Appendix A Existing Cond Report PNC-CC.pdf

Submitted by:

Kayse Doering; Sr. Architectural Manager Wade Ross; Mechanical Principal p 309-689-9888 October 18, 2024

Existing Conditions Report

PNC/Creve Coeur Building

Appendix A

PNC and Creve Coeur – Building Report

The following building assessment outlines the existing building conditions observed during a walk-through that occurred on 16 October 2024. The areas of assessment include the half-occupied PNC Bank Building and the vacated Creve Coeur Building. The space currently occupied by PNC Bank area was not observed. Systems observed include Architectural, Structural, Mechanical, Electrical, and Plumbing.

ARCHITECTURE

PNC Building

Location: The PNC Bank Building is situated at the intersection of SW Adams Street and Liberty Street in Peoria, Illinois, within the Downtown Peoria Historic District. The building was added to the National Register of Historic Places in 1978.

Construction and Structure: Constructed in 1924-1925, this 11-story building features a primarily non-combustible material composition. The exterior is clad in limestone and brick, supported by a concrete structure with iron railings, and arched doorways. The building is equipped with a fire alarm system but lacks a sprinkler system. The building contains three active passenger elevators that are original to the building, along with 1 freight elevator. Only one interior stair, second exit is via exterior escape -recommend structural inspection and may require upgrade if there is a change of use.

The highlight of the building is the 40-foot painted ceiling, marble floors, and Corinthian columns in the lobby.

Portions of the floor/ceilings are structural clay tile requiring extra care if impacted by future modifications.

Current Condition: The building is generally in fair to good condition, typical for its age. However, several issues have been identified:

Water Intrusion: Notable in the northwest basement walls and minimally on the upper floors along the north side.

Brickwork: The upper and alley-side brickwork requires tuckpointing.

Windows: Lower steel windows are in good condition, though some glass panes are broken.

Upper windows, replaced with uninsulated aluminum, show signs of wear.

Roofing: The ballasted roofing is mostly intact, but there are signs of parapet and flashing failure. The membrane inside the parapets is dry-rotted and brittle, with cracked and dry-rotted sealant at the flashings and parapet covers.

Conclusion: Architecturally, the building remains in good condition considering its age. Specific areas require attention and potential upgrades to meet current code standards, contingent on the proposed use of the renovated space. Further objectives will be defined based on the intended utilization.

Creve Coeur Building

Location: The Creve Coeur Building is situated at the intersection of Jefferson and Liberty in Peoria, Illinois.

Construction and Structure: Built in 1970, this building features large format limestone panels on a steel structure. The exterior limestone panels require a review for potential sealant replacement. The building is equipped with a fire alarm system but lacks a sprinkler system.

Portions of the floor/ceilings are structural clay tile, and gypsum tile walls requiring extra care if impacted by future modifications.

Windows and Entrances: The building is fitted with aluminum windows and storefront systems at the main entrances. It boasts a large floor-to-floor height, which is atypical for more recent constructions, allowing natural light to penetrate deeper into the interior spaces.

Roofing: The ballasted roofing is generally in good condition, similar to the PNC Building. However, the sealant at the flashings and parapet covers is cracked and exhibits signs of dry rot.

Conclusion: The Creve Coeur Building is structurally sound but requires attention to specific areas such as the limestone panel sealants and roofing sealants. The building’s unique architectural features, like its large floor-to-floor height, enhance its interior lighting, making it a notable structure in Peoria. Further assessments and potential upgrades may be necessary depending on the intended future use of the building.

PLUMBING

The PNC Bank Building has water softening equipment that appears to be in good condition. Water heaters between the two buildings appear to be in fair to good condition.

Domestic water piping is generally insulated and is a mixture of copper and galvanized steel. Typically, any galvanized steel should be replaced. No issues with water pressure were noted. No pressure booster pumps were noted in the building.

The sanitary piping is a mixture of cast iron piping and PVC piping in the buildings. No reported issues were noted during the site visit.

Plumbing fixtures are generally in fair to good condition and would be replaced with any remodels as needed.

FIRE PROTECTION

The PNC Bank building and the Creve Coeur building are not fully sprinklered. Each building has a standpipe system with 2-1/2” and 1-1/2” hose valves located on each floor, with a Fire Department Connection on the outside of the building.

MECHANICAL

PNC Bank Building:

In general, the mechanical systems are fairly dated and near the end of life. The building has exterior DX Rooftop units for the Main Floor Bank area for HVAC system. The mezzanine levels contain air handlers that serve areas below 3rd floor. 3rd Floor through 9th Floor is heated and cooled through induction units connected to a 2-pipe change over system. A two pipe change over system requires a manual changeover in the piping from cooling to heating. This can be a tedious changeover and the changeover from heating to cooling is generally done once in the spring and the changeover from cooling to heating is done once in the fall. Temperature complaints can be prevalent If there are warm days in the spring/winter or cool days in the summer/fall. The air is fed from a large air handler located on the mezzanine level to supply fresh air to the induction units. The air handler that serves the induction units is past its useful life and should be replaced or reconfigured if the building’s HVAC system is revamped.

The 10th and 11th floors have 4-pipe fan coil units installed roughly 10 years ago. Fresh air is provided via a dedicated outside air unit located on the roof. The building piping is set up to convert each floor from 2-pipe change over to simultaneous heating and cooling. This would require new fan coil units on floors 3-9 and piping and pumping reconfiguration and replacement on the mezzanine level.

The building has its own single centrifugal Carrier chiller installed in the mid-1990s. The unit is operational, but at its end of life. The connected cooling tower appears to be in good to fair condition and was installed roughly 10-15 years ago. The corresponding pumps are past their useful life and should be considered for replacement.

The building’s heat is supplied by steam boilers in the Creve Coeur building. A utility tunnel on the mezzanine level connects the two buildings. The steam piping appears to generally be insulated throughout the building, the condensate piping is generally not insulated throughout. There are at least three steam to hot water heat exchangers in the building, one in the basement level and two on the mezzanine level. All heat exchangers are past their useful life.

DDC Controls are a mix of pneumatic/electric with KMC and JCI Controls.

Creve Coeur Building:

The Creve Coeur mechanical space contains the chillers for the Creve Coeur Building. The chillers are in fair to poor condition. The associated cooling tower is in poor condition with interior rusting and exterior rusting was noted. The fill material was in fair condition. Pumps are in fair condition. The condensate return tank appears to be in fair condition with newer pumps in good condition.

There are three existing steam boilers, all three have had their burners replaced which are in good condition. The two Burnham boilers are in fair to good condition and the single LES boiler appears to be in fair to poor condition. Pumps are in fair condition. The flues for all the boilers appear to be in poor condition with rusting showing up throughout.

There are multiple exhaust fans and air handlers that serve the building. All appear to be past their useful life.

DDC Controls are a mix of pneumatic/electric with KMC and JCI Controls.

ELECTRICAL

Fire Alarm is present throughout both buildings. The JCI SP Series transponder and Notifier communications transmitter are located in the PNC Bank Building that serves both buildings. There are panels located in the lobbies in the Creve Coeur building. These appear to be in serviceable condition and has been updated recently.

4160V is brought into the building and transformed down to 480 V and distributed throughout the buildings. The transformers have exposed wire and appear to be in an unsafe condition. The electrical power panels, distribution gear, transformers and motor control centers located in the PNC Bank are past their useful life and should be replaced. There are many instances where there are clearance issues around electrical equipment that should be addressed. The electrical equipment in the Creve Coeur building is in better shape, but still many components are past their useful life.

It would be recommended to have a power study done for both buildings, to review condition, code compliance, parts availability and replacement costs for the electrical equipment.

This concludes the assessment report. Please contact us if any further information, questions, clarifications or photo documentation is required. Thank you.

FARNSWORTH GROUP, INC.