Mary_Cheney_Library_Facility_Study_-_Friar_Report.pdf

Existing Conditions Report

Mary Cheney Library 586 Main Street, Manchester, Connecticut

May 2022

F R I A R

Table of Contents Section 1 : Introduction� 5

Introduction� 7

Context Map� 8

Section 2 : Executive Summary� 9 Building Information� 11

Building Overview - Photographs� 12

Section 3 : Architectural & Structural Survey� 25 Architectural Existing Conditions� 27

Existing Space Utilization Plans� 34

Structural Existing Conditions� 39

Architectural & Structural Survey Photographs� 41

Architectural & Structural Photograph Key Plan� 49

Architectural & Structural Recommendations� 55

Section 4 : Mechanical, Electrical, Plumbing & Fire Protection Survey � 57 M/E/P/FP Existing Conditions� 59

M/E/P/FP Survey Photographs� 68

M/E/P/FP Recommendations� 78

Section 5 : Code Survey� 81 IBC Code Survey� 83

NFPA Code Survey� 85

Code Survey Photographs� 89

Code Survey Photograph Key Plan� 91

Code Survey Recommendations & Prioritization� 95

Section 6 : Accessible & Usable Buildings Compliance Survey� 97 Accessibility Survey Introduction� 99

Accessibility Survey Failures� 100

Accessibility Survey Photographs� 113

Accessibility Survey Photo Plans� 116

Accessibility Recommendations� 121

Section 7 : Site Survey� 123 Existing Site Conditions� 125

Utilities Site Survey� 128

Site Survey Photographs� 129

Site Photograph Key Plan� 132

Site Recommendations� 135

Section 8 : Historical Significance & Deed Restrictions � 137 Introduction / Historical Background� 139

Listing Status� 139

Conclusion� 141

Section 9 : Planning Options� 147 Potential Building Re-Use� 149

Option I: Town Offices & Financial Institution� 151

Option II: Town Offices & Financial Institution� 155

Option III: Cultural Center� 159

Section 10 : Opinion of Probable Costs� 163 Mary Cheney Library Renovations� 165

Recommended Renovations to the Cheney Library� 166

Re-Use Option I/II: Town Offices & Financial Institution� 167

Re-Use Option III: Cultural Center� 168

Section 1 : Introduction

Introduction

Background Friar Architecture Inc. was engaged by City of Manchester to prepare a Code Analysis and Building & Grounds Survey focusing on Cheney Public Library.

Purpose of this Study The purpose of this survey is to provide client with an understanding of the challenges facing the City of Manchester now and in the near future, a comprehensive view of the range of possible options with cost implications, and a means to reach consensus on the best possible solution to those challenges.

The intent of the Code Analysis and Building & Grounds Survey process is:

Introduction

Mary Cheney Library | May 2022

8 Introduction

Context Map The map below identifies the location of Mary Cheney Library within the context of Manchester.

Map Data: GoogleN

Section 2 : Executive Summary

Executive Summary

Building Information

Mary Cheney Library

Stories 1.5 Stories

Area 26,000 sf

Address 586 Main Street, Manchester

Original Construction 1937

Addition(s) / Renovations

1962 Addition, 1998 Addition

Condition Fair to Good

Description The facility consists of a central stack & lobby space, flanked by two large gathering rooms. The lower level is dedicated to staff and support spaces, but there is also a community room that walks out onto grade on the South Elevation.

This section contains the executive summary, which provides an overview of the building and summarizes the survey results. Graphs are included to represent current conditions of the building’s components and conformity with IBC, NFPA and Accessibility requirements. Photographs of various elevations of the building are provided for reference. This section also provides a summary of the opinion of probable costs, presenting a graphic comparison of the work required to address the deficiencies uncovered during the survey versus the cost of replacing the structure. At the end of Section 2, a chart provides an overview of the required work addressed by the building survey and potential replacement costs.

12 Executive Summary

Building Overview - Photographs The following is a selection of photographs showing the main exterior elevations of the building. These photographs are keyed by letter on the site plan below. The elevation marks show the location and direction from which the photographs were taken.

D

C

AB

E

F

G

Executive Summary

Building Overview - Photographs continued...

North Elevation - A

West Elevation - B

14 Executive Summary

Building Overview - Photographs continued...

South West Elevation - D

North West Elevation - C

Executive Summary

Building Overview - Photographs continued...

South Elevation - E

South East Elevation - F

16 Executive Summary

Building Overview - Photographs continued...

East Elevation - G

Executive Summary

Architectural Survey The exterior skin of Mary Cheney Library is brick, which is in fair to good condition. The roof consists of slate tile which is in good condition and a built up roof system which is fair to poor condition.

Typical windows consist of wood framed windows with metal storm windows; exterior doors are wood framed solid core wood, except for the main entry which are metal doors. The windows are in fair to good condition and the exterior doors are in fair condition. The exterior sealants of the doors and windows are in fair condition.

The building interior is in Fair condition with the original construction having been most recently renovated in 1998.

The work recommended to address architectural conditions includes:

systems with new in these spaces

Structural Survey The building is typically constructed of concrete and structural steel frame with masonry bearing walls and is in good condition. The roof is supported by bar joist. The foundation consists of poured concrete.

There are no recommendations to address structural conditions at this time.

Mechanical Survey The mechanical system is comprised of cast iron boiler, hot water piping and pneumatic controls and are in fair condition.

The work recommended to address mechanical systems conditions includes:

Electrical Survey The electrical service is comprised of an 800 amp service. The service entrances are in good condition.

The work recommended to address electrical system conditions includes:

18 Executive Summary

Plumbing Survey The plumbing system consists 2" service line which supplies the fixtures throughout the building.

The work recommended to address plumbing systems conditions includes:

Fire Protection Survey The fire protection system is comprised of 4" fire service with a backflow preventer and alarm valve and the system is in good condition.

The work recommended to address the fire protection system conditions includes:

• Provide a NFPA 13 Compliant Wet Sprinkler System For Entire building

Lighting Survey The lighting service is comprised of flourescent recessed, pendent and can type fixtures and are in fair condition.

The work recommended to address lighting system conditions includes:

Fire Alarm Survey The fire alarm service is comprised of an Autocall Fire Alarm Control panel and is in fair condition.

The work recommended to address fire alarm system conditions includes:

• Provide An Addressable, Voice Evacuation Capable Fire Alarm System Including Speaker-Strobe Notification Devices.

Telecommunications Survey The telecommunications system is comprised of Telecom and Data racks and is in fair condition.

The work recommended to address telecommunications system conditions includes:

• Provide A New Fiber Optic Telecom Service And New Devices

Executive Summary

International Building Code Survey Mary Cheney Library was evaluated for compliance with the 2015 IBC and Connecticut Supplements and Amendments, through 2018. This report does not address alterations to the existing building, because the scope of an alteration project has not been defined. In this case, a change of use would be very unlikely.

The work recommended to address IBC code violations includes:

NFPA Code Survey A review of Mary Cheney Library's compliance with the NFPA Life Safety Code 2015 was made. The Life Safety Code is a retroactive code for existing buildings and review of applicable systems is required. This building will require updates.

The work recommended to address NFPA code violations includes:

Accessibility Compliance Survey Mary Cheney Library was also evaluated based on the Accessibility and Usable Buildings and Facilities Compliance Survey ICC A117.1-2009, for public building accessibility. ICC is an act of Congress mandating certain standards for accessibility that are enforceable through the civil courts. Mary Cheney Library fails to meet some of these requirements, evident in the “Accessibility and Usable Buildings Compliance Survey”.

The building was evaluated based on a review of existing documentation, field verification of existing space usage and discussions with building staff to confirm existing space allocation and usage.

The work recommended to address accessibility compliance issues includes providing:

20 Executive Summary

Site Survey The site at Mary Cheney Library was evaluated. Traffic flow at this facility is good, and walkways are in fair condition. Available parking accommodates 36 vehicles, with two (2) handicap accessible spaces available.

Site utilities include oil, electric, domestic and fire water.

The work recommended to address site conditions includes:

• Install ramp at main entrance & service area with proper slope and handrails to provide accessible entrance

unclogged and functioning as intended.

c+50+85+62+20+75+70+55+60+55+58+70+55 Enclosure

Roof Interior

Structural

Lowest Priority

Highest

Priority

Mechanical Electrical Plumbing

Fire Protection Lighting

Fire Alarm Telecommunications

Site

F R I A R

Executive Summary

Survey Results

Prioritization of Required Work

Each of the elements that were reviewed under this assessment was ranked on a scale of 1-4, with a 4 rating equating to the highest priority. Components that received a ranking of 3 should be considered to be moderate priorities, while rankings of 2 and 1 are considered to be low priorities. The following chart graphically presents the survey results (reference Section 4 for a detailed description for each category).

c+75+80+65 A117.1

IBC

NFPA

Full Compliance

Partial-Compliance2

Mary Cheney Library | May 2022

22 Executive Summary

The graph below represents the building’s overall conformity with IBC, NFPA and Accessibility requirements.

Compliance was rated on a scale of 1-4, with a 4 rating equating to full compliance. A rating of 2 or under indicates that the building requires moderate to substantial code compliance updates in order to protect the safety of the building’s occupants.

Code Compliance Evaluation

Executive Summary

Summary of Recommendations

Opinion of Probable Costs

The estimate of probable costs included in Section 10 of this report is designed as a planning tool for the Town of Manchester to address the deficiencies and recommendations noted in the report. This estimate does not account for a possible change of use.

Required Work

The estimate reflects bringing the building, in its present configuration, into compliance with current applicable codes and addressing the needs of the various building components (architectural, structural, mechanical / electrical / plumbing / fire protection and site). The projected renovations for these components would upgrade the building to an excellent condition.

Projected costs are based on 2022 dollars and includes no escalation. Based on analysis, the recommended work at this building will cost approximately $3,985,000. At 26,000 square feet, renovations at this building equate to approximately $153 per square foot. This cost-per-square-foot figure falls within industry standards for renovations and upgrades of this nature.

Replacement Cost

A similarly constructed building would cost $440 per square foot. Using this figure, the replacement cost for this building is approximately $11,460,000. The $440 per square foot replacement cost was obtained from HBM Architects and current local market conditions for buildings of this type. The estimate includes hard construction costs, demolition costs, construction contingencies, design costs, and other “soft costs”.

Conceptual Building Re-Use Plans

Conceptual plans were developed for potential future tenants of the building with the notion of efficiently accommodating multiple use groups. These space utilization graphics, generated based upon site visits and meetings with key personnel, are depicted based upon the general requirements of a potential program and account for building upgrades as recommended in addition to the plan improvements indicated.

The conceptual plans illustrate recommended suite sizes, adjacencies, and minor renovations to largely work within the existing plan layout and take advantage of the building's assets, while also meeting the overall goals of a building owned and maintained by the Town of Manchester.

Estimates of probable costs for the plans, which account for the represented change of use, are included in Section 10 of this report.

100100

24 Executive Summary

The chart below indicates the estimated value of the required work addressed by the building survey alongside the potential replacement cost. The replacement cost is provided as a guideline for comparative purposes and is based on replacing the building as is, i.e. size and use. Information considered includes the type of structure, year built and existing area for the building.

The required work addressed in this survey equates to approximately 35 percent of the cost of an entire building replacement project.

Survey Estimate Replacement Estimate

$3,985,058 $11,460,000

Section 3 : Architectural & Structural Survey

Architectural & Structural Survey

Architectural Existing Conditions

Mary Cheney Library

Plan Drawings 1960, 1998

Photos 2022 Survey

Date Built 1937

Architect Frank Cheney Farley

Date(s) Additions / Renovations

1962 Addition

Construction Type 2B Assumed

Type of Occupancy Assembly

Number of Stories 1.5

Gross Square Feet* 26,000 sf

* Gross Square Footage defined as: The sum of all areas on all floors of a building included within the outside faces of its exterior walls, including all vertical penetration areas, for circulation and shaft areas that connect one floor to another.

This section provides a listing of existing conditions of the various architectural and structural components of the building, followed by summary descriptions. A space utilization plan is provided to identify the current locations / number of spaces available and adjacencies. Photographs of existing conditions are included for clarification purposes, identifying areas that require attention. The floor plans indicate the building layout and are keyed to photograph locations. Recommendations for improvements to the various components are discussed to provide City of Manchester with an overview of the required work.

28 Architectural & Structural Survey

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

Fair 6-10 years useful life (minor / cosmetic repairs needed to maintain condition)

Poor 0-5 years useful life (immediate repairs needed to prevent deterioration)

Architectural Conditions - Enclosure

Exterior Skin Material Condition Primary Surface Brick Fair to Poor

Secondary Surface Wood/Plaster Good to Fair

Insulation No N/A

Windows Lintel Brick Arch, Steel Good, Fair

Jamb Brick Fair

Sill Solid Stone Good to Fair

Frame Wood, Metal Storm Window Fair

Glazing Single Pane, Double Pane Fair, Good

Sealant Yes Fair to Poor

Operable Yes N/A

Exiting No N/A

Doors Lintel Steel Fair

Jamb Brick Fair

Sill Concrete Good

Frame Wood, Hollow Metal Fair to Poor, Fair

Door Solid Core Wood, Hollow Metal Fair to Poor, Fair

Glazing Lead Muttins Fair

Flashing Yes Good

Sealant Yes Fair

Hardware Pull Handle, Lever Handle Good

Architectural & Structural Survey

Architectural Conditions - Enclosure (continued)

Mary Cheney Library has a brick exterior that is in fair condition. In several areas there are clear indications of unintended overflow from the roof onto the brick facade, specifically in the alcoves created by the corridors between the additions and the central building. Water stains show that water is flowing off of the roof and down the face of the brick, this indicates that the drainage system is not functioning as intended and accelerates the deterioration of the brick in these areas. The chimney on the West side of the structure has sever deterioration of the brick and mortar joints, especially towards the cap of the chimney.

The windows and exterior doors are in fair to good condition. The windows are predominately wood framed single pane with storm windows. There are also wood framed double pane windows, namely, the bay windows in either wing of the addition, and the double hung windows in the basement community room. Most of the exterior doors in the project are solid core wood doors with wooden frames, all of which have deteriorated a fair amount. The only metal exterior doors exist at the main entrance and

Exterior sealants at the windows and doors are in good condition. There are instances of double hung windows on the West side of the facility where there is no visible sealant between the frame and jamb.

Exit Stairs Material Condition Tread Solid Stone, Concrete Good, Fair to Poor

Riser Solid Stone, Concrete Good, Fair to Poor

Landing Solid Stone/Brick, Concrete Good, Fair to Poor

Handrail Metal Fair

30 Architectural & Structural Survey

Roof Material Condition Type 1 Slate Tile Good

Type 2 Built Up Roof Fair to Poor

Visible Repairs (% area) 10% Fair

Deck Material Steel Deck Good

Insulation (from plans) Yes Fair to Poor

Penetrations Vents, Ductwork Fair

Mountings RTUs (7) Good

Flashings Metal Coping, Metal Flashing, Membrane Flashing Fair

Drains Sump w/ Strainer, Scupper Good to Fair

Drain Termination External Downspouts Good

Gutters Yes Fair to Poor

Lightning Protection Yes N/A

Cornice / Coping Metal Coping at Parapet Fair

Architectural Conditions - Roof

The Slate roofing over the original building is in Good to Fair condition (85 years old +/-). The original Slate roof over the central section of the facility has maintained good condition besides it's age. Upon a basic visual inspection, there appears to be very few cracked or brocken slate tiles, and no excessive instances of discoloration.

The flashing at the hips and ridges of the roof appear to be in a similar good condition. At the gutter edges of the slate roof there appears to be some tiles that are lifting, indicating a potential ice damning situation during the winter.

The built up roofing over the side wings of the facility is in fair to poor condition (62 years old +/-). There is water stains over much of this section of roofing, indicating improper drainage and sitting water. This is especially true on the South side of the facility where the roof is under a large tree that is depositing leaves onto the roof. These roofs are drained using a combination of roof drains and through wall scuppers. The higher roof of the Childrens Room has two roof drains that originally drained onto the lower roof adjacent to it. These drains have been modified to have leaders that drain directly to grade, however there is large amounts of water damage near these leaders. It is assumed that the original configuration of the roof was leading to pooling on the lower flat roof. These modified leaders may fix the cause of the issue, but extensive damage has been done to surronding wall and roof assemblies.

Architectural & Structural Survey

Architectural Conditions - Interior

Vestibule Material Condition Walls Wood Good

Flooring Walk-Off Mat Fair

Ceilings Spine Ceiling Fair

Main Lobby Walls Plaster, Wood Trim Good, Good

Flooring 9 x 9 Asbestos Tile Fair

Ceilings Plaster Good to Fair

Children's Room Walls Plaster, Wood Trim Fair, Good

Flooring Roll Carpet Fair to Poor

Ceilings Spline Ceiling Tile Fair to Poor

Ref. & Teen Room Walls Plaster, Wood Trim Fair, Good

Flooring Roll Carpet Fair to Poor

Ceilings Spline Ceiling Tile, 2x2 Acoustic Ceiling Tile Fair to Poor, Excellent

Adult Reading Room Walls Plaster, Wood Trim Fair, Good

Flooring Roll Carpet Fair

Ceilings 2x2 Acoustic Ceiling Tile Good

Howroyd Room Walls Gypsum Wallboard Good

Flooring Roll Carpet Good

Ceilings 2x2 Acoustic Ceiling Tile Good to Excellent

Stack Space Walls Plaster Fair

Flooring 9x9 Asbestos Tile Fair

Ceilings Plaster Poor

Library Offices

Walls Plaster, Glass Partitions Good, Good

Flooring Roll Carpet Fair

Ceilings Spline Ceiling Fair to Poor

32 Architectural & Structural Survey

Employee Offices

Walls Gypsum Wallboard Good

Flooring Vinyl Composition Tile Good

Ceilings 2x4 Acoustic Ceiling Tile, Exposed Structure Good, Poor

Employee Break Room

Walls Gypsum Wallboard Good

Flooring 9x9 Asbestos Tile Poor

Ceilings 2x2 Acoustic Ceiling Tile Good

Toilet Rooms (Old)

Walls 4x4 Ceramic Tile Good

Flooring 1x1 Ceramic Tile Fair

Ceilings Plaster Good

Toilet Rooms (New)

Walls Gypsum Wallboard, 4x4 Ceramic Tile Good, Good

Flooring 1x1 Ceramic Tile Fair

Ceilings 2x2 Acousic Ceiling Tile Good to Excellent

Storage Rooms

Walls Cast in Place Concrete, Clay Block Good

Flooring Cast in Place Concrete Fair

Ceilings Plaster Fair

Computer Lab

Walls Gypsum Wallboard Fair to Poor

Flooring Roll Carpet Fair to Poor

Ceilings 2x2 Acoustic Ceiling Tile Fair

Interior Stairs Walls Plaster, CMU Fair, Good

Treads Metal - Painted Poor

Risers Metal - Painted Fair

Landing(s) Metal - Painted Fair

Handrails Metal - Painted Good

Ceilings Spline Ceiling Poor

Architectural & Structural Survey

Component Elevator 1 Hydraulic Yes

Passenger / Freight Passenger

Car Width 69"

Depth 52"

Door 36"

Weight 2,000 Pounds

Floors - # 2

Floors - From Main Level

Floors - To Basement Level

Inspection Expiration Date

07/24/2020

Architectural Conditions - Conveying Systems

The overall interior of the facility is in fair condition.

The main entry lobby for the library is in good condition. The primary concern in the lobby area is the presence of Asbestos flooring tiles, and staining of the plaster ceiling near HVAC diffusers. The wall finish and wood trim in the main lobby area have held their condition very well, and are in good condition.

In the Teen & Reference Wing of the facility, the finishes are becoming very deteriorated. The carpet in this area is very discolored along paths of travel, and there are multiple instances of holes that have been patched using black tape. The spline ceiling in the main room of this wing has widespread water damage. The wall finish and wood trim in this room are in good condition, but the stool of the windows are showing some deterioration.

The condition of the Children's Wing of the facility is very similar to the Teen & Reference Wing. The carpet in this area is very worn along paths of travel as well as severely buckled across the entire room, likely due to water damage or improper installation. This flooring condition poses a tripping hazard in this area. The spine ceiling in this area has widespread water damage.

The stack portion of the facility is in fair condition. There is asbestos flooring tile, but it is not extensively cracked or worn. The plaster ceiling has severe instances of cracking and efflorescence across the entire room on the upper level. The stairs that transition between the different levels of the stacks are extremely worn, with the treads of each of the stair deformed from repeated use.

Most of the staff offices in the facility are in good condition, but the larger shared office has many outstanding issues that relate to the lack of a ceiling. The smoke detector is mounted multiple feet below the top of the room, and there are several wall penetrations that are not properly fire caulked.

The staff break room on the basement level has extremely worn asbestos tile, the top layer of the tile has visibly been stripped from heavy traffic. There should be a high priority in monitoring this tile to prevent exposure to any cracked or fibrous tile.

In the computer room adjacent to the Howroyd Room, there was a major flooding event stemming from a crack in the foundation wall. This event exposed all finishes in this room to significant levels of water. The library is considering an additional below grade drain at this location in order to resolve this issue.

34 Architectural & Structural Survey

Existing Space Utilization Plans The following is a diagram of the various spaces and their uses that were observed and recorded during this survey.

This information was gathered by a field survey, reviewing the existing drawings and discussions with

CHILDRENS WING

MAIN LOBBY

STACKS

VIDEO & LARGE PRINT

ROOM

TEEN & REFERENCE

WING

OFFICE OFFICE

OFFICEOFFICE

OFFICE

STACKSSTACKS

STAIR

TLT

TLT

TLT

VESTIBULE

STAIR

ELEV.

M ar y Ch en ey

L ib ra ry

Gr ou nd F lo or

P la n

Plans and Utilization Updated as of 03.02.2022

HOWROYD ROOM

COMPUTER LAB

OPEN OFFICE

STAFF

BREAK ROOM

BOILER ROOM

BOILER

ROOM

STOR.

STOR.

STOR.ELEV.

TLT. TLT.

TLT.

PUMP

ROOM

TRANSFORMER

VAULT

STOR.

STACKS

STOR.

UNEXCAVATED

STAIR

STORAGE

KITCHEN

TLT.

STAIR

STORAGE

M ar y Ch en ey

L ib ra ry

Ba se m en t F lo or P la n

Plans and Utilization Updated as of 03.02.2022

Architectural & Structural Survey

Structural Existing Conditions The following is a data summary of the structural conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

The following codes are used throughout this report to identify the condition of various elements.

Material Condition Enclosure Brick Veneer Fair to Good

Foundation Poured Concrete Good

Footings Poured Concrete Assumed Good

Deck Precast Concrete Assumed Good

Exterior Frame Brick / 6" CMU Fair to Good

Other N/A N/A

Structural Conditions - Exterior Condition

Material Condition Surface Built-up / Slate Fair to Poor

Drainage Scuppers / Gutters Fair to Good

Parapet Brick / CMU / Wood Coping Fair to Good

Insulation Unknown Assumed Fair

Rooftop Structures HVAC Rooftop Equipment Fair

Structural Conditions - Roof Condition

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

Fair 6-10 years useful life (minor / cosmetic repairs needed to maintain condition)

Poor 0-5 years useful life (immediate repairs needed to prevent deterioration)

40 Architectural & Structural Survey

Material Condition Framing Masonry, Steel Good

Walls Plaster/Wood, Gypsum Board/Steel Stud Good

Ground Floor Slab Concrete slab on grade Assumed Good

Flooring System (other levels)

Concrete/Precast Concrete, Steel Assumed Good

Stairs Poured Concrete Good

Other N/A N/A

Structural Conditions - Interior Condition

The structural components of Mary Cheney Library were evaluated.

In general, the building appears to be in fair to good condition structurally. Although observations could not be made of many structural elements without demolition, no dangerous conditions were observed.

The complexity of providing modifications to this building is as follows:

Type of Work Ease of Construction Minor Modifications Average

Major Modifications Above Average

Seismic Design Above Average

Horizontal Penetrations

Above Average

Vertical Penetrations Average

Room Layout Average

Foundation Average

Any additions to Mary Cheney Library would have to be provided without increasing the load or decreasing the seismic strength of any of the existing building components.

Architectural & Structural Survey

Architectural & Structural Survey Photographs

1. Location:

Exterior - East Elevation

Description:

Significant water damage to exterior brick wall and concrete stair. Indication of very poor drainage.

2. Location:

Exterior - East Elevation

Description:

Multiple instances of brick faces seperating, excessive moisture collecting in wall system.

3. Location:

Chimney - West Elevation

Description:

Cap and mortar joints of Chimney are heavily deteriorated.

42 Architectural & Structural Survey

Architectural & Structural Survey Photographs

4. Location:

Exterior - West Elevation

Description:

Copper Roof is not draining water properly, excessive water stains on wall under roof. Wood Trim facia is in poor condition.

5. Location:

Exterior - West Elevation

Description:

Grille is punched in, not functioning properly

6. Location:

Exterior - South Elevation

Description:

Moss growth on brick retaining walls

Architectural & Structural Survey

Architectural & Structural Survey Photographs

7. Location:

Entry Hall

Description:

9x9 Asbestos Tile, is cracking and lifting at corners in high traffic areas.

8. Location:

Entry Hall

Description:

Dirt and dust build up on HVAC terminal

9. Location:

Reference and Teen Room

Description:

Carpet is very worn in areas of high traffic

44 Architectural & Structural Survey

Architectural & Structural Survey Photographs

10. Location:

Reference and Teen Room

Description:

Spline Ceiling showing signs of multiple, very large leaks. Leaks apparent across multiple areas of the room.

11. Location:

Reference and Teen Room

Description:

Carpet patched roughly with tape

12. Location:

Reference and Teen Room

Description:

Missing wall clock, exposed opening in wall.

Architectural & Structural Survey

Architectural & Structural Survey Photographs

13. Location:

Children's Room

Description:

Carpet is heavily worn along areas of high traffic. Many ridges are developing in the carpet across the entire room.

14. Location:

Children's Room

Description:

Spline ceiling shows signs of water damage in several areas.

15. Location:

Stacks - Ground Floor

Description:

Composite treads of staircases located in the stacks cracking and wearing down at nosing.

46 Architectural & Structural Survey

Architectural & Structural Survey Photographs

16. Location:

Stacks - Ground Floor

Description:

9 x 9 Asbestos Tile throughout stacks

17. Location:

Stacks - Ground Floor

Description:

Water damage to plaster ceiling, multiple instances throughout stacks

18. Location:

Stacks - Basement

Description:

Significant cracks in plaster of walls surrounding stacks.

Architectural & Structural Survey

Architectural & Structural Survey Photographs

19. Location:

Employee Offices - Basement

Description:

9 x 9 Asbestos Tile, extremely worn

20. Location:

Community Center Computer Lab

Description:

Large amounts of water infiltration through foundation wall, effecting multiple different materials in the room.

21. Location:

Internal Stair

Rubber stair treads are very worn.

48 Architectural & Structural Survey

Architectural & Structural Survey Photographs

22. Location:

Internal Stair

Description:

Spline Ceiling is very water damaged.

Risk of debris falling into stairwell.

23. Location:

Employee Office - Ground level

Description:

Acoustic ceiling is removed from office space.

Architectural & Structural Survey

Architectural & Structural Photograph Key Plan

The following plan shows the actual building plan as verified during field surveys. Photographs from the previous pages are keyed into the building plans with numbered arrows at the approximate photograph site and direction from which the photographs were taken.

M ar y Ch en ey

L ib ra ry

Gr ou nd F lo or

P la n Ar ch /S tr uc

S ur ve y

7,8

16,17 y Ch en ey

L ib ra ry

Ba se m en t F lo or P la n

Ar ch

/S tr uc S ur ve y

20 21

Note: Ratings range from 1 (poor condition) to 4 (excellent condition) c+50+35+62+70 Enclosure

Roof Interior

Structural

Poor Condition 1

Excellent Condition 4

F R I A R

Architectural & Structural Survey

Architectural & Structural Recommendations

The following represents areas of necessary architectural improvements and / or required work.

systems with new in these spaces.

The following represents areas of necessary structural improvements and / or required work.

• No recommendations

Existing Conditions Evaluation:

The elements reviewed under this assessment were ranked on a scale of 1-4, with a 4 rating equating to excellent conditions. Components that received a ranking of 3 are considered to be in good condition, while rankings of 2 and 1 are considered to be in fair and poor condition, respectively. The following chart graphically presents the results and their expected life spans.

The original portion of Mary Cheney Library built in 1937 and the 1962 Addition are in fair condition.

Section 4 : Mechanical, Electrical, Plumbing & Fire

Protection Survey

Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the Mechanical system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments

Boilers Poor Original Boiler.

Buried 2,500 Gallon Oil Tank Approximately 19 Years Old.

Heating System Poor Convectors, Radiators, Cabinet Unit Heaters & Piping Are Original And Past Their Useful Life

Heating System Pumps Fair Pumps Appear To Be In Working Condition But Nearing Their End Of Useful Life.

A/C Roof-Top Units Poor RTUS Approximately 22 Years Old (Last Roof Replacement). Roof Was Inaccessible During Visit and Unit Information Could Not Be Verified.

Air Distribution / Ductwork

Fair Howroyd Room Units Signs Of Leakage And Repair In Ceiling

Condensate Piping (A/C)

N/A N/A

Exhaust Fans Poor Exhaust Fans Not Accessible On Roof But Believed To Be Original To Building

Controls Poor Pneumatic Controls System

Mechanical Conditions

M/E/P/FP Existing Conditions

Mechanical

The mechanical / electrical / plumbing / fire protection survey results are presented within this section. Included are a chart of existing components and their conditions, summary descriptions, photographs, plans, and recommendations.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

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Mechanical (continued...)

The existing heating system consists of (2) boilers and cast iron radiators. Piping is steel and controls consist of pneumatic control valves and thermostats.

The ventilation system consists of operable windows and mechanical ventilation through roof top units. Exhaust fans and RTUs are in poor condition.

Howroyd room is served by two (2) air handling units installed in 1998 each 7.5 tons. Remote condensing unit located at grade. Some duct leakage was observed. Intake louvers were located very close to grade. It is recommender extending louvers to minimum 18” above grade to not be covered by snow.

Reference/Teen room and Children’s room has two (2) roof top units serving each room. It is believed the units are 22+ years old.

Large roof top unit serving main building is about 30 years old and is inaccessible at time of visit. Unit is believed to be beyond its useful life and should be replaced.

Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the electrical system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments

Main Service Poor 800 Amp 208/120 3 PH Cooper Industries Main Electric Service Switch And Distribution Panel.

Power Distribution Poor Systems Appear To Be Greater Than 25 Years And Are Beyond Their Useful Life.

Life Safety Power Poor Emergency Battery Fixtures Were Not Observed.

Emergency Lighting Coverage Does Not Meet Current Code Requirements.

Emergency Power N/A N/A

Transformers N/A N/A

Grounding Poor Relative To The Age Of The Equipment, Grounding Systems Should Be Upgraded

Lightning Protection N/A N/A – Roof Access Was Not Provided.

Electrical Distribution Conditions

Electrical

The building is fed from a site mounted transformer in back of library to main electrical room. Main distribution panel is 208/120 3 phase 800 amp service. No emergency power distribution or backup generator located on site.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

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The following is a data summary of the plumbing system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments Water Service Fair No backflow preventer was observed

Fixtures Poor

Mix Of Original And Replacement Vitreous China.

Some faucets have separate hot and cold taps (non mixing type) which can scald occupants if hot water is not controlled.

Domestic Cold Water Pipe

Poor Copper Piping Mix Of Original And Replacement

Domestic Hot Water Pipe

Poor Copper Piping Mix Of Original And Replacement, Electric Water Heater 50 gallon, 4.5 kW Upper Element And 3.3kW Lower Element

Sanitary & Vent Piping Fair Cast Iron Sanitary And Vent Piping.

Storm Piping Fair N/A

Natural Gas Piping N/A N/A

Irrigation N/A N/A

Plumbing Conditions

Plumbing

The water originates from the boiler room as a 2” domestic cold water main.

Domestic hot water is provided by an AO Smith Electric Water Heater 50 gallon, 4.5 kW upper element and 3.3kW lower element. No thermostatic mixing valve was observed.

The plumbing fixtures are vitreous china type with manual flushometers. The sinks have manual faucets. It is our understanding the sanitary main leaves the basement towards Main Street with a clean out and 90° elbow which sometimes results in a blockage that needs to be removed.

It was noted the foundation site drainage leaks and is planned to be repaired in the near future.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the fire protection system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments

Fire Service Fair Parts have been replaced in 2015, however if renovation is expected we would suggest replacement of fire service.

Backflow Preventer Excellent Backflow was replaced on 2/3/2021

Standpipe System N/A N/A

Sprinkler System Poor Sprinklers are past their usable life.

Fire Department Connection

Fair Siamese FDC located in back of building. FDC is aged however appears to be in working condition.

Heads Poor Sprinklers are past their usable life.

Piping Fair Some piping appears to be able to be reused

Fire Pump N/A N/A

Booster Pumps N/A N/A

Fire Protection Conditions

Fire Protection

Overall, the sprinkler system appears to be past its useful life. If a renovation is expected, we would suggest replacement of the fire suppression system throughout the building. Consideration should be given to a full inspection of existing sprinkler system prior to any building renovation.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

64 Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the lighting system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments

General Lighting Poor Mix of LED and Fluorescent. Limited LED to only a few spaces and we would suggest upgrading to LED in all spaces.

Emergency Lighting Poor Emergency Battery Fixtures Were Not Observed.

Emergency Lighting Coverage Does Not Meet Current Code Requirements.

Exit Signs Poor Systems Appear To Be Greater Than 25 Years And Are Beyond Their Useful Life.

Exterior Lighting Poor Systems Appear To Be Greater Than 25 Years And Are Beyond Their Useful Life.

Lighting Control Poor Occupancy Sensors Were Observed In Some Spaces.

Systems Appear To Be Greater Than 25 Years And Are Beyond Their Useful Life.

Theatrical Lighting N/A N/A

Lighting Conditions

Lighting

The interior lighting consists of a mix of fluorescent and LED fixtures throughout the building. Renovated areas of the building have 2x4 LED flat panel fixtures with integral occupancy sensors in some locations.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the fire alarm system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments Fire Alarm Control

Panel Poor AutoCall/Simplex FACP In Main Vestibule Appears To

Be 20+ Years Old And Beyond Its Useful Life.

Initiating Devices Poor Autocall/Simplex Device Appears To Be 20+ Years Old And Beyond Its Useful Life

Indicating Devices Poor Device Coverage Does Not Appear To Meet Current Code. Appears To Be 20+ Years Old And Beyond Its Useful Life

Area of Rescue N/A N/A

Voice Evacuation N/A N/A

Elevator Recall N/A N/A

Fire Alarm System Conditions

Fire Alarm

The existing fire alarm system is an AutoCall/Simplex. The control panel is an analog /addressable fire alarm control panel and interfaces with smoke detectors, horn strobes and pull stations throughout the building.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

66 Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the telecommunications system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments Backbone Cabling Poor Equipment In Rack Is Obsolete.

Rack System Fair Potential For Reuse Of 2-Post And 4-Post Racks Within Basement. No Wire Management System Exists.

Telecommunication Ground

Poor Relative To The Age Of The Equipment, Grounding Systems Should Be Upgraded

Telephone Service Entrance

Poor Analog Telephone Aged Equipment Beyond Its Useful Life.

Data Horizontal Cabling

Poor No Wire Management System Exists.

MDFs / IDFs N/A N/A

Pathways N/A N/A

Coaxial Cable N/A Not found.

Telecommunications System Conditions

Telecommunications

The main telecommunication front end equipment is located in the basement and is in poor condition.

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

Mechanical, Electrical, Plumbing & Fire Protection Survey

The following is a data summary of the security system’s existing conditions that were observed and noted during the survey. This information was gathered by a field survey, reviewing the existing drawings and discussions with various building personnel.

System Condition Comments Intrusion Alarm

System N/A N/A

Video Monitoring Fair Exterior Building Mounted Cameras Were Observed And Appear To Be In Fair Condition.

Access Control N/A N/A

Intercom System for Entrance

N/A N/A

Security System Conditions

Security System

Condition Codes Excellent 16-20 years useful life

Good 11-15 years useful life

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M/E/P/FP Survey Photographs

Mechanical, Electrical, Plumbing & Fire Protection Survey

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M/E/P/FP Recommendations Recommendations for the existing building systems are listed below by trade.

The following represents areas of necessary mechanical improvements and / or required work.

The following represents areas of necessary electrical improvements and / or required work.

The following represents areas of necessary plumbing improvements and / or required work.

The following represents areas of necessary fire protection improvements and / or required work.

The following represents areas of necessary lighting improvements and / or required work.

The following represents areas of necessary fire alarm improvements and / or required work.

• Provide An Addressable, Voice Evacuation Capable Fire Alarm System Including Speaker-Strobe Notification Devices.

The following represents areas of necessary telecommunication system improvements and / or required work.

• Provide A New Fiber Optic Telecom Service And New Devices

There are no recommendations for the security system at this time.

Note: Ratings range from 1 (poor condition) to 4 (excellent condition)

Mechanical Electrical Plumbing

Fire Protection Lighting

Fire Alarm Telecommunicationsc+25+30+45+55+45+42+30

F R I A R

Mechanical, Electrical, Plumbing & Fire Protection Survey

Existing Conditions Evaluation:

The elements reviewed under this assessment were ranked on a scale of 1-4, with a 4 rating equating to excellent conditions. Components that received a ranking of 3 are considered to be in good condition, while rankings of 2 and 1 are considered to be in fair and poor condition, respectively. The following chart graphically presents the

Section 5 : Code Survey

Code Survey

IBC Code Survey

Mary Cheney Library has been evaluated for compliance with the 2018 Connecticut State Building Code, including the 2015 IBC with Connecticut Supplements and Amendments, for Use Group A-3. Since the scope of a potential alteration project is not yet defined, this report does not address code compliance with regard to future alterations.

A change of use would require code compliance upgrades. Other required code upgrades are contingent upon the nature and extent of a specific alteration and are determined on a case-by-case basis.

Corrective work is required for compliance with IBC, under it's existing use and conditions. The majority of the IBC defines new construction requirements and is not a retroactive code.

This section outlines the results of the code evaluation survey, listing the building’s compliance with the IBC code regulations. Photographs of any code violations or issues discovered are also provided.

IBC Summary Sheet Existing Use Assembly, Business

Year Constructed 1936, Addition 1962

Type of Construction 2B Assumed

% Open Perimeter 100%

Fire Suppression Complete NFPA 13 system

Compartmentalization 30,000 sq. ft.

Fire Resistance Rating of Vertical Opening Enclosures N/A

Automatic Alarms Yes

Automatic Alarms Type Smoke Alarms, Smoke Control N/A

Smoke Control Type N/A

Mixed Use Seperated Use (Assembly, Business)

Dead End < 20’

Maximum Exit Access Travel Distance

< 200’

Number of Stories 2 Stories

Floor 9,700 sf (Basement), 14,600 sf (Ground Floor), 1,700 sf (Upper Level)

Reduction of Area Limitations

None

Corridor Wall Rating N/A

Door Closers Egress Doors Only

Adequate Exit Routes Partial

Elevator Controls Yes

Emergency Lights Yes

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Required Upgrades for Compliance with IBC Code

Additional…