ESBD_File_331707_2023.07.31 - SRSU FAB+MoBBR - (1st Phase) EXHIBIT B - SRSU Existing Building Assessment FIne Arts_Redacted.pdf

Project Name Museum of the Big Bend Sul Ross State University Alpine, Texas

Client Texas State University System

Page Project Number 120034.07

Submittal Date May 2023

Sul Ross State University

Museum of the Big Bend Existing Building Assessment

Page/ 400 West Cesar Chavez Street Suite 500 Austin, Texas 78701

TEL 512 472 6721

Project Team

Page/ Architecture

Wiss, Janney, Elstner Associates (WJE) Exterior Envelope

Martinez Moore Engineers Structural

Page/ Fire Protection

Page/ Plumbing

Page/ Mechanical

Page/ Electrical

Telecommunications

Accessibility

Page/

Contour Collective

This assessment is a collaborative effort produced by the following firms and their respectiove disciplines.

Contents/

Appendix

01 Executive Summary 1

02 Exterior Envelope 4

03 Structural 16

04 Architectural 26

05 Fire Protection 37

06 Plumbing 42

07 Mechanical 48

08 Electrical 61

09 Telecommunications 73

10 Audio / Visual 75

11 Electronic Security 77

A TAS Existing Conditions Report 80

B Rough Order of Magnitude Estimate 106

Existing Building Assessment

Executive Summary

Page/

Existing Building Assessment Museum of the Big Bend

01 Executive Summary

1.1 Introduction

In 1936, Victor J. Smith, professor of Industrial Arts, designed the Big Bend Memorial Museum building. The Texas Centennial Commission, in cooperation with the Works Progress Administration provided funds for a museum facility on the Sul Ross campus. What stands today is the result of a complete renovation and restoration project from 2007 which preserved the overall character and forms of the original building, and houses both permanent and temporary exhibits, a map collection, library, museum store, a multi-purpose/educational room, and various back of house offices, and collections storage. The main space of Permanent Exhibits is most noticeably characterized by the original existing wood lamella truss – which closely resembles an open and low, barrel-vaulted ceiling. The exterior stone walls are native field stone. At the time of the 2007 restoration, all new stone construction was to match the existing stone construction- pattern and stone sizes, and mortar selections were all required to gather and prep stone available from the Sul Ross campus.

The following assessment includes observations of the existing building’s architectural and structural conditions, its mechanical, electrical, and plumbing systems, preservation, accessibility, envelope, low-voltage, and audio visual components.

1.2 Exterior Envelope

The exterior stone is in good condition. The windows and doors need further evaluation and repair regarding mortar and sealant conditions at surrounds. Many painted window trims are in need of repair and/or replacement.

The physical windows are not suggested for replacement. The roof has suspected failed sealant joints at the wall/roof transitions- further testing is needed to confirm maintenance and repairs needed. The zinc flashing has corrosion, additional investigation is needed to identify the source of water infiltration under these panels. The clay tile roof appears to require repairs.

Existing Building Assessment Museum of the Big Bend

1.3 Architectural

Following recommended repairs and replacement of exterior painted wood trims at windows for the entire building, it is suggested that an increased maintenance schedule for the upkeep of exterior painted conditions is implemented and adhered to for the longevity of these building components. Emergency egress routes should be cleared of obstructions and exit signage should be reviewed where required for life safety conditions.

1.4 Fire Protection

A recommendation of revising the wet-pipe system to a double-interlock system is suggested to protect the artwork – coordination of the location of sprinkler heads with the layout of artwork should be considered. Clear access is needed to Fire Alarm devices.

1.5 Plumbing

It is recommended that the water heater, hot water recirculating pump, expansion tank, and elevator sump pump are all replaced.

1.6 Mechanical

It is recommended to replace and add sound attenuation to the air cooled chiller; replace the chilled water pump, heating hot water pump, and expansion tank. Adding a chilled water fan coil or split system DX to supplement the current building for air to the IT closet is recommended, in addition to replacing the current Air Handling Unit (AHU) and its controls. The electric reheat coils, heating water reheat coils, and electric humidifiers are all suggested to be replaced.

1.7 Electrical

It is recommended to replace the standard duplex receptacles with tamper resistant outlets, as well as to raise these to 15” above the finished floor to accommodate accessible reach standards. A Building Grounding System is suggested to be provided. Replacing the lighting control systems and light fixtures in select spaces are suggested to be replaced.

1.8 Telecommunication Systems

Similar to previous Mechanical and Electrical comments, additional cooling for the IT closet and a building grounding system is recommended for IT equipment. Additionally, increased coverage for Wireless Application Protocol (WAP) is suggested.

1.9 Audio Visual Systems

Equipment and Systems upgrades are recommended – specific needs of the museum should be discussed and determined for appropriate selections.

1.10 Electronic Security Systems

Equipment and Systems upgrades are recommended – specific needs of the museum should be discussed and determined for appropriate selections.

1.11 Texas Accessibility Assessment (TAS)

Non-compliant conditions have been documented, commented upon and should be addressed for barrier-free access to exterior and interior conditions of the museum. New exterior access conditions presently under construction for the expansion to the museum will not excuse existing non-compliant conditions without resolution to these individual violations.

Exterior Envelope

Existing Building Assessment Museum of the Big Bend

02 Exterior Envelope

Envelope Summary

The building facade systems primarily include rubble stone masonry, limited areas with cement plaster, and windows and doors throughout. Cast stone sills are located below the windows. The main roof above the exposition area of the building is a barrel roof covered with standing seam metal and the adjacent roofs are low-slope and covered with a modified bitumen roof membrane. There is a small, low roof covered with clay tiles. There are also clay tiles installed at the top of the stone parapets.

The following summarizes our observations for each of the major enclosure systems:

Opaque Walls

Observations:

Based on our observations and the original project drawings reviewed on-site, it appeared that the original rubble stone was locally sourced, stacked mass masonry within a concrete structural frame (Figures 3 & 4).

Steel lintels are supporting the stone above openings. The steel appeared to be in good condition as corrosion or staining were not evident (Figure 3).

The small addition that was built in 2007 appeared to use similar stone as a veneer with a concrete masonry unit (CMU) back-up wall (Figure 4).

In general, the stone appeared to be in good condition as cracks, displacement, or other signs of distress or deterioration were not observed.

Mortar was observed within the stone joints. In general, the mortar appeared to be sound and continuous.

The stone extended below-grade to form the basement walls. The interior side of the basement walls were coated with plaster and finished with paint. Approximately 50% of the plaster was delaminated from the stone.

Paint was observed to be peeling (Figure 5).

Cast stone window sills appeared to be in good condition as WJE did not observe spalling or deterioration.

Cracks were observed in the cast stone, generally more prevelant near the center of the panel (Figure 6).

There were relatively limited wall areas finished with cement plaster at the second level. The cement plaster appeared to be in good condition with minimal cracking. Staining at the cement plaster below the scuppers was observed (Figure 7).

Weeps or flashing were not present at stone and cement plaster wall terminations.

Summary:

Based on our discussions with occupants, there have been no issues such as water intrusion related to the field of the stone or cement plaster at above-grade or below-grade locations. There is reported water intrusion potentially associated with the roof-to-wall interface discussed in the roofing section. Stone is considered a durable building enclosure material with a long service life. Wiss, Janney, Elstner, Inc. (WJE), waterproofing consultant, expects the stone to remain in serviceable condition for a minimum of twenty years. We recommend on-going reviews of the stone, especially the steel components, for evidence of corrosion. Further analysis could be performed at the basement walls to determine the cause of plaster delamination and peeling paint if desired by the owner.

Otherwise, the interior plaster and paint could be removed with the interior side of the stone monitored for evidence of moisture.

Cracks in the cast stone sills do not appear to be causing a performance issue. If desired, cracks could be repaired; however, the crack repair would be noticeable.

The anticipated service life of cement plaster can vary depending on the climate, exposure, back-up wall construction, etc. If the cement plaster is directly applied to a concrete or mass masonry wall and is not subject to on-going wetting without adequate drying, we do not anticipate comprehensive repairs or replacement within

Existing Building Assessment Museum of the Big Bend twenty years. On-going reviews and crack repairs are recommended as needed. Depending on the type of paint/ finish, the color may fade over time due to the high exposure to ultraviolet light in this climate. We recommend confirming the drainage at the roofs to prevent water run-off directly out of the scupper and down the face of the wall. Additionally, in order to mitigate the staining, the scupper could be reconfigured to extend further beyond of the face of the wall, or a conductor head with downspout could be added.

Windows and Doors

Observations:

Windows were observed to be wood-framed, single-hung windows with insulating glass units (Figures 8 and 9).

The exteriors of the wood windows were painted. Paint was typically observed to be faded and peeling (Figure 10). There were isolated locations with deterioration of the wood framing (Figure 11).

Paint fading/peeling and wood deterioration was relatively worse at the south elevation.

Gaskets or seals between the operable sash and the window sill were not present (Figure 12).

Mortar was installed within the approximate 3/4- to 1-inch-wide perimeter joint at the window jambs and head.

The mortar was cracked and discontinuous (Figures 13 and 14).

Sealant was not observed at the joint between the window sill and the cast stone below (Figure 15).

Doors were primarily observed to be swing doors (Figure 16). The main entrance doors are protected from exposure to rain by a roof; however, there are other doors without any overhead protection.

Summary:

WJE understands that the current windows and doors were installed during the 2007 renovation. It was reported by the museum curator that several windows and doors have water intrusion and air leakage issues. Further evaluation including air leakage and water testing could be performed to confirm the windows and doors are the source of leakage (not the surrounding construction) and to determine repair options. Based on the condition of the paint and framing, it is WJE’s opinion that the windows could be repaired and refinished. However, we recommend the decision to repair or replace be made after the performance is evaluated.

Roofs

Observations:

The main roof covering the exposition area is a barrel roof covered with standing seam zinc panels (Figure 17). The drawings from the 2007 renovation indicate the roof was part of the renovation scope. The drawings indicate that the roof assembly consists of the following, from top to bottom:

Standing seam zinc panels

Waterproofing membrane

3/4-inch plywood

1-1/2-inch wood sleeper at 16 inches on center with insulation between sleepers

Existing deck

WJE observed corrosion on the surface of the zinc at isolated locations (Figure 18).

Sealant was observed at zinc joints primarily along the edge flashings and adjacent to penetrations such as the chimney penetration at the north side of the roof. There were multiple adhesive sealant failures observed along the zinc roof interface with the stone parapet at the south end of the roof (Figures 19 and 20).

Existing Building Assessment Museum of the Big Bend

The low-slope roofs are located at the west and east ends of the building (Figure 21). There are also small low-slope roofs at the south side of the building adjacent to the clay tile roof above the entrance. The low-slope roofs are covered with a granule-surfaced modified bitumen roof membrane. The drawings from the 2007 renovation indicate a new four-ply built-up roof with gravel surfacing; however, this is not the installed roof membrane.

Based on observations of the exposed asphalt along laps in the roof membrane, WJE believes the modified bitumen sheets were applied with hot asphalt. Granules were not observed on the surface of the asphalt (Figure 22).

There were multiple locations where water blisters were present below the modified bitumen roof membrane (Figure 23).

WJE observed several roof membrane laps that were not fully adhered (Figures 24 and 25).

The low-slope roof terminated to the face of the adjacent stone where stone rise walls occurred. A metal counterflashing was observed, concealing the roof termination. Sealant was installed along the joint between the counterflashing and the wall. WJE observed multiple types of sealant, indicating maintenance or repairs (Figure 26). WJE also observed discontinuous sealant along this joint (Figure 27).

Copings at the parapets were capped with zinc. In general, the copings were observed to be in good condition. At some locations, standing water was observed on top of the coping (Figure 28).

The low clay tile roof appeared to be in serviceable condition. It appeared that some of the clay tiles were newer than adjacent clay tiles (Figure 29).

Clay tiles were installed on top of the stone parapet at the front of the building. Some clay tiles were observed to be missing or damaged. Mastic was applied at the center ridge between the clay tiles (Figure 30).

Summary:

WJE understands that the standing seam metal roof and the modified bitumen roofs were installed during the 2007 renovation. It was reported by the museum curator that water intrusion during rain events has been observed at the roof perimeters. It is possible that water is entering through the failed sealant joints at the roof-to-wall transitions.

Further evaluation including water testing could be performed to attempt to identify the sources of water intrusion and develop repair options.

Based on the condition of the roofs and our understanding of their age, WJE believes the low-slope modified bitumen roof has approximately five to ten years of remaining service life, provided that repairs and on-going maintenance are performed. The source of water intrusion into the roof assembly and wet roof areas could be identified and repaired to resolve the water intrusion and extend the life of the roof. An infrared scan in combination with moisture scans and openings could be performed to identify the extent of moisture within the roof assembly. A roof re-cover within five years could also be an option to consider, provided appropriate repairs and maintenance are performed. Due to the corrosion potential of zinc, WJE recommends reconfiguring the zinc coping to provide slope to the roof side of the parapet such that standing water does not occur.

Appropriately designed and installed standing seam metal roofs typically have service lives of up to fifty years. Zinc has a relatively higher risk of corrosion relative to other common standing seam metals, especially for installations where the zinc is exposed to moisture for extended periods of time. WJE noted isolated locations of zinc corrosion;

therefore, we recommend the source of corrosion is confirmed and addressed. It is possible that there is a source of water into the zinc roof assembly, potentially at discontinuous sealant at sealed laps or interfaces with adjacent stone. Backside corrosion of the zinc may be occurring due to water entering behind the zinc with lack of drainage resulting in corrosion on the top of the panel. However, as noted, further review would be needed to confirm.

The clay tile roof is in serviceable condition. WJE recommends that the clay tiles on top of the parapet be reviewed and repaired as needed.

Existing Building Assessment Museum of the Big Bend

Figure 1 - Main entrance of the Museum of Big Bend Figure 2 - Southwest view of the building

Figure 3 - Stone above window opening with steel lintel (red arrow)

Figure 4 - Jamb detail of Museum of Big Bend from 2007 renovation showing CMU back-up wall and stone veneer

Figure 5 - View of stone below grade with delamination of plaster and peeling paint

Figure 6 - Crack in cast stone sill below window (red arrow)

Figure 7 - Cement plaster wall with staining below scupper Figure 8 - Typical exterior view of window within stone opening

Figure 9 - Typical interior view of window Figure 10 - Paint distress at windowsill

Figure 11 - Deterioration of wood window Figure 12 - Lack of gaskets/seals at sash-to-window sill interface

Figure 13 - Mortar installed between window jamb and stone.

Note discontinuous mortar (red arrow)

Figure 14 - Crack in mortar installed at joint between window frame and stone (red arrow)

Figure 15 - Sealant not installed at joint between cast stone and windowsill (red arrow)

Figure 16 - Typical door viewed from the interior

Figure 17 - Zinc standing seam metal roof Figure 18 - Corrosion on surface of zinc panel

Figure 19 - Sealant installed at zinc joints and at interface between metal and stone. Note failed sealant joint between roof and parapet wall (red arrow)

Figure 20 - Sealant installed at zinc joints and at interface between metal and stone (red arrow)

Figure 21 - View of low-slope roof adjacent to barrel roof Figure 22 - Exposed asphalt along membrane seams without granules (red arrow)

Figure 23 - Water underneath the roofing membrane (red arrow) Figure 24 - Roof membrane seam not fully adhered

Figure 25 - Deficiencies at roofing membrane at scupper termination

Figure 26 - Sealant installed along joint between roof counterflashing and stone

Figure 27 - Discontinuous sealant at interface between roof and wall

Figure 28 - Standing water on zinc coping (red arrow)

Figure 29 - Clay tile roof above the main entrance. Note the different appearance between potentially new clay tiles (red arrow) and older clay tiles (blue arrow)

Figure 30 - Clay tiles and mastic installed along top of stone parapet

Structural

Existing Building Assessment Museum of the Big Bend

03 Structural

Structural Summary

The existing Museum of the Big Bend building is a single-story structure above grade with a basement level below grade. No structural drawings for the original existing structure are available. However, existing architectural drawings for the original building were provided to us for viewing and drawing scans for a 2004 addition were made available to us. These drawings are summarized here:

“Plans for Memorial Museum Sul Ross State Teachers College, Alpine, Texas” as prepared by V J Smith Resident Architect (no date indicated).

“Museum of the Big Bend, Sul Ross State University, Alpine, Texas” as prepared by rwa architects and Robert Navarro & Associates Engineering, Inc., dated 12/17/04.

The original architectural drawings suggest that the existing walls are stone. The 2004 addition drawings indicate that the visible exterior and interior stone walls are load bearing.

Furthermore, visual observations indicate, and these addition drawings confirm, that the roof structure consists of a timber lamella roof structure, which consists of a series of interwoven timber elements to create the vaulted roof shape. The 2004 roof drawings suggest that the roof was constructed in 1937.

Design Loads

Design loads for the original structure are not available as there are no existing structural drawings. The structural drawings for the 2004 addition indicate that the loading dock Ground Floor slab-on-grade is rated for a live load of 100 psf and that the roof is rated for a live load of 20 psf.

Basement & Foundation and First Floor

There is a basement for the original museum building. The 2004 addition drawings suggest that the Ground Level structure over the basement spaces consists of cast-in-place concrete framed beam and slabs supported on the existing stone walls. We assume that the basement slab and the balance of the Ground Level slab is a fill supported slab-on-grade.

Roof Framing

Based on the information provided in the 2004 addition structural drawings the existing roof structure over the Exhibit Hall consists of a Lamella roof structure composed of 2x wood members bolted together at intersections supporting one by six-inch wood decking. The Lamella roof wood framing system was constructed in 1937. The lamella structure is supported at its bearing ends on the east and west load bearing stone walls. The lamella are tied across with steel tension rods at approximately 10’-0” o.c.

Lateral System

No information is available on the lateral system of the existing building. The building is currently in use and structural elements are concealed. Based on limited information available load bearing stone walls likely constitute the lateral system for the building.

Exterior Observation Summary

No significant signs of visible distress were observed in the building exterior.

Interior Observation Summary

The building is currently in use and structural elements are concealed. No significant signs of visible distress in the drywall was observed.

Photos

Figure 1 - Minor cracking in drywall around door in library

Figure 2 - Possible moisture infiltration in main exhibit roof.

Figure 3 - Cracking in door frame at Temporary Exhibit

Figure 4 - Deteriorated Window Frame at gift shop window. Typical at most exterior window frames

Figure 5 - Cracking at top stair thread in main entrance stair

Figure 6 - Cracking at top stair thread in main entrance stair

Figure 7 - Minor cracking visible at corner near main entrance

Figure 8 - Holes in walls at the mechanical room in basement

Figure 9 - Possible water damage in collections storage room

Figure 10 - Map Room

Figure 11 - Front Entrance

Figure 12 - Entrance to Learning Room

Figure 13 - Exterior photo

Figure 14 - Exterior photo

Figure 15 - Exterior photo

Architectural

Existing Building Assessment Museum of the Big Bend

04 Architectural

Existing Building

The existing building for the Museum of the Big Bend (MoBB) wants to undertake measures towards modernization with the goal of an American Alliance of Museums Accreditation and a successful Section 106 Review by the Texas Historical Commission. The goal for the existing building is to closely match the quality of environment that the new MoBB Expansion currently under construction will possess. The existing building is comprised mostly of spaces open to the public on its ground floor while the Collections Storage and majority of back of house functions are within the walkout basement of the building. A loading dock and elevator were added to the building as part of its 2007 renovation.

The exterior stone on the building is in good condition. Damaged concrete window sills should be repaired or replaced. Some of the exterior stucco wall surfaces from the 2007 renovation have surface damage and should be repaired. Drainage from raised landscaping beds adjacent to the building should be cleared, providing positive drainage away from the building.

Windows and Doors

The windows appear to be wood-framed, single-hung windows with insulated glass. Many of the windows and trims have visible damage partially due to a lack of regular maintenance judged by the cracking and peeling of paint at the majority of these painted wooden windows. Caulking and sealing conditions at the perimeter of the windows require maintenance in regards to their removal and replacement. Gaps at the window sills between the pre-existing concrete sills are not properly sealed and show signs of heat gain/loss with the aid of thermal imaging.

Repair and replace damaged exterior trims, treating air infiltration conditions, and providing a regular maintenance schedule for the general upkeep of the museum.

Acoustic Considerations

Conditions that lead to noise within the Multi-Purpose/Educational Room should be addressed. The Multi-Purpose Room is comprised of hard surface finishes for its walls, floor, and ceiling. Wall and ceiling surfaces should be installed that minimize noise in areas sensitive to noise transmission. The addition of acoustical wall panels and ceiling materials in this area could help soften transmission and address current acoustic concerns.

Reimagine Existing Permanent Exhibit

The entrance to the existing museum’s Permanent Exhibit through the future 2023 Expansion’s Main Entry will alter the arrival and procession of its future visitors. The museum’s director Mary Bones voiced interest in reconfiguring the existing exhibit, though such a task will need to be addressed outside of this assessment, by an appropriate third party capable for such an undertaking. It was proposed to address this issue by rotating the existing Permanent Exhibits to maintain a similar arrival and processional flow to the Permanent Exhibit that currently exists. Multi-lingual displays and experience capabilities were additionally mentioned as ways to improve upon the user experience of non-English speaking visitors to the museum.

Loading Dock Observations

Evidence of water pooling was observed within the interior of the Loading Dock at the basement level. There currently is no positive slope for drainage of water away from the overhead door at this area. Measures should be taken to correct the presence of water from outside to inside at this location. Reconstructing the loading dock’s driveway by lowering the adjacent approach outside of the overhead door and creating a positive slope away from the building would help remedy this condition to minimize water infiltration into the building.

Mold Observed

Mold and water damage were observed at the basement level Map Room. It is recommended that the services of an Industrial Hygienist, or equivalent, be procured to provide recommendations for mold remediation as needed to protect the artifacts, collections, and research that occurs within the museum.

Existing Building Assessment Museum of the Big Bend

Emergency Egress and Exiting Issues to Address

Multiple conditions related to exit signage, clear floor space requirements along exit paths, and conflicting exit signage posted exist and should be addressed as soon as possible.

Remove paint over Exit Sign at the bottom of the stair adjacent to the Map Collection.

Stored boxes and misc items within the clear floor space are blocking an unobstructed path to an exit. Remove stored materials and install signage prohibiting storage in area.

Existing exit hallway with low head clearance of below 6’-4” (6’-8” is current minimum allowed by code). If the egress beneath the existing stair is not a required Exit, remove the exit sign that has been painted over. This path of egress has a low head clearance issue that is not compliant.

Remove the “Do Not Exit” sign posted at Exit Door(s).

Conflicting Signage – “Keep Door LOCKED At All Times” painted on a door with Exit Signage.

Possible Exit Signage removed from within the secured storage area of the basement.

Remove any obstructions blocking emergency egress from Permanent Exhibit to the outdoor Loggia.

Existing Building Assessment Museum of the Big Bend

Figure 2 - Museum SignageFigure 1 - South Loggia

Figure 4 - Sidewalk to Shop Entrance Figure 3 - Museum Exterior

Figure 5 - Permanent Exhibits Figure 6 - Temporary Gallery

Existing Building Assessment Museum of the Big Bend

Figure 10 - Gift Shop Entrance

Figure 8 - LibraryFigure 7 - Hall between Exhibits

Figure 9 - Multi-Purpose Room

Figure 11 - Map Room Figure 12 - Curator's Office and Work Areas

Existing Building Assessment Museum of the Big Bend

Figure 14 - Window Sill DisrepairFigure 13 - Window Disrepair

Figure 16 - Heat Gain/Loss Thermal Image through gaps in Window

Figure 17 - Compromised HVAC Duct

Figure 15 - Heat Gain/Loss Thermal Image

Figure 18 - HVAC Duct Damage

Existing Building Assessment Museum of the Big Bend

Figure 20 - Evidence of water pooling on interior side of Overhead Door shown in Figure 19

Figure 19 - Example of Overhead Door with no positive slope away from building

Figure 21 - Parge Coat damage at Stair to Loggia Figure 22 - Exterior Finishes requiring maintenance

Figure 25 - Trim maintenance required

Figure 23 - Parge Coat damage Figure 24 - Past due finish maintenance causing damage

Existing Building Assessment Museum of the Big Bend

Figure 27 - Surface Damage at Stucco WallsFigure 26 - Damaged Caulking at floor to wall gap

Figure 29 - Surface Cleaning needed at Stucco WallsFigure 28 - Surface Cleaning needed at Stucco Walls

Figure 31 - Planter Drains need ClearingFigure 30 - Planter Drains need Clearing

Existing Building Assessment Museum of the Big Bend

Figure 32 - Finish Repair needed at Stair treads/risers Figure 33 - Unclean state of grout may be caused by Urinal leak or overflow

Figure 36 - Wall Cavity and Airway open at exterior in need of repair

Figure 35 - Incomplete drywall installation in need of repair

Figure 34 - Damaged surfaces adjacent to access panel at ceiling

Figure 37 - Wall finish in basement in need of repair

Existing Building Assessment Museum of the Big Bend

Figure 42 - Clear Exit pathway needs to be provided

Figure 39 - Painted-over signage above door needs replacement with visible signage

Figure 38 - CDX plywood patch at wall penetration needs replacement with permanent solution

Figure 40 - Clear Exit pathway needs to be provided

Figure 41 - Clear Exit pathway needs to be provided

Figure 44 - Example of Exit Door with no positive slope away from building

Figure 43 - Evidence of water infiltration at Exit Door

Existing Building Assessment Museum of the Big Bend

Figure 46 - Exit Signage missing at J-Box

Figure 45 - Conflicting Exit Signage

Figure 48 - Thermal Imaging of Windows on Western Facade

Figure 47 - Thermal Imaging of Exit Door at Temporary Gallery

Figure 49 - Window trim damage on interior

Figure 50 - Window trim damage on interior

Figure 51 - Window trim damage on interior

Fire Protection

Page/

Existing Building Assessment

05 Fire Protection

Fire Alarm System

Existing System

The existing fire alarm system is a manual fire alarm system with automatic detection (See Figures 1 and 2 for typical device installations). This system has initiating devices and notification appliances installed throughout the entire building in accordance with NFPA 72 and IBC. The existing system Fire Alarm Control Panel will be tied into the new building expansion to ensure that an alarm signal from either system initiates full building evacuation.

Panel Location

The existing Fire Alarm Control Panel is installed in Storage Closet 201. There is a Fire Alarm Annunciator Panel by the back exit of the Permanent Exhibits space (Room 200) (See Figure 2).

Initiating Devices

The system currently includes smoke detectors, heat detectors, addressable manual pull stations, and addressable monitor and control modules for the flow and tamper switches. The existing system also interfaces with the elevator system. The smoke detectors and heat detectors installed throughout for area coverage do not seem to be required due to the presence of the fire sprinkler system and occupancy of the building.

Notification Devices

Audible and visual notification appliances (horn/strobes) are installed in all areas of the building in accordance with NFPA 72 and the ADA guidelines. All areas of the building are currently covered by audible device coverage as required by NFPA 72. Visual devices are currently installed in public and common areas as recognized by ADA such as corridors, bathrooms, multi-purpose rooms, museum store, exhibits, and storage. Visual devices are also provided in mechanical areas as a supplement to the audible devices.

Fire Suppression Systems

Existing System

The existing sprinkler system installed in October of 2006 is a wet pipe sprinkler system designed in accordance with NFPA 13 for Ordinary Hazard Group 1 (0.15 gpm/sf over 1300 sf – see Figure 3).

Water Supply

The current water supply is provided by the City of Alpine. In 2006, the system was designed for a water flow rate of 920 GPM with a residual pressure of 40 psi available at the base of the riser. The water supply at that time was capable of providing adequate flow and pressure for the sprinkler system demand. As seen in the image below, the pressure gauges on the supply and discharge side of the alarm valve indicate a static pressure of about 40 psi for this system (see Figure 4). A new flow test should be conducted to confirm the available pressure and flow of the water supply.

Fire Pump

There is no fire pump installed in this building as the underground water supply is designed to provide an adequate supply to meet the demand of the system.

Sprinkler System

This building has a 6” fire protection lead in with a 6” Ames 3000SS backflow preventer, and 6” Reliable Alarm Check valve. This system then sizes down to 4” and has a Potter flow switch and an FDC connection with a 4” Tyco Model CV-1F check valve. The two-way fire department connection is located outside of the Dock (see Figure 5 for riser layout).

The sprinkler system has upright sprinklers in locations with no drop ceilings such as the main exhibit area (see Figure 6). In spaces with finished ceilings, concealed pendent sprinklers with white cover plates are utilized (see Figure 7).

Existing Building Assessment Museum of the Big Bend

Standpipes

The building does not have a standpipe system due to the height of the building.

Piping

Existing sprinkler pipe 2” and smaller is schedule 40 with cast iron or ductile iron fittings; sprinkler piping 2-1/2” and larger appears to be schedule 40 with grooved fittings. All existing piping is black steel. Galvanized and cadmium plated rods are used for sprinkler hangers.

Issue 1

Wet pipe Sprinkler system: The existing system is a wet pipe sprinkler system for all areas in the building. Exhibit rooms and artifact storage rooms should be renovated to be protected by a double-interlock pre-action sprinkler system in order to protect exhibit materials from water damage due to a false sprinkler system activation. The double-interlock pre-action system will release upon activation of both the sprinkler head and spot-type smoke detectors located throughout the area.

Issue 2

There are instances of pull stations being obstructed and not being visible (See Figure 8). In addition, some notification appliances (horn/strobes) have storage blocking their coverage. All pull stations shall be located in a place that is conspicuous, unobstructed, and accessible. All storage shall be removed from in front of fire alarm notification appliances.

Issue 3

Exhibit displays greater than 4’ are not provided with sprinkler protection. Sprinklers should be added to protect under obstructions greater than 4’ in width to comply with NFPA 13. Each instance shall be reviewed based on the dimensions of the obstruction relative to the height above floor and below ceiling.

Existing Building Assessment Museum of the Big Bend

Figure 1 - Typical Fire Alarm Notification Appliance (Combined Horn & Strobe) and Pull Station

Figure 2 – Fire Alarm Annunciator, Notification Appliance (Combined Horn & Strobe, and Pull Station

Figure 1 - Hydraulic Placard for Sprinkler System Figure 4 - Available water supply pressure during time of Investigation

Figure 5 - Sprinkler riser with Backflow Preventer Figure 6 - Typical upright sprinkler coverage

Figure 7 - Typical concealed pendent sprinkler coverage Figure 8 - Typical installation of obstructed pull station

Plumbing

Existing Building Assessment Museum of the Big Bend

06 Plumbing

Existing Plumbing Systems

Utilities

The following Plumbing utilities are on site:

Domestic Water

Fire Protection Water

Sanitary Sewer

Sanitary Waste and Vent

Sanitary piping below grade is hub and spigot cast iron, sanitary piping above grade is no-hub cast iron.

Sanitary mains are provided with cleanouts at every bend and every 50 feet.

Each restroom is provided with a floor drain. Each trap is protected by an automatic trap primer.

An elevator sump is required in the base of each elevator pit. Sump pit is formed into the elevator hoist-way base.

Sump pump discharge is tied directly into the building sanitary in the ceiling of Level 1. Each sump pump is sized for 50gpm per elevator car.

Domestic Water

Domestic cold water and domestic hot water service metered.

Incoming domestic water service provided with a reduced pressure backflow preventer.

Domestic water routed to all toilet room fixtures, electric water coolers/drinking fountains, sinks, and any other devices that require a domestic water supply.

Each restroom and mechanical room provided with a hose Bibb.

All public sinks/lavatories provided with a point of use thermostatic mixing valve meeting ASSE 1070 requirements.

A water quality test is provided to determine the hardness of the incoming domestic water is recommended.

The domestic hot water is provided with a duplex softener. Upstream of the softener is a high hazard backflow preventer.

Domestic hot water produced and stored at 120 degrees by a 40-gallon electric water heater.

Domestic hot water recirculated throughout building.

A master mixing valve is installed downstream of the water heater to circulate 120-degree water.

Domestic water routed above grade is type L copper with soldered joints.

All ball valves to be two-piece full port with threaded ends stainless steel ball and stem.

The domestic hot water system insulated in accordance with Code. The domestic cold-water system is insulated to prevent condensation from forming. Isolation valves provided at all riser connections, branch piping runouts to fixture groups, and at devices requiring maintenance.

The piping is sized to limit the velocity in any section of the system to a maximum of 8 fps for cold water system and 4 fps for hot water and hot water circulating systems.

Domestic water tested and sterilized per local jurisdiction requirements.

Existing Building Assessment Museum of the Big Bend

Existing Equipment

Water Heater: WH #1-04:

The existing A.O. Smith electric water heater has a capacity of 40 gallons with a total input power of 30 kW and a scheduled recovery rate of 110 GPH. Estimated lifespan of a tank type water heater is around 10 years before recommended replacement. Page recommends replacing the electric water heater with similar model at design conditions listed in schedule below. Refer to figures 1-3.

Hot Water Recirc Pump: HWRP #1-04:

The existing Bell & Gossett hot water recirc pump has an ASHRAE estimated lifespan of 10 years before recommended replacement. Page recommends replacing the hot water recirc pump with similar model. Refer to figure 4.

Expansion Tank:

The existing Watts potable water expansion tank has an estimated lifespan of 5-10 years before recommended replacement. Page recommends replacing the potable water expansion tank with similar model. Refer to figure 5.

Elevator Sump Pump:

Elevator Sump Pump was not accessible during the site visit, but design make, model and scheduled capacities can be seen in Figure 6 detail below from current as built drawings. ASHRAE estimated life expectancy is 10 years for sump pumps. Page recommends replacing the currently installed elevator sump pump with similar make and model at design conditions shown in image below.

Photos

Fig 1 - Electric Water Heater Nameplate Fig 2 - As Built Plans Water Heater Piping Detail

Fig 3 - As Built Plans Water Heater Schedule

Fig 4 - Hot Water Recirc Pump Nameplate Fig 5 - Potable Water Expansion Tank

Fig 6 - As Built Plans Sump Pump in Elevator Pit Detail Fig 7 - Men’s Restroom

Fig 8 - Women’s Water Closet Fig 9 - Women’s Lavatory

Fig 10 - Drinking Fountains Fig 11 - Mop Sink and Associated Piping

Mechanical

Existing Building Assessment Museum of the Big Bend

07 Mechanical

Existing Mechanical Systems

Chilled Water System

System Description

The existing SRSU Museum of Big Bend Chilled Water is supplied by one 60 ton Air-Cooled Chiller located outside the building and one base mounted end suction Chilled Water Pump located in the Mechanical Room in the basement level. In the event of a failure/maintenance scenario, this system ties directly into the campus loop.

Chilled water is supplied to the air handling unit cooling coils at approximately 45°F at a rate of 119 GPM. The Chilled Water Pump is provided with a variable frequency drive (VFD).

Existing Equipment

Air Cooled Chiller: ACC #1-04

The existing York Air Cooled Chiller has a capacity of 60 tons with a LWT of 45°F at 119 GPM and a max pressure drop of 10 ft. ASHRAE life expectancy chart recommends replacement of the air-cooled chiller at 20 years. Refer to Figures 1-3. Page recommends replacing the Air-Cooled Chiller with similar model at design conditions listed.

Also noted this chiller is very loud and can be heard within the building. Recommend sound attenuation with new installation to minimize ambient noise.

Chilled Water Pump: CHWP #1-04

The existing Baldor EM3218T Base Mounted End Suction Chilled Water Pump has a flow rate of 119 GPM at 48 ft of head with a 5 HP motor at 1750 RPM and efficiency rating of 89.5. Refer to Figures 4-6. ASHRAE life expectancy chart recommends replacement of the pump after 20 years. Page recommends replacing the pump with similar model at design conditions listed.

Heating Hot Water System

System Description

The existing SRSU Museum of Big Bend Heating hot water system serves the AHU pre-heating coil, terminal unit reheat coils and heating water converter by utilizing a packaged boiler with secondary hot water pump, a primary hot water pump and expansion tank. Hot water is distributed at a supply temperature of 160°F to the AHU pre-heat coil as well as terminal unit reheat coils.

Distribution

Heating and reheat water distributed through Type L copper piping with soldered joints for pipes 2" and smaller, and carbon steel piping with welded joints for pipes 2-1/2" and larger.

Unions provided at terminal heating devices in copper piping.

Piping insulated with rigid glass fiber insulation with appropriate insulation jacket.

Existing Equipment

Heating Hot Water Pump: HWP #1-04:

The existing Baldor EM3218T Base Mounted End Suction Hot Water Pump has a flow rate of 145 GPM at 65 ft of head with a 5 HP motor at 1750 RPM and efficiency rating of 89.5. Refer to figures 7-9. ASHRAE life expectancy chart recommends replacement of the pump after 20 years. Page recommends replacing pump with similar model at design conditions listed.

Existing Building Assessment Museum of the Big Bend

Expansion Tank: ET 9-1:

The existing TACO Expansion tank was built in 2012 and has a life expectancy of 5-10 years. Refer to figures 10-

11. Page recommends replacing the current expansion tank with similar model at design conditions listed.

Packaged Boiler: (Tag Not Found):

The existing KN-20 Series package boiler and secondary heating hot water pump look to be installed recently.

Refer to figures 12-13. Page does not recommend replacement of the boiler as ASHRAE life expectancy chart recommends replacement at 25 years.

Air Handling Systems

System Description

An existing air handling unit located in the basement level mechanical room serves all spaces throughout the building. The air handling unit is a custom air handler that consist of a chilled water-cooling coil, and hot water pre-heat coil. Minimum outside air flow to be determined in accordance with ASHRAE Standard 62. All return air is fully ducted back to unit, no plenum return. An existing storage room has been converted to an IT Closet but still conditioned by the main buildings air handling unit. Page recommends for best practice to cool this space by either a chilled water fan coil unit or split system DX fan coil unit in addition to the main cooling system. Ductwork constructed in accordance with SMACNA Standards for appropriate pressure class. Ductwork sealed to meet SMACNA Seal Class A as a minimum and to limit ductwork leakage not exceeding 1% of the design flow rate for high pressure ductwork and 2% for low pressure ductwork.

Equipment and Material

The air handling units is comprised of galvanized steel double wall construction. The unit consist of the following components:

Outside Air Intake Damper

Air Mixing Devices

30% (Merv 7) Efficient Prefilters (as rated on ASHRAE Standard 52.1)

80% (Merv 14) Efficient Final Filters (as rated on ASHRAE Standard 52.1)

Hot Water Preheating Coils

Chilled Water Cooling Coils

Supply Fans with VFD

Perforated Air Diffuser Plate

Fan Discharge Sound Attenuating Device

Smoke Detector at Supply Air Discharge Ductwork

Isolation/Smoke Dampers

Supply fans are plenum type with airfoil blades. Fan speed and air volume modulated through variable frequency drives (VFDs) controlled by supply duct static pressure controller.

Existing Building Assessment Museum of the Big Bend

Return fans are plenum type with air foil blades. Fan speed and air volume modulated through VFDs controlled by return fan discharge static pressure controller.

The return fans include the following components:

Isolation/Smoke Damper at return fan

Smoke Detectors at Return Fan Inlet Ductwork

Fan Inlet Side Sound Attenuator

Return Fan with VFD

Return Air Damper

Relief Air Damper

The supply air terminals (ATs) have internal liner with closed cell insulation. ATs provided with system pressure independent DDC controllers with 24 V electric actuators.

Sound attenuating devices are packed type with liner between air stream and packing.

Capacities of air handling unit system are as follows:

The air handling units are estimated to be 29,500 cfm each at 1.5 inches WG static pressure.

Distribution

High pressure galvanized steel ductwork distribute supply air from the air handling unit to the supply air terminal devices.

Low pressure galvanized steel ductwork utilized downstream of supply terminal devices to distribute supply air to the spaces.

Supply air ductwork externally insulated with fiberglass insulation.

Page recommends either a full duct cleaning and repair and re-insulation or the complete replacement of all ductwork and insulation.

Existing Equipment

Air Handling Unit: AHU #1-04:

Existing Energy Labs Inc. custom air handling unit contains a supply fan, cooling coil and preheat coil. Fan sized for 29,500 CFM at 1.5” ESP with a 40 hp motor. Refer to figures 14-16. ASHRAE life expectancy recommends replacement of air handling unit at 19 years. Page recommends replacement of air handling unit and all associated controls sized at scheduled design conditions.

Electric Reheat Coils: ERC #1-04 thru ERC #14-04:

Existing electric reheat coils varying in size and capacity throughout the museum from 2 kW to 51kW. Refer to figure 17. ASHRAE life expectancy chart recommends replacement of electric coils at 15 years. Page recommends replacement of electric reheat coils.

Heating Water Reheat Coils: HWRC #1-04 thru HWRC #14-04:

Existing heating water reheat coils varying in size and capacity throughout the museum from 2 kW to 51kW.

Refer to figure 18. ASHRAE life expectancy chart recommends replacement of electric coils at 20 years. Page recommends replacement of electric reheat coils.

Existing Building Assessment Museum of the Big Bend

Electric Humidifiers: EH #1-04 thru EH #5-04:

Existing electric duct mounted humidifiers with duct mounted dispersion tubes. Refer to figures 19-21. Depending on the maintenance and quality of water, the humidifiers could last anywhere from 10-15 years. Of the 5 observed during site assessment visit, only 1 appeared to be in operation. This could be a main contributing factor to the humidity control issues the museum is seeing daily along with the exterior envelope not being sealed. Page recommends replacement of electric humidifiers and duct mounted dispersion tubes.

Air Terminals: Diffusers, Grilles, and Registers:

Existing air terminals look to be in good condition. Refer to figures 22-24. ASHRAE life expectancy chart recommends replacement of diffusers, grilles and registers at 27 years. Page does not recommend replacement at this time but should be considered in the upcoming years.

Toilet and General Exhaust Systems

System Description

The system services toilet rooms and janitor's closets. System consists of three exhaust fans that are controlled via occupied/unoccupied control.

Equipment and Materials

The exhaust system consist of the following components:

Constant volume centrifugal exhaust fans.

Roof mounted down blast exhaust fans.

Automatic damper at fan inlet.

Distribution

Galvanized steel ductwork.

Page recommends the cleaning of all exhaust ductwork and repair as needed or the complete replacement of all exhaust ductwork.

Existing Equipment

Exhaust Fans: EF #1-04 thru EF#3-04:

Existing restroom and janitor closet exhaust fans were not accessible during site assessment visit. Refer to figure

25. ASHRAE life expectancy recommends centrifugal exhaust fans replacement at 25 years, and roof mounted fans at 20 years. Page recommends roof mounted fans to be replaced and centrifugal exhaust fans to be monitored and considered for replacement soon.

Existing Building Assessment Museum of the Big Bend

Summary of Equipment Past ASHRAE Life Expectancy

Air Cooled Chiller: ACC #1-04

Chilled Water Pump: CHWP #1-04

Heating Hot Water Pump: HWP #1-04

Expansion Tank: ET 9-1

Air Handling Unit: AHU #1-04

Electric Reheat Coils: ERC #1-04 thru ERC #14-04

Heating Water Reheat Coils: HWRC #1-04 thru HWRC #14-04

EH #1-04 thru…