one accessible curb cut at thecorner of Atlantic Street and South Capitol Terrace. Public sidewalk is toosteep for proper access.

Surface Parking Asphalt surface parking lot at the rear of the building. At total of approximately20 spaces available, no accessible spaces or signage. No curb cuts availablebetween parking lot and entrance. No accessible directional signage.

Parking Garage No parking garage provided.Primary Entrance A total of 2 main building entrances. Main entrance to library from Atlantic

Street, SW. A ramp is provided but does not have the proper railings andhandrails. The entrance door provides 32 clear width and the door has anautomatic opener with a walking mat activator.

Secondary Entrance Rear entrance to 1st floor is elevated two steps and is not accessible.Entrance is to interior stairs which are not compliant. Provide an accessibleramp to gain access to the library from the rear parking area.

Other Entrances Not applicable.6.2 Access to Goods and Services

Horizontal Circulation Primary entrance provides access to main lobby and 1st floor corridor. 48wide corridors, doors are less than 32 wide, carpet in lobby and resilient vinyltile in corridors. No directional or ADA-AG information signage

Interior Doors 29 wide clear openings, knob handles at 38 above floor. No ADA-AGcompliant informational signage.Stairs Elevator provides access to both floors but the elevator cab and controls are

not accessible. Concrete stairs with metal railings, non compliant extensions.6.3 Access to Restrooms

Mens One mens public restroom on each floor (one additional employee restroomon the main floor), typically 2 lavatories, 1 water closet, 2 urinals. 29 doorclear width with improper signage, knob handles. 24 stall width door,insufficient toilet stall width, knob handles on lavatory and no insulation. Thereis not sufficient space within the toilet rooms to provide the required 5 footdiameter turning clearances.

Womens One womens public restroom on each floor (one additional employeerestroom on the main floor), typically 2 lavatories, 2 water closets. 29 door

clear width with improper signage, knob handles. 24 stall width door,insufficient toilet stall width, knob handles on lavatory and no insulation. Thereis not sufficient space within the toilet rooms to provide the required 5 footdiameter turning clearances.

6.4 Elimination of Remaining Barr iers

Drinking Fountains Fountains located in basement and first floor corridor not ADA-AG compliant.Telephones Not applicable.Mail Boxes/Controls Not applicable.Alarms Limited audible alarms. Visual alarms are not provided.

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Condition

6.1 Accessib le Entrance

The overall accessibility of the building is poor. The building is located in a dense suburban environment between

Atlantic Street and South Capitol Terrace. Bus access is located nearby. Routes to and from public transportationare concrete with some being severely challenging, but accessible. The most common arrival mode and location isby bus or vehicle to a rear parking lot. There are approximately 20 on-site surface parking spaces and limitedon-street parking. No accessible parking spaces are provided. Paths of travel are generally cast-in-place concrete ofadequate width, inadequate slope, and no protrusions.

The primary entrance to the building is on Atlantic Street. The approach to the main entrance is not accessible. Theentrance doors are accessible (see photo A-1). The back entrance requires the use of stairs and would require majorrenovations for accessibility to disabled patrons (see photo A-10).

6.2 Access to Goods and Services

Once inside the building, horizontal and vertical circulation is partially accessible via a single passenger elevator

serving both floors. The elevator is not fully accessible in accordance with ADA-AG. Interior doors have inadequatewidth and knob hardware on most doors provides barriers. Stairs are generally accessible but require railingmodifications. Both interior and exterior directional and informational signage is inadequate or non-existent.

6.3 Access to Restrooms

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

6.4 Elimination of Remaining Barriers

Drinking fountains are located on each floor, but are not accessible. There are no visual strobe alarms in the building.Emergency notification is inadequate.

Recommendations


6.1 Accessible Entrance

Government or Code Mandated

1. Provide standard accessible and van accessible parking spaces. Opinion of cost: $3,200.00.2. Provide an accessible ramp to gain access to the library from the rear parking area. Opinion of cost:

$30,000.00.

3. Reconfigure the front entrance ramp to fully comply with the ADA including slope, handrails, curbs, andrailings. Opinion of cost: $18,000.00.

4. Provide an allowance to provide an accessible ramp from the flagpole and bike rack area adjacent to themain entrance. Opinion of cost: $15,000.00.



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6.2 Access to Goods and Services


1. Provide an allowance to provide a complete accessible Braille signage for all permanent rooms as well asdirectional and informational signage. Opinion of cost: $10,000.00.

2. Remove all inaccessible door knob hardware and provide accessible lever type hardware (see photo A-5).Opinion of cost: $15,000.00.

3. Reconfigure the double leaf meeting room doors to provide one leaf that has a 32" wide clear width.Opinion of cost: $10,000.00.

4. Relocate all light switches, thermostats, and fire alarm pull stations to 48" above the finished floor. Theexisting devices are located at 64" a.f.f and are not accessible. These devices will be difficult to lower as thewalls are concrete block. Opinion of cost: $20,000.00.

5. Provide the proper handrail extensions to the stairs to be fully accessible for the disabled. (see photo A-2)Opinion of cost: $8,000.00.

6.3 Access to Restrooms


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

6.4 Elimination of Remaining Barriers


1. Install ADA-AG compliant strobes in restrooms. Opinion of cost: Included above.2. Provide an allowance to install an accessible hi/lo drinking fountain (see photo A-4). Opinion of cost:

$7,000.00.

Photo A-1: View of the Accessible Main Entrance Doors Photo A-2: View of the Inaccessible Stair Handrails



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Photo A-3: View of the Inaccessible Elevator Photo A-4: View of the Inaccessible Drinking Fountain

Photo A-5: View of Inaccessible Door Knob Hardware Photo A-6: View of Inaccessible Public Toilet Stall

Photo A-7: View of The Inaccessible Fire Alarm PullStation

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



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

Rack Area

Photo A-10: View of the Inaccessible Rear Entrance

Photo A-11: View of the Inaccessible Front Entrance Photo A-12: View of the Accessible Curb Cut


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Section 7.0 Safety/Security


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 7.0 Safety/Security

7.0 Safety/Security

Description

Item Description

Building Construction Date 19597.1 Intrusion Detection

Electronic Burglar Alarm Existing Senitrol system with control panel, keypad, magnetic door contacts7.2 Steel Window Screens

Ground floor windows Windows located at ground level in rear of building are protected with steelscreens.

Condition

7.1 Alarm System

The existing alarm system was installed in 2000 and appears to be in operable condition.

Recommendations:

New alarm system to incorporate latest technology and new additions. Opinion of cost: $25,000.00.

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Section 8.0 Hazardous Materials


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Washington Highlands Branch Public Library Condition Assessment ReportWashington, DC Section 8.0 Hazardous Material

8.0 Hazardous Materials

Description

Item Description

Building Construction Date 1959

8.1 Building MaterialsSuspected ACM Information not available

8.2 Fuel and Chemical StorageUnderground Fuel Tank Previous report stated 2,000 gallon underground storage tank

8.3 Other MaterialsNone

Condition

8.1 Building MaterialsThe condition of the suspect ACBM such as ceiling tile, floor tile, and wallboard is fair to good. It is understood thatOPM has in-hand, a HazMat study indicating the nature and status of potential materials in the building. Thereforeno recommendations are made in this report.

8.2 Fuel and Chemical StorageThe previous report states that a 2,000 gallon underground storage tank is provided. The condition of the UST isunknown.

8.3 Other MaterialsNone

Recommendations


1. Remove UST tank from site, grade and remediate any soil: $25,000.00.

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