Rehabilitation of the Old Brunswick County Courthouse

Transcription

1 SCOPE OF WORK AND PROJECT BUDGET: Rehabilitation of the Old Brunswick County Courthouse June 30, 2010 Presented by: ARCHITECT Enteros Design, PC 314 Exchange Alley Suite A Petersburg, VA MEP ENGINEERS Hurd & Obenchain, Inc Allecingie Parkway Richmond, VA STRUCTURAL ENGINEERS Dunbar Milby Williams Pittman & Vaughan, PLLC 720 Moorefi eld Park Drive, Suite 301 Richmond, VA

2 Table of Contents Architectural A1-A27 Site A2 Drainage and Waterproofing A4 Roof A5 Cupola A6 West Façade 1854 Courthouse A7 North Façade 1854 Courthouse A10 West Façade 1939 Addition A12 North Façade 1939 Addition A13 East Façade 1939 Addition A13 South Façade 1939 Addition A15 South Façade 1976 Addition A16 West Façade 1976 Additions A17 South Façade 1854 Courthouse A17 Interior A19-A27 General Repairs and Upgrades A19 Basement A20 First Floor A22 Second Floor A23 Third Floor A25 Attic A27 Structural S1-S11 Building Code S1 Exterior Bearing Walls S2 Fire Escape S Roof Structure S Roof Structure S Attic Structure S Floor Structure S Columns S Roof Structure S Attic Structure S9 Enteros Design, PC 1854 Cupola S Courtroom Floor Structure S First Floor Structure S12 Mechanical, Electrical, and Plumbing Mechanical Systems MEP1 - MEP4 Plumbing Systems MEP4 - MEP11 Fire Protection MEP11 - MEP14 Electrical Systems MEP14 - MEP23 Space Needs Summary X1.1 - X1.2 Code Summary X2.1 - X2.12 Drawings Table of Contents

3 Introduction The Old Brunswick County Courthouse was built in 1854 on the Courthouse Square. The current configuration of the building includes a 1939 expansion on the east end of the courthouse, and a 1976 stair/elevator addition on the south side of the building. During the 1976 construction, significant renovations to the interior of the building included removal of masonry chimneys and load bearing walls on the first floor of the courthouse, reconfiguration of the first floor courthouse plan, installation of steel beams to support the second floor courtroom, renovation of the courtroom, construction of new bathrooms above the 1854 stair, construction of a stair to the third floor judges chambers, removal of the 1939 interior stair, installation of acoustical ceiling tiles below the plaster ceilings, installation of slate roofing, and restoration of the fluted portico columns. in the preparation of a Space Needs Summary and preparation of preliminary floor plans showing potential options for the renovation. This report was produced by the following team members: Enteros Design, PC- Architect Dunbar, Milby, Williams, Pittman & Vaughan - Structural Engineers Hurd and Obenchain - Mechanical, Electrical, and Plumbing Engineers The following report summarizes the findings of the project team. The report also incorporates the architectural repairs listed in the Physical Assessment. The report is organized by the major categories of Architectural, Structural, Mechanical, Plumbing, Fire Protection, and Electrical. Following the narrative description of the existing conditions and scope of work are the Space Needs Summary, Code Summary, Floor Plans, and Budget Estimate. Surrounding the Old Courthouse is a clerk s office (1893), a Confederate war memorial (1911), a Colonial Revival library (1941), now converted to a museum, and a Colonial Revival courthouse (1997). The building and site are listed on the National Register of Historic Places. A Physical Assessment report on the building was prepared by the William and Mary Center for Archaeological Research along with Mesick, Cohen, Wilson, Baker Architects early in This report provided historical background, an existing conditions assessment, and an updated National Register Nomination Form. In addition, this report made recommendations for eliminating safety hazards, mitigating ongoing deterioration, and use of the building for administrative purposes. In June of 2010, Enteros Design was hired by Brunswick County to incorporate the findings of the Physical Assessment ; survey structural conditions; survey mechanical, electrical, plumbing, fire detection, fire suppression, security, and communication systems; conduct a code analysis; make recommendations for repairs and upgrades; and prepare a preliminary scope of work and budget estimate. Enteros Design has also assisted Photo A1: Portico Enteros Design, PC Architectural A.1

4 Architectural Overall, the building and site are in relatively good condition; however, upgrades and repairs will be required in areas that are deteriorated, as required to comply with building codes, and as required for the proposed new layout. The major areas for consideration relating to architectural work are in the categories of Site, Roof, Exterior Facades, Basement, First Floor, Second Floor, Third Floor, and Attic. Existing conditions and specific upgrades are described in these sections. Other code related information is listed in the Code Summary section of this report. misalignment of paving surfaces may result in safety hazards. The concrete side walks along Court Street are showing signs of age and deterioration. Several cracks and patches are visible in the surface. Sections of the sidewalk will need to be removed for installation of utilities and repairs to the storm drain pipes. The extent of patching and repairing of this sidewalk may warrant replacement of the entire sidewalk. Replacement of the sidewalk may also facilitate handicapped accessibility into the basement. Exterior SITE Archaeology The Courthouse Square has a history that dates back to the mid to late 18 th Century. Several building campaigns have occurred on the site including an earlier Courthouse built in It is recommended that an Archaeologist provide recommendations regarding the potential presence and treatment of artifacts on site. Within the work area archaeological resources may be present; therefore, it is recommended that an archaeologist monitor any excavation required for the rehabilitation. Photo A2: Sidewalk along Court Street Exterior Paving and Site Walls The existing courthouse grounds date back to the mid 19 th Century. Current paving materials appear to be from the mid to late 20 th Century. Walks consist of concrete and brick paving, defining the formal courthouse entrance and paths to adjacent buildings and streets. Brick retaining walls border the property and define planting areas. The paving materials are in fair condition, but repairs and major replacement will be required. Waterproofing around the site and replacement of deteriorated drain pipes will necessitate the removal and replacement of several concrete and brick sidewalks. Deterioration of the paving materials appears to be the result of failed mortar joints, freeze-thaw cycles, and settlement of the below grade substrates. In a few areas, cracks and Photo A3: Front entry steps The site plan at the end of this report illustrates the anticipated extent of waterproofing and pipe replacement for the project as well as areas of significant paving replacement. Enteros Design, PC Architectural A.2

5 The brick composing the majority of the brick steps on the site is loose and some is displaced. The mortar in the steps is deteriorated and is allowing water to penetrate to the substrate. Freeze-thaw cycles have caused some of the masonry to shift. Also, new proposed HVAC systems will likely require a larger size or number of units on the exterior; therefore the masonry screen wall enclosure may need to be larger. Photo A5: Duct penetration Photo A.4: Brick sidewalk The brick retaining walls are in fair condition; however, repointing (the process of removing old mortar and replacing it with new) of masonry joints will be required. Masonry repair methods should follow the National Park Services Technical Brief 2 guidelines for repointing mortar joints in historic buildings. Following repairs, masonry site walls should be cleaned to remove organic material. A brick planter adjacent to the 1976 addition has settled and it would need to be removed and rebuilt. The damage may be the result of a broken or collapsed drainage pipe which has a cleanout cap near the corner of the planter. Several masonry screen walls surround mechanical units around the building. On the south side of the 1939 addition a brick screen wall surrounds mechanical units. This screen wall and slab below the mechanical unit will need to be removed and rebuilt to allow for waterproofing and new mechanical units. The wall is adjacent to the fire sprinkler entrance which is believed to be one of the sources of leaks. To adequately seal and waterproof this area, the wall must be removed. Photo A.6: Brick retaining wall Exterior Paving and Site Walls Recommendation and Scope of Work 1. Remove and replace paving as required for waterproofing and drainage work. 2. Replace sidewalk along Court Street and provide handicapped accessibility to the basement. 3. Remove depressed sections of paving, repair subgrade and replace paving to match original condition. 4. Reset loose pavers in full bed of mortar and match original mortar joints. Enteros Design, PC Architectural A.3

6 5. Remove deteriorated masonry steps. Provide concrete footings for masonry step locations. Reset brick from masonry steps in full bed of mortar and match original mortar joints. Make sure steps are level along length, sloped outward to drain, and flush with adjacent paving. 6. Repoint and clean existing site walls. Reset in loose brick as required. 7. Match surrounding mortar in color, composition, size, and profile. Test original mortar to determine composition. 8. Reuse existing brick where possible. Where new materials are required, match existing brick. 9. Remove and rebuild planter adjacent to 1876 addition. Provide proper footing below masonry wall. 10. Remove masonry screen walls and slabs around 1939 and 1976 additions as required for installation of waterproofing. Replace slabs and masonry walls to match original design or as required for new equipment. indicates that even in heavy rains, only a small amount of water drains from these pipes. It is believed that these pipes are clogged or partially collapsed. Photo A8: Down spout storm drainage Drainage and Waterproofing Significant water damage is present in the basement as a result of failed storm drainage pipes and a lack of waterproofing. Maintenance staff has indicated that after heavy rains the basement will become flooded. Photo A9: Storm drainage outlet The failed sub-grade drainage system appears to be the cause of much of the water infiltration into the basement. The 1939 and 1976 additions have a basement which is below grade on the South, West, and North facades. If waterproofing was installed on the outside of existing basement walls, it is no longer functioning, and the walls are leaking. Photo A7: Basement water damage Down spouts are connected to pipe boots that extend to below grade drainage systems. Several pipe outlets were visible in the retaining wall and curb along Court Street. Maintenance staff Drainage and Waterproofing Recommendation and Scope of Work 1. Retain the services of a plumber to investigate the existing below grade pipes with a camera scope to determine the extent of damage. Enteros Design, PC Architectural A.4

7 2. Replace all below grade drainage systems. This process will require extensive excavation. 3. Extend the excavation around the perimeter of the 1939 and 1976 additions. Clean existing basement walls, seal with a waterproof membrane, cover with protection board, install a perimeter foundation drain pipe, install filter fabric, install 6 thick band of washed stone up to finished grade. 4. Patch all abandoned penetrations in the existing wall before waterproofing. The existing penetration of the fire service entrance should be sealed and waterproofed from the exterior. 5. Extend all drain lines out below the new sidewalk along Court Street to empty at the curb. ROOF The existing roof is covered in a thin slate material that was installed in The roof forms consist of a gable roof on the 1854 Courthouse which intersects with a perpendicular gable roof on the 1939 addition forming a T shape plan. Valleys extend from the ridge to the eave at the intersection on the north side. The 1976 addition was installed with a hipped roof at the perimeter terminating into a flat roof section nearly even with the ridges of the earlier buildings. The hipped roof intersects the gable roof forming valleys. Photo A11: Slate roof patch Several penetrations in the roof show signs of leaking, and the existing valley flashing is filled with debris. The previous Physical Assessment report indicates that the valley flashing has caused various leaks around the building. An existing vent pipe penetration at the intersection of the 1854 roof and the 1939 roof on the north side is the likely cause of plaster damage in the rooms below this area. Patching around this pipe penetration indicates that the penetration has leaked in the past. Plaster damage seems to follow the line of this pipe down the exterior wall. Photo A12: Roof penetration Photo A10: Slate roof 1854 Courthouse The existing slate is fragile and in relatively poor condition. In several areas roofing tar has been used for patches. The flat section of roof above the 1976 addition is covered with built-up asphalt roofing. The roof does not appear to have adequate slope, and copper flashing around the perimeter appears to block drainage from the roof. There is evidence of leaks Enteros Design, PC Architectural A.5

8 and water damage in the framing below this area (see structural section of this report). 3. Install new field formed standing seam copper roofing with appropriate underlayment, flashing, snow guard, access hatch, and vent penetrations 4. Install roofing per the Copper Development Associations guidelines and traditional practices for ridge, eaves, and valleys. Photo A13: Flat roof area Cupola The existing cupola serves as a bell tower and provides ventilation for the attic. The cupola is capped with a copper pyramid finial on which a weather vane is mounted. Below the copper cap and weather vane is a slate roof. Wood corner pilasters, trim, and sill cover the structure on the outside of the cupola. The upper portion of wood trim is in good condition, but several soft spots were observed at the lower portions and the sill. Sheet copper covers the cupola below the sill. Roof leaks on the interior of the attic indicate that this flashing at the roof intersection is not working properly. The frame of the cupola is filled with louvered panels which show significant weathering. The louvers will need more substantial repairs than previously indicated in the Physical Assessment report. Roof and Cupola Recommendation and Scope of Work 1. Remove the existing roofing material and repair sheathing as indicated in the structural section of this report. 2. Provide tapered insulation over flat roof area to create adequate slope. Photo A14: Cupola Photo A15: Cupola flashing 5. Install new membrane roofing over flat roof area. 6. Replace all gutters with half round copper gutters, suspended from hangers attached to the roof deck and framing. 7. Replace all downspouts with 4 copper down spouts, fitting each with an overflow and cleanout device at the bottom. Enteros Design, PC Architectural A.6

9 8. Replace the slate roofing on the cupola with copper. 9. Remove the existing copper from the base of the cupola and properly flash with new copper. 10. Repair wood trim on cupola with epoxy fillers as required. 11. Remove, disassemble, and repair louvered panels in the cupola. Although the Physical Assessment Report indicates that the louvered panels are in good condition, Enteros Design believes that they will require significant restoration. Repairs may involve replacement of some components. EXTERIOR FACADES West Facade The west façade is the formal front wall of the Courthouse. It has fluted Doric Columns and a pediment. In general, the façade is in good condition. Photo A16: West façade 1854 Courthouse Photo A17: West façade masonry crack The doorway may be original to the building as indicated in the Physical Assessment report. The door remains in good condition; however, the lower muntins in the side lites have been removed. The Physical Assessment suggests that the sill below the door was originally wood, and that the granite should be removed and replaced with wood. Enteros Design does not believe there is enough evidence to determine that the sill was wood, and the recommendation is to leave the granite sill in place. The granite sill appears to be the top tread of a set of steps that extended to a lower grade in the past. The historic photos from 1906 and 1938, and the postcard from 1911 show a grade around the front of the building that appears to be lower than the current grade. Evidence suggests that the grade was raised and that the blue stone paving on the floor of the portico was added in more recent renovations. The brick on the sides of the portico walls appears to be consistent with brick used in the 1970 s construction. Enteros Design recommends leaving the door and paving as currently installed, with repairs to mortar joints as required. The masonry walls of this façade appear to be in good condition with the exception of a masonry patch and crack around an existing HVAC unit. If HVAC units are replaced as recommended in the report, the masonry should be repaired around this HVAC unit. Enteros Design, PC Architectural A.7

10 Photo A18: Front entrance doors The fluted pattern on the portico columns is formed with molded sheet metal. A 1938 photo shows smooth columns on the front of the courthouse; however, a 1906 photo shows fluted columns. The metal flutes were added back to the columns in 1976 to match earlier periods of construction. In many areas near the base of the columns, the metal fluting is rusted and deteriorated. Photo A20: Pediment The pediment and entablature at the top of the portico appear to be original to the building. The metal coping at the base of the pediment is loose, and a wood trim nailing strip is missing. The entablature appears to be in good condition, except for one piece of missing molding at the upper edge of the architrave. Photo A19: Column The ceiling of the portico is plaster on wood lath. Cracks in the plaster appear to be the result of a sagging ceiling joist or perhaps broken plaster keys and loose lath. The plaster is bonded to the lath when plaster extrudes through gaps between lath strips. The plaster between the lath strips and above the lath strips is referred to as a plaster key. From the attic, it appears that in several areas the plaster keys are broken. The lath appears to be attached securely to the ceiling joists, but during Enteros Design, PC Architectural A.8

11 repairs further inspection should verify that all lath is secured properly. Photo A21: Portico ceiling Photo A22: Bluestone paving The flooring of the portico consists of large rectangular bluestone pavers in a cleft finish. The pavers are set in mortar in a random pattern. Although the Physical Assessment report indicates that this paving surface is not original, it is in relatively good condition, and it is integrated into the column base and overall portico construction. Enteros Design does not recommend replacing the pavers; however, several mortar joints will need to be repointed. West Façade - Portico Recommendation and Scope of Work 1. Repoint and repair cracks in the masonry at windows. Repair the masonry around the HVAC unit after HVAC replacement occurs. Match all surrounding masonry and mortar in composition, color, size, and shape. Match existing wall pigmented wash. 2. Remove any loose paint, scrape windows, door, and wood trim. Lightly sand painted surfaces. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 3. Remove paint and finish down to bear metal at rusted areas of fluted columns. Remove any surface rust. If rusted areas have significantly pitted the metal, or have rusted through areas, fill those areas with an epoxy sheet metal patching system. Sand smooth to match adjacent surfaces so that the patch is not detectable. Apply corrosion inhibiting primer and two coats of finish paint to the columns. Apply texture to match existing finish. 4. Replace painted metal coping at the base of the pediment with copper to match new roofing. 5. Replace the wood nailing strip below the metal coping at the base of the pediment. 6. Replace a missing section of molding on the entablature of the upper architrave. 7. Remove blow-in insulation in attic. Inspect condition of lath and plaster keys. In areas where the lath and plaster keys are loose or broken, screw in plaster repair washers through the ceiling into the wood ceiling joists from below. Skim coat the repaired ceiling and apply finish to match original surfaces. For purposes of this report, it is assumed that 50% of the ceiling area will need this type of repair. 8. Repoint failed mortar joints in the bluestone pavers and portico floor. Clean all pavers and mortar joints to determine areas in need of repair. Remove deteriorated mortar for the full depth of the stone. Install new mortar; match the existing joints in color, size, shape, and composition. Clean surface of stone to remove mortar from face of pavers. For the purposes of this report, it is assumed that 50 linear feet of mortar joints will need to be repointed. Enteros Design, PC Architectural A.9

12 North Façade 1854 Courthouse The north façade of the 1854 Courthouse is in relatively good condition; however, repairs will be required to down spouts, masonry, soffits, and trim. Photo A24: Masonry patches north façade In several areas, the brick face has spalled as a result of freeze-thaw cycles or other stresses in the wall. The inner material of the brick is softer than the outer surface, and the spalled brick will continue to deteriorate. These bricks should be replaced. Photo A23: Masonry crack north façade Cracks were observed between window heads and window sills of adjacent floors. The masonry walls expand and contract with changes in temperature and moisture. The stresses in the wall caused by this expansion are relieved at weaker points in the wall between windows. These types of cracks are common in older buildings without expansion joints. The cracks are not severe, but where they are larger than 1/16, they should be repaired. In isolated areas, open mortar joints were observed. The historic mortar in the wall is made from lime and sand. With age and weather, the lime is washed from the mortar, and the joint fails. Any open mortar joints should be repointed. A down spout near the middle of this wall appears to have been clogged or leaking. Mortar joints behind this down spout are significantly eroded, and they need to be repointed. Previous masonry patches and repairs are visible in several areas of the wall. Brick and mortar used in these patches do not match surrounding masonry. The portland cement that was used for these repairs can cause damage to adjacent historic masonry. The incompatible brick and mortar should be replaced. Photo A25: North façade mortar at down spout Enteros Design, PC Architectural A.10

13 Photo A26: North façade cornice The cornice and frieze on the north façade appear to be original to the building. The Physical Assessment report indicated that damaged soffits at the intersection with the 1939 addition are the result of leaking valley flashing. Enteros Design suggests this damage may also be caused by a leaking pipe penetration in this area. Further inspection of the soffit would be needed to determine if full replacement is required. This façade has several penetrations for communication and HVAC equipment. These penetrations and exposed wiring and piping detract from the overall façade. Photo A27: North façade wires A sprinkler system drain pipe is visible as it exits the second floor near the front of the building. The pipe is rusted and needs to be painted. North Façade Courthouse Recommendation and Scope of Work 1. Repoint and repair crack in the masonry at windows. Remove loose mortar and point with new lime based mortar to match existing color, size, shape, and composition. Recoat repaired areas with pigmented red wash. 2. Remove previous incompatible masonry patches and mortar. Replace brick and mortar with masonry that matches existing in size, shape, color and composition. For the purposes of this report, it is assumed that 20 square feet will be required. 3. Replaced spalled brick. For the purposes of this report, it is recommended that approximately 20 bricks be replaced. 4. Repoint isolated mortar joints with new lime based mortar to match the existing mortar joints. Match the existing mortar joints in size, color, shape, and composition. For the purposes of this report, it is assumed that 50 linear feet will need to be repointed. Apply red pigmented wash to repaired areas. 5. Repoint 50 square feet of masonry in addition to the isolated mortar joints listed above, especially behind the down spout near the middle of the wall. 6. Replace approximately 10 linear feet of soffit and trim with old growth heart pine. Prime replacement wood on all sides, including end cuts. Prime, and apply two finish coats to all wood surfaces. 7. Remove any loose paint, scrape windows, door, and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 8. Relocate communication wires from the 1854 façade. Relocate HVAC piping and equipment along with HVAC unit replacement to reduce its visual impact. Fill all penetrations with mortar to match existing and tint with red brick dust. 9. Clean, prime, and paint rusted sprinkler system drain pipe. Enteros Design, PC Architectural A.11

14 West Façade 1939 Addition The 1939 addition joins the rear of the Courthouse and extends northward in this location. The west façade has five windows, a doorway, and a fire escape. The masonry on this façade appears to be in very good condition and no significant repairs are anticipated. The cornice, soffit, and trim on this façade have the same water damage present on the north façade of the 1854 Courthouse as described above. approved means of egress, and the Building Official has agreed that it can continue in use. The structural engineers section of this report has additional information about the fire escape, but overall the fire escape is in good condition. The steel has some surface corrosion that will need to be removed before it is painted. The masonry stoop at the base of the door has deteriorated mortar joints and may be causing water to accumulate at the foundation wall. Severe interior plaster damage is present in the basement bathroom below this stoop. Photo A29: West façade 1939 addition steps Photo A28: West façade 1939 addition The windows and door are in relatively good condition although they will require basic repairs and painting. At the sill of the door, the interior flooring is rotten and will need to be replaced. Four windows on the second and third floors act as emergency egress to a fire escape. The second and third floors have two means of egress: the 1976 stair enclosure and a fire escape mounted on the west façade of the 1939 addition. As an existing condition, the fire escape is an West Façade 1939 Addition Recommendation and Scope of Work 1. Replace approximately 10 linear feet of soffit and trim with old growth heart pine. Prime replacement wood on all sides, including end cuts. Prime, and apply two finish coats to all wood surfaces. 2. Remove any loose paint, scrape windows, door, and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 3. Remove surface corrosion and paint from fire escape. Prime fire escape with corrosion inhibiting primer and paint with two coats of a high performance coating such as a Tnemec paint. 4. Remove the existing brick stoop and adjacent cheek wall to allow for water proofing of the basement wall Enteros Design, PC Architectural A.12

15 below. The Physical Assessment report recommends replacing these steps with granite on a structural slab, elevated above a crawl space. An access door into the crawl space would be placed on the north side of the brick cheek wall forming the edge of the steps. 5. Repair door sill and replace rotten flooring immediately inside doorway. Photo A30: North façade 1939 addition North Façade 1939 Addition The north façade of the 1939 addition is three stories at the west corner and four stories on the east corner. A brick areaway covered with a steel grating surrounds the lower floor of the building. Overall, the façade is in good condition. Above the masonry wall, a wood pediment forms the triangular shape below the roof. The paint is peeling on the flat wood cladding on the center of the pediment. A circular vent louver is located in the center of the pediment. Wood trim around the louver is deteriorated and is allowing water to penetrate the wall. Communications equipment and wiring are present on the façade. This equipment detracts from the overall aesthetic of the building. The existing brick areaway allows daylight into the basement windows. Individual window wells were removed and it is believed that this areaway was built to resolve waterproofing problems. The areaway may need to be modified to make room for new HVAC equipment and electrical equipment indicated in the mechanical and electrical sections of this report. If the HVAC recommendations are approved, three additional HVAC units will need to be located on the ground along this façade. These units could be located behind a modified screen wall along this façade. North Façade 1939 Addition Recommendation and Scope of Work 1. Repair the circular louver in the center of the gable and replace the surrounding trim. Scrape and prime all wood surfaces, and apply two finish coats of paint. 2. Remove any loose paint, scrape windows, door, and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 3. Relocate communications equipment as indicated in the electrical section of this report. Fill all small holes and penetrations with mortar to match existing and tinted with brick dust. Where larger holes exist, brick should be replaced. 4. Modify the masonry screen wall to make room for new HVAC equipment. Expand the enclosure by approximately 2 feet to the north. East Façade 1939 Addition The east façade of the 1939 addition is a four story wall that provides access to the basement at the ground level. The façade has 26 windows and two doors. The façade remains in relatively good condition. Enteros Design, PC Architectural A.13

16 and wood rot were observed along the cornice of this façade. Rotten wood was observed at the rake board along the pediment, fascia, and soffit at the eave. Photo 31: East façade 1939 addition At the base of this façade, previous foundation waterproofing is exposed above grade. The grade along this façade is believed to have been lowered in the 1976 construction work. This waterproofing should be removed. Photo 32: East façade 1939 addition cornice An abandoned generator enclosure exists at the northern end of this wall. The generator and enclosure should be removed, and all electrical connections should be terminated inside the building. Wall penetrations should be patched with brick and mortar as described previously in this report. The C.T. (current transformer) cabinet and electrical panels are currently located in the basement corridor near the basement entrance door in this façade. As indicated in the electrical section of this report, the panels are open to the public, and they may represent a safety hazard. These elements should be placed in a locked cabinet, preferably not in a public corridor. The C.T. cabinet and main disconnect need to be located on an exterior wall, or on the interior of the exterior wall. The proposed floor plan for the basement interior does not allow space for an electrical room along an exterior wall. One option for the placement of these panels is to modify the areaway on the north end of this façade and place the C.T. cabinet and meter behind a screen wall built where the current generator is located. Photo 33: East façade 1939 addition masonry holes This façade has a significant number of holes from past conduits or piping. All wires and conduits should be removed from the walls and concealed inside the building. The holes in the wall should be repaired as outlined previously in this report. Low masonry walls retain the earth on each side of the entrance doors. These walls are in relatively good shape, but mortar joints will need to be repointed. The pediment at the center of this façade appears to be in good condition; however, water damage Enteros Design, PC Architectural A.14

17 Photo 34: East façade 1939 addition basement access The existing basement entrance doors are in relatively good condition. There are signs of weathering, and soft wood was observed at the lower portion of the door jambs. The soft wood at lower portions of the jambs seems relatively minimal, and it could be repaired with wood epoxy patching system rather than full replacement of the wood casings as recommended in the Physical Assessment report. the generator location to mount a new C.T. cabinet, meter, and electrical service for the building. 3. Replace rotten wood rake board, fascia and soffit where required. Allow 20 linear feet. Scrape and prime all wood surfaces, and apply two finish coats of paint. 4. Remove any loose paint, scrape windows, door, and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Repair bottoms of wood doors and frames with epoxy wood repair system. Apply a primer and two finish coats of paint to all painted surface. Follow all applicable laws and regulations concerning lead paint. 5. Relocate wires and conduit to concealed location within the building. Fill large holes in the masonry will brick to match the existing. Fill small holes in the masonry with mortar tinted with brick dust. Match existing mortar joints and brick. 6. Clean masonry retaining walls at entrances and repoint isolated mortar joints. Match existing mortar joints in color, size, shape and composition. Allow 50 linear feet. 7. Remove rotten wood at bottom of door jambs and repair with epoxy wood repair system. Allow four repair locations. 8. Provide handle for operation of hose bib on southern end of this elevation. South Façade 1939 Addition Photo A35: East façade 1939 addition basement door East Façade 1939 Addition Recommendation and Scope of Work 1. Clean exposed waterproofing from face of brick. 2. Remove generator, enclosure, and patch wall. Modify existing brick areaway on north end of this façade, and provide new masonry screen wall in According to the Physical Assessment report, the south façade was originally a mirror image of the north façade with 8 windows. During previous renovations, the basement windows were filled in with masonry, leaving 6 windows. The wall is in relatively good condition with no major work anticipated. The majority of the work is consistent with the work described on other facades. The HVAC equipment, pad and screen wall will need to be removed to allow for waterproofing along this façade. Waterproofing should address the sprinkler pipe penetration described previously in this report. Care must be taken while excavating to avoid below grade utilities. Enteros Design, PC Architectural A.15

18 Photo A37: South façade 1939 addition duct Photo A36: South façade 1939 addition If the recommendations listed in the mechanical section of this report are followed, two additional HVAC units will be mounted on the ground along this façade. The masonry screen wall should be expanded to enclose these units. When the existing mechanical unit along this façade is replaced, the new duct penetration should be properly sealed with a sleeve. South Façade 1939 Addition Recommendation and Scope of Work 1. Remove mechanical unit, pad, and screen wall to allow waterproofing of this façade. Seal pipe and duct penetrations above and below grade. 2. Expand the mechanical screen wall to enclose two new HVAC units along the base of this façade. 3. Remove any loose paint, scrape windows and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 4. Relocate wires and conduit to concealed location within the building. Fill large holes in the masonry with brick to match the existing. Fill small holes in the masonry with mortar tinted with brick dust. Match existing mortar joints and brick. South Façade 1976 Addition The 1976 addition encloses an elevator and stair. The three story addition connects the basement to the third floor. This wall is in good condition and there were no significant problems noted; however, the below grade portion should be excavated and waterproofed to correct water infiltration problems in the basement. Below grade storm drain repairs should be made as listed elsewhere in this report. Enteros Design, PC Architectural A.16

19 South Façade 1976 Addition Recommendation and Scope of Work 1. Excavate and waterproof basement wall as indicated previously in this report. Repair underground storm water drainage systems. West Façade 1976 Addition The west façade of the 1976 addition has a pair of double doors with side lites and transoms. A single window above the doors provides natural light into the interior of the stair. 2. Scrape windows, doors, and wood trim to remove any loose paint. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surfaces. Follow all applicable laws and regulations concerning lead paint. 3. Remove planter and waterproof foundation wall. Provide new concrete footing, and rebuild brick planter to match original. Repair brick pavers in this area. South Façade 1854 Courthouse The 1854 Courthouse south façade has similar features as the north façade. A former doorway has been converted to a window, and the façade is partially covered by the 1976 stair and elevator addition. Several repairs will be required to the masonry and woodwork. Photo A38: West façade 1976 addition This façade is in very good condition with the exception of deterioration at the bottom of the doors. A masonry planter is located at the base of this wall. The planter has settled and pulled away from the main building wall. The planter will need to be removed and rebuilt to provide waterproofing and repairs to below grade drainage systems in this area. West Façade 1976 Addition Recommendation and Scope of Work 1. Replace bottom rail of doors with new material to match existing. Treat wood with a wood preservative. Photo A39: South façade 1854 Courthouse The masonry wall is in relatively good condition, but the brick around the window, which was converted from a door, does not match the surrounding historic masonry. The brick should be stained to match the adjacent wall. Several brick faces have spalled off, as previously defined in this report, leaving the softer interior surface of the brick. These damaged bricks should be removed and replaced to match the historic masonry. The cornice at the top of the wall matches the conditions found elsewhere on the building. Two rotten areas were observed in the fascia, one near Enteros Design, PC Architectural A.17

20 the intersection with the 1976 addition, and another near the mid-point of the wall. These areas will need to be replaced. pigmented wash to repaired areas and blend with surrounding wall. 4. Replace approximately 15 linear feet of soffit and trim with old growth heart pine. Prime replacement wood on all sides, including end cuts. Prime, and apply two finish coats to all wood surfaces. 5. Remove any loose paint, scrape windows and wood trim. Lightly sand painted surfaces. Reglaze areas where glazing putty is deteriorated. Apply a primer and two finish coats of paint to all painted surface. Follow all applicable laws and regulations concerning lead paint. Photo A40: South façade 1854 cornice Photo A41: South façade 1854 cornice South Façade 1854 Courthouse Recommendation and Scope of Work 1. Repoint and repair crack in the masonry at windows. Remove loose mortar and point with new lime based mortar to match existing color, size, shape, and composition. Recoat repaired areas with pigmented red wash. 2. Replaced spalled brick. For the purposes of this report, allow replacement of 15 bricks. 3. Repoint isolated mortar joints with new lime based mortar to match the existing. Match the existing mortar joints in size, color, shape, and composition. For the purposes of this report, it is assumed that 50 linear feet will need to be repointed. Apply red Enteros Design, PC Architectural A.18

21 Interior The basement and first floor of the building are currently occupied and they contain a mixture of office and public facilities. The second and third floors of the building have been unoccupied for several years and they provide storage for a variety of office related supplies and equipment. The second floor courtroom is no longer in use. Prior to any construction activity or demolition in the building, a hazardous materials investigation report should be prepared. This report should identify the presence of asbestos, lead paint, and other materials that may be present in the building. The presence of these materials will need to be abated or properly handled during construction. An estimate of the cost of the hazardous materials report has been included in this budget. All proposed work should be reviewed with the Virginia Department of Historic Resources to receive their approval. Effort has been taken to preserve as much historic fabric as possible, while still meeting the space requirements of the County. GENERAL REPAIRS AND UPGRADES The following general conditions apply to the entire building. Elevator The existing elevator was built in 1976 to provide handicapped accessibility to the building. The size of the elevator cab, however, does not comply with the current code or ADA requirements. The depth of the existing cab is approximately 9 inches smaller than the 51inches minimum required by current code. Section of the International Existing Building Code indicates that altered buildings must provide access to primary functions in the building. An exception states that the costs of providing the accessible route are not required to exceed 20 percent of the costs of the alterations affecting the area of a primary function. Once final renovation plans are complete, it should be determined if the cost of modifying the elevator exceeds 20% of the renovation cost. The cost of modifying the elevator shaft and associated structural work is estimated to exceed $150,000. The construction of the ADA accessible bathrooms would add another $150,000 to the cost of the accessible upgrades totaling approximately $300,000. The interior renovations, excluding ADA upgrades, would be approximately $900,000; therefore, the accessibility upgrades would be approximately 33% of the alterations to the primary function. If the renovation proceeds as described, enlarging the elevator shaft should not be required If the elevator shaft structure were modified, other structural upgrades for lateral reinforcing may be required throughout the building. Ceilings Textured acoustic ceiling tiles were installed throughout the building during the 1976 construction. The lay-in tiles are supported by a black colored grid. The majority of the tiles and grid are in fair condition; however, areas do exist where water has damaged tiles. Large sections of these ceilings will need to be removed for the installation of new mechanical, electrical, and plumbing systems. Enteros Design recommends replacement of all ceiling tiles and grids as part of the work. Walls A variety of wall types exist throughout the building. The majority of walls are finished with plaster; however, the substrate ranges from masonry/block to wood studs with metal lath. Select areas throughout the building show significant evidence of water damage. These locations are outlined in the following floor analysis. Where damage exists, the plaster and lath will need to be removed and replaced. New walls as specified in the proposed building plans will be constructed using wood studs, 5/8 gypsum board, and ½ resilient channels (around restrooms). Walls will extend full height to the existing plaster ceiling above. Floors Vinyl composite tile and carpet were installed throughout the building during the 1976 renovation. The majority of floor surfaces are in fair to poor condition. Select areas have been compromised by moisture. Due to the age and condition of the flooring, Enteros Design recommends replacement of all carpet and vinyl tile in the building. All offices Enteros Design, PC Architectural A.19

22 and corridors within office suites should have new carpet. The elevator lobby and first floor corridor will have new VCT (vinyl composite) tile. A material that appears to be asbestos tile was observed in a second floor mechanical closet in the hallway. The VCT tile in the 1939 corridors appears to be placed on a raised underlayment above the original floor. The underlayment was probably placed on top of the original asbestos tile flooring throughout the corridors. The existing flooring and underlayment should be removed, and asbestos abatement procedures should be followed. plaster in this location will need to be repaired once the source of water is identified and remedied. It is likely that water collects in this location due to a clog in the foundation drain system. It should also be noted that the fire sprinkler main passes through the foundation wall in this location and may provide a penetration for water to pass into the building. Please refer to the Drainage and Waterproofing section for additional details. The offices in the 1939 addition originally had stained wood floors which are still present below the carpet. To achieve desired acoustics and comfort, Enteros Design recommends installing new carpet and underlayment over the existing wood floors. Windows Windows throughout the building are original to their construction periods. In general, the interior condition of windows appears to be good. They will need to be cleaned and painted. Subject to ventilation requirements, interior storm windows should be considered to improve the energy efficiency of the windows. Photo A42: 1939 Basement courtroom Toilets None of the restrooms installed in the building meet ADA code requirements. All bathrooms will be reconfigured or reconstructed to meet code requirements. Bathrooms will be relocated to the south end of the 1939 addition to make better use of office space, and to allow public access to the bathrooms. BASEMENT Existing Conditions The basement currently provides space for a conference room, tourism offices, a maintenance office, elevator machine room, and restroom. Extensive water damage is visible in the southwest corner of the conference room (Room B5). The Photo A43: 1939 Sprinkler main While not directly observed, it has been reported that during heavy rain, water actually accumulates in the basement. During these periods of flooding a pipe chase leading from the fire sprinkler main to the basement mechanical room (Room B8) provides a path for water to flow further into the building. The composite floor tiles and lower sections of walls within the mechanical room show extensive water damage and will need to be replaced. Enteros Design, PC Architectural A.20

23 Proposed Modifications The existing conference room (Room B5) will be partitioned to provide two offices, a conference room, space for two cubicles, and a copy/fax area. These spaces will serve the needs of the Building Department. The existing maintenance office (Room B4) will be renovated to provide two work spaces for Code Enforcement. Photo A44: Basement elevator machine room The west wall of the basement restroom (Room B9) also shows extensive water damage. The damage ascends the wall from top to bottom which indicates a failure in the foundation wall waterproofing along the restroom. The plaster and flooring in this location will need to be removed and replaced. The existing restroom (Room B9) will be renovated to be ADA compliant. Space limitations require this to be a unisex restroom with one toilet and one lavatory. Rooms B1, B2, and B10 will be renovated to provide space for the Planning Department. Rooms B1 & B10 will be offices while room B2 will provide space for two cubicles. Reception will be accommodated via pass through windows from the entry hallway (Room B3) into rooms B2 and B4. Along hallway B7, an electrical room, server room, and office for the IT Department will be constructed. These rooms will be constructed by excavating the crawl space below the existing 1854 Courthouse. Underpinning during the 1976 construction should make the construction of these new walls possible. Refer to the structural section of this report for further explanation of this construction. Photo A45: Basement water damage Basement Damage and Repairs Recommendation and Scope of Work 1. Remove and replace plaster and metal lath as required. 2. Ensure adequate waterproofing around the fire sprinkler foundation wall penetration. 3. Remove and replace composite flooring as required. 4. Please refer to the Drainage and Waterproofing section of this report for additional notes. An exterior ADA compliant ramp will be required to allow access into the basement. The ramp will provide access into hallway B3 from the exterior. Basement Modifications Recommendation and Scope of Work 1. Build stud walls with 5/8 gypsum board as outlined in the proposed drawing set. 2. Build millwork as outlined in the proposed drawing set. 3. Excavate and construct walls around room B7B, B7C, and B7D as described in the structural report. Enteros Design, PC Architectural A.21

24 4. Renovate the existing bathroom to meet ADA code requirements. Provide new porcelain floor tile and wall tile up to Construct an exterior concrete ramp that conforms to ADA requirements. FIRST FLOOR bathrooms will be relocated as outlined in the proposed modifications. The historic stair located in Room 117 does not meet egress code requirements. The issue of egress from the second floor meeting room is addressed later in this report. Code concerns aside, the stair is in good condition. Existing Conditions The first floor of both the 1854 building and the 1939 addition is in relatively good condition. The 1854 building provides space for the Treasurer and Commissioner of Revenue along with a public reception/service counter. The first floor of the 1939 addition is a mixture of office and storage rooms. Photo A46: Treasurer s service counter Photo A48: 1854 stairway Aside from issues outlined in the general conditions there are no specific repair notes for the first floor. Proposed Modifications The first floor of the 1854 building will continue to provide office space for the Treasurer and Commissioner of Revenue. A map room will be relocated to be accessible to the public. Photo A47: Finance Department Restrooms (Rooms 104 & 105) on the first floor are not compliant with ADA requirements. The The first floor of the 1854 building is not currently handicapped accessible and a ramp will need to be constructed to meet code requirements. The proposed drawing set presents two layouts that accommodate an ADA accessible ramp inside the hallway (Room 111). The public would gain handicapped accessibility to the 1854 building Enteros Design, PC Architectural A.22

25 through the 1939 addition. This solution is proposed to avoid a handicapped accessible ramp on the front of the historic courthouse. Signage and accommodation of public access will be required to meet the Americans with Disabilities Act. The first floor of the 1939 addition will be modified to provide space for the County Assessor along with various office and storage spaces. The existing restrooms (Room 105) on the first floor of the addition will be removed. Room 105 will be converted into a copy room. New ADA compliant restrooms should be constructed in the south-east corner of the building. Some existing walls in this area will be demolished to provide adequate space for the new restrooms. New wall construction around the restrooms will consist of 2x4 studs, ½ resilient channels (for sound isolation), and 5/8 gypsum board. Bathrooms will receive new porcelain floor tile and wall tile up to 42 above the floor. First Floor Modifications Recommendation and Scope of Work 1. Build stud walls with 5/8 gypsum board as outlined in the proposed drawing set. 2. Build millwork as outlined in the proposed drawing set. 3. Build new ADA compliant bathrooms. Walls surrounding the bathrooms are to be constructed of 2x4 studs, ½ resilient channels, and 5/8 gypsum board. Bathrooms will receive new porcelain floor tile and wall tile up to 42 above the floor. 4. Construct an ADA compliant ramp in Room 111 to provide accessible access to the service counter and map room. 5. Provide an alternate price to reconfigure first floor layout for better public access as shown in first floor plan Option A. 6. Provide an alternate price to keep the first floor plan layout as shown in Option B. SECOND FLOOR Existing Conditions The second floor of the 1854 building contains a former courtroom along with rooms for the judge, jury, witnesses, and a holding cell. Two small bathrooms are located on the eastern wall of the building; however, they are not ADA compliant. Photo A49: Courtroom bathroom above stair Select ceiling tiles inside the courtroom are discolored and show signs of water damage. This damage could be the result of condensation from the air handlers located in the attic above. Photo A50: Courtroom The second floor of the 1939 addition is currently used as storage space. Three of the rooms are used by the sheriff s office for archival purposes. Enteros Design, PC Architectural A.23

26 The stair tower that was constructed in 1976 shows evidence of water damage. Areas of plaster along the elevator shaft are discolored and peeling. This damage is likely the result of leaks in the roof. Plaster and metal lath in this area will need to be removed and replaced. A stairway leading from the courtroom to the third floor of the 1939 addition does not meet code. The stair will need to be demolished and rebuilt so that the treads and risers comply with code requirements. Enteros Design has reviewed the egress requirements for the meeting room with the Building Official, and he has confirmed that a second means of egress will be required through this stair to the third floor. A fire rated enclosure will connect the stair to the third floor fire escape. The second means of egress will be provided by the existing fire escape. Photo A51: 1976 stair plaster damage Second Floor Damage and Repairs Recommendation and Scope of Work 1. Remove and replace plaster and metal lath as required. 2. Remove and replace lay-in ceiling tiles as required Proposed Modifications All existing millwork within the courtroom will need to be removed. New millwork will be constructed to accommodate the needs of the Board of Supervisors. Photo A53: Stair from Courtroom to third floor Photo A52: Courtroom The existing courtroom is configured to make use of a series of platforms. These platforms provide height change between the audience, jury, defendant, and judge. In an effort to simplify the room and maximize space, the platforms will be demolished. A new 8 tall platform will be constructed to elevate the Board of Supervisors above the audience. The new platform will need to be accessible via an ADA compliant ramp. The new floor level established by the platform will carry through to room 214 to prevent the need for an additional ramp. Enteros Design, PC Architectural A.24

27 Existing built-in benches in the courtroom provide the largest possible amount of seating. Approximately 75 people will be allowed to occupy this room if the benches remain. However, as installed the benches do not provide the proper egress aisle width around the perimeter of the room. If the benches are reused, they should be modified to provide the code required aisle widths at each end. These modifications would reduce the seating capacity of the benches. It should be noted that if stackable chairs are used for seating, the total number of occupants would be approximately 75. The space available in the Courtroom appears to be relatively tight in comparison to the function of the room. Most clearances are at or near the minimum required for the space. The Architect will need to review the room functions and space needs with the County in more detail to determine if the requirements can be met in this room. Room 214 will serve as a workroom for the Board of Supervisors. The holding cell currently located in room 218 will be removed. Room 218 will provide conference room for the Board of Supervisors. The second floor of the 1939 addition will be configured to provide space for the Finance Department, Human Resources, and (ideally) the Parks and Recreation Department. The existing restroom does not meet code. New ADA compliant restrooms will be constructed to accommodate the needs of both the office space and courtroom assembly space. The new bathrooms will be located in the southeast corner of the 1939 addition. Each bathroom will contain two toilet fixtures and two lavatories. The ADA compliant restrooms require a significant amount of space and detract from the overall useable office space. Two proposed floor plans are included. Plan-A makes minimal alterations to existing walls but does not provide adequate space for the Parks and Recreation Department. Plan-B more significantly reconfigures the second floor and accommodates all required spaces. 1. Build stud walls with 5/8 gypsum board as outlined in the proposed drawing set. 2. Build millwork as outlined in the proposed drawing set. 3. Remove the existing stair leading from the courtroom to the third floor. Reconstruct the stair to meet code. 4. Build a code compliant platform and ramp as indicated on the proposed drawing set. 5. Build new ADA compliant bathrooms. Walls surrounding the bathrooms are to be constructed of 2x4 studs, ½ resilient channels, and 5/8 gypsum board. Provide porcelain floor tile and wall tile up to the ceiling in this bathroom. 6. Equip the courtroom with modern audio/visual conferencing equipment. 7. Provide alternative budgets for floor plans Option A and Option B. THIRD FLOOR Existing Conditions The third floor of the 1939 addition is currently unoccupied. The space was previously used for a variety of office functions. Access to the third floor is provided via the 1976 circulation tower. Evidence of significant water damage is apparent in Room 313. Plaster along the wall is discolored, cracked, and peeling. Ceiling tiles above this location are also discolored, indicating a leak in the roof above. The previous Physical Assessment report indicates this leak is likely the result of a failure in the roof valley. It should be noted that the leak could also be the result of inadequate waterproofing around a pipe penetration in the roof at this location. The cause of water damage shall be determined when the roof is repaired. Enteros Design, PC Architectural A.25

28 Photo A56: Third floor stair plaster damage Photo A54: 1939 third floor plaster damage Photo A55: Plaster damage Additional water damage is evident in the 1976 stair tower. Plaster is discolored and failing on the side of the elevator shaft as well as the beam spanning from the shaft to the 1939 addition. The water damage in this location is due to failures in the flat roof above. Photo A57: Third floor stair plaster damage Water damage is also apparent on the eastern wall of the 1976 circulation tower. Carpets throughout the third floor should be replaced as they have been stained by moisture. Vinyl composite tile around the elevator tower has begun to lift and heave as a result of exposure to moisture. These sections of floor should be removed and replaced. Enteros Design, PC Architectural A.26

29 Care was taken to re-use existing walls; however, some modifications are necessary to adequately meet the needs of the city. Third Floor Modifications Recommendation and Scope of Work 1. Build stud walls with 5/8 gypsum board as outlined in the proposed drawing set. 2. Build millwork as outlined in the proposed drawing set. 3. Build new ADA compliant bathrooms. Walls surrounding the bathrooms are to be constructed of 2x4 studs, ½ resilient channels, and 5/8 gypsum board. Bathrooms will receive new porcelain floor tile and wall tile up to 42 above the floor. ATTIC Photo A58: Second floor plaster damage Third Floor Damage and Repairs Recommendation and Scope of Work 1. Remove and replace plaster and metal lath as required. 2. Remove and replace lay-in ceiling tiles as required. 3. Remove and replace carpet throughout. 4. Remove and replace vinyl composite tile as required. Proposed Modifications The third floor of the 1939 addition will be renovated to provide space for the County Administration suite along with an office for the County Attorney. The existing bathroom on the third floor does not meet code and will be removed. New ADA compliant restrooms will be constructed in the southeast corner of the building. Three separate attic spaces exist for the 1854, 1939, and 1976 buildings. The attics are accessible through small access openings in ceilings and roof framing. Larger openings may be required to provide access for construction and repairs. Removal of sheathing and framing around the existing openings may be required. Rafters and framing should be reinforced as required. The structural engineering section of this report indicates required framing repairs. Other repairs for the attic include inspection of plaster ceilings and improved insulation. The plaster ceilings in the 1854 Courtroom should be inspected to determine if the lath is securely attached and the plaster keys are intact. The attic is insulated with blown in cellulose insulation. The insulation should be removed with a high pressure vacuum. After inspection and repair of the plaster ceiling system, the attic should be insulated with R-30 insulation. Attic Recommendation and Scope of Work 1. Make repairs indicated in the structural section of this report. 2. Enlarge access openings in attic and provide framing and headers around openings as required. Enteros Design, PC Architectural A.27

30 Observations and Limitations Jeffrey S. Davis, PE, SECB from Dunbar Milby Williams Pittman & Vaughan (DMWPV) visited the site on May 27, 2010 and June 18, 2010 to observe existing structural conditions of the Old Brunswick County Courthouse. Preliminary structural analysis has been performed on a number of typical structural systems within the building as described in the detailed portions of this report. More indepth structural analysis would be required as part of a design effort for renovation and re-use of the building. The information for this report was obtained in two, three hour visits to the site. It should be understood that the opinions and recommendations expressed here are based on the observations we made at the site, as requested, and our experience. We did not perform an exhaustive investigation, nor did we perform exploratory demolition. It is possible that unseen conditions exist that could lead to or represent problems requiring future action. This report is a statement of opinion and is not a guarantee or warranty of any kind. Codes, Loads and Future Work We understand that the County desires to re-use the entire building for various administrative needs. Our understanding of the scope of future renovation/re-use work, as it relates to structural issues, is as follows: Slate roof shingles will be removed and replaced with a lighter standing-seam metal roof building will have some partition walls re-arranged building will have new bathrooms. Existing fire escape attached to 1939 building will be re-used as the second means of egress for this building courtroom will be re-used as a public meeting room for the Board of Supervisors. A new electrical room may be carved out below the 1854 courtroom building off of the corridor that leads to the stair/elevator wing built in Any preliminary structural analysis performed by DMWPV as part of this structural condition study has been made with these future renovations in mind. Floor loads used in analysis have been those contained in the VUSBC (Virginia Uniform Statewide Building Code, 2006 Edition). Wind loads have been based upon a 90 MPH 3-second gust wind velocity and snow loads considered have been based upon a ground snow load of 20 PSF. In addition to these basic structural loading checks, there is also a requirement contained in the IEBC (International Existing Building Code), which is referenced by the VUSBC, regarding an integrity check of roof diaphragms when significant re-roofing projects are performed. Under Section 606 entitled Structural for buildings with Level 1 Alterations it says the following: Roof Diaphragm. Where roofing materials are removed from more than 50 percent of the roof diaphragm of a building or section of a building where the roof diaphragm is a part of the main windforce-resisting system the integrity of the roof diaphragm shall be evaluated and if found deficient because of insufficient or deteriorated connections, such connections shall be provided or replaced. It is our understanding that the plans for future renovations will not require any large new openings in existing shear walls. Small new openings for mechanical louvers will be strategically placed above or below existing openings to avoid weakening any of the solid masonry piers of the exterior shear walls. No additional load is planned to be added which would increase the building mass more than 5 percent. If these two criteria are met, DMWPV is not required to re-analyze the lateral stability systems of these structures by the current building code. Making these unreinforced masonry buildings compliant with current wind and seismic forces would add significant design and construction costs to the renovation project. Enteros Design, PC Structural S.1

31 Exterior Bearing Walls The 1854 and 1939 buildings have multi-wythe brick exterior bearing walls. The 1976 building has exterior bearing walls consisting of CMU (concrete masonry unit) and brick veneer with 2 nominal cavity. DMWPV did not observe any structural issues with these bearing walls. Refer to architect s report for aesthetic re-pointing and replacement of occasionally missing bricks. Some cracking in the 1854 building walls can be seen between the first and second floor windows in Photographs S.1 and S.2. Exterior Bearing Walls Recommendation and Scope of Work 1. Refer to architectural section for treatment of cracked brick walls. Fire Escape The existing fire escape attached to the 1939 building can be seen in Photograph S.3. Photo S.3 Photo S.1 The date of original construction of this fire escape is unknown. Most of the steel fire escape members have a moderate amount of superficial corrosion, but none appear to have any significant loss of section. Each landing structure consists of (3) C4 channels which span parallel to the exterior wall of the building. The two inner channels are supported on (4) L2½ x2½ angle brackets that are bolted to the exterior brick wall. Angle brackets appear to be bolted through the brick with 1 diameter bolts and anchored into one of the inner wythes of the brick wall. Photo S.2 These cracks generally run from upper corner of lower window to lower corner of upper window. There are no control/expansion joints in these walls; it is likely that these cracks have occurred at this natural plane of weakness in the wall due to expansion and contraction of the brick. Enteros Design, PC Structural S.2

32 Photo S.4 See in Photo S.4 that the bottom bolt head is exposed, which suggests that the nut may be anchored to a piece of steel plate or angle within the wall. Angle brackets all appeared to be relatively tight to the brick wall. The outermost C4 channel is supported by cantilevered C4 channels on the sides of the platforms. C6 stringers run from top platform to lower platform. Walking surfaces of platforms are comprised of ¼ x2 flat bars spaced 3 on center. Some of these bars are loose on one end. The top rail of the platform guardrail system was not originally designed to resist current forces required for these types of structures. It is quite flexible and will need reinforcing. Fire Escape Recommendation and Scope of Work 1. Clean and re-paint fire escape. Use zinc rich primer like Tnemec-Zinc. 2. Weld all loose bars of platforms to supports. 3. Reinforce top rail to resist current VUSBC loads for guardrail systems Building Roof Structure This newest roof structure is in good condition except for water damage due to roof leak as shown in Photograph S.5. Photo S.5 It appears that the roof leak occurs at the intersection of flat and sloping roof systems. Existing drawings for this roof structure are available, but it appears that the existing framing does not correspond to these drawings Building-Roof Structure Recommendation and Scope of Work 1. Replace deteriorated plywood roof sheathing. 2. Reinforce damaged rafters and beam Building-Roof Structure Existing roof rafters are typically 1 5/8 x 7½ and spaced at 16 on center. Sheathing over these rafters appears to be 1x6 boards, perpendicular to rafters, that do not have a tongue-and-groove joint between them. Rafters bear on exterior masonry walls and a wood stud bearing wall at the main ridge line of the building. This stud bearing wall is supported on a line of steel beams directly below the main ridge line of the building. See Photograph S.6 for center stud wall with valley members bearing on it. Rafters also frame into four valley members (1¾ x 9¼ ) and two smaller unsupported ridges at the intersection of the 1939 and 1854 buildings. Existing roof configuration can be seen in Figure S.1. All structural checks of existing wood framing have been performed assuming No. 1 Southern Pine grade lumber. The existing roof rafters are capable of supporting dead loads plus a 20 PSF (pounds per square foot) roof live load as well as resisting net Enteros Design, PC Structural S.3

33 uplift forces from wind. Since the new roof system proposed is light in weight, rafters will need to be tied down to the structure to resist net uplift load cases. These uplift loads will need to be resolved down to exterior masonry walls or the steel beam line down the middle of the building. An example of a typical perimeter rafter bearing condition is shown in Photograph S.10. ridge boards function purely as nailers. Some ties are present between rafters to hold this system together which results in all of the rafter load being supported by the undersized valley members. Some rafter bearing conditions were interrupted at the intersection of the 1939 and 1854 building as seen in Photographs S.8 and S.9. Rafter load will need to be adequately transferred to ceiling joist members or perimeter masonry walls. Photo S.6 Existing valley members are not capable of spanning between their supports. DMWPV found them to be loaded more than four times their capacity under a full live load. Deflection under full dead and live loading could be in excess of 6. Several prior attempted repairs/reinforcements to these valleys were observed in place (Photograph S.7) This excessive deflection has caused roofing issues over many years. Photo S.8 Photo S.9 Photo S.7 Small ridge areas in the center part of the building were not designed to span between supports. The Enteros Design, PC Structural S.4

34 7. Reinforce rafters and make corrections to interrupted bearing conditions shown in Photographs S.8 and S Building-Attic/Ceiling Structure Photo S.10 Typical attic ceiling joists are 1¾ x 7½ and spaced at 16 on center. They bear on perimeter brick walls and are notched to bear between the flanges of the W8 girders that run down the center of the building. Refer to Figure S.2 for this attic framing plan and Photograph S.11 for typical joists. Roof sheathing showed some water stains in areas. In general these areas were firm when probed from the underside. It should be anticipated that some sheathing planks will need to be replaced during re-roofing and that minimum sheathing connections will need to be verified or provided as discussed in our section Codes, Loads and Future Work Building-Roof Structure Recommendation and Scope of Work 1. Replace damaged roof plank during re-roofing. Assume 10 percent. 2. Verify existing nailing and provide minimum nailing pattern to provide diaphragm capacity. It is assumed that the majority of the roofing sheathing will need to be re-nailed. 3. Attach roof rafters to wood plate at exterior walls with Simpson hold-downs. This will require removal of perimeter sheathing. 4. Attach wood plate at top of exterior wall with epoxy anchors down 12 into existing brick. 5. Strap rafters to studs and central stud wall. Attach bottom of studs to bottom plate with Simpson hold-downs. Attach bottom plate to steel girder line with powder actuated fasteners. 6. Build stud walls to support four valleys and two small ridges as shown in Figure S.1. Photo S.11 The dimensions of the typical steel girder indicate that it is most likely a WF8x17 member. The typical floor joists were checked with a dead load of 20 PSF and an attic live load of 20 PSF. Currently these attic joists are not capable of supporting these design loads due to the top of joist being unbraced for its full length. However, the installation of some mid-span bracing would allow these joists to work for this loading. Ceiling joists below the stud walls proposed to support the four valleys and two ridges will not be adequate to support these new loads. Additional ceiling joist members will need to be added to accomplish this. Refer to Figure S.2 for a sketch depicting this. Measurements were not obtained for all steel attic beams but almost all spans are approximately 12 feet in length. The typical beam measured is capable of supporting the roof ridge loads as well as the ceiling joist loads. Proposed support of four valleys and Enteros Design, PC Structural S.5

35 two ridges on new ceiling members can also be handled by the typical sized beam Building-Attic/Ceiling Structure Recommendation and Scope of Work 1. Add continuous 2x4 bridging across the top of all ceiling joists at mid-span. Every eight feet, provide 2x8 blocking between ceiling joists at mid-span. Nail 2x4 bridging to this blocking. Lap 2x4 bridging across two ceiling joists at all splices. 2. Add LVL (laminated veneer lumber) members below proposed stud walls to support four valleys and two ridges at the center of the building Building-Typical Floor Structure Typical floor joist sizes were obtained for both the third and first floor joists where there were two small holes in the plaster ceiling to access the framing. In both cases the joist sizes were 1¾ x 9½. Spacing measured at these locations was variable due to proximity to columns. Spacing of 12 to 16 is anticipated for these joists. Wood joists bear on exterior brick walls and are notched to bear between the flanges of the center steel beam line. The typical floor beam down the center of the building appears to be an 8WF27. Wood subflooring runs at a 45 degree angle over typical joists. Refer to Photograph S.12 for typical connection of wood floor joist to steel beam. Photo S.12 Typical floor live loads for office use are 50 PSF plus a 20 PSF allowance for partitions. Floor dead load with plaster ceilings was estimated at 20 PSF. Corridors require a live load of 80 PSF except for at the main floor of a building where 100 PSF is required. If the typical joists are spaced at 16 on center, then the joists can support a live load of about 70 PSF. If these joists are spaced at 12 on center, then they can support a live load of about 100 PSF. Larger portions of existing plaster ceiling need to be opened up to determine the joist spacing at each floor level and floor system capacities. Typical measured floor beams are capable of supporting live loads of approximately 100 PSF in addition to the dead loads of the floor system Building-Typical Floor Structure Recommendation and Scope of Work 1. Determine spacing of existing joists. 2. Add additional joists as required to support the floor live loads. Building use is not changing. 3. Add LVL beams under any new partition walls that will run parallel to the joists Building-Columns Typical steel columns located down the middle of the building are spaced at approximately 12 feet on center. Column size and flange width was measured just below the third floor at one location. This I- shaped column actually fits the description of what was called a junior beam during the time of construction. It is not what was considered a column shape. Column depth was 8. Flange width was 4 and flange thickness was ¼. One column was partially exposed below the first floor framing and it was found to have the same depth and flange width. It was not possible to obtain the flange thickness; however, historic databases do not have any 8 x4 I-shapes with significantly more area than what was measured below the third floor. These columns correspond most closely to what is currently a W8x13. All columns below the second floor are significantly overstressed when subjected to office live loads. Enteros Design, PC Structural S.6

36 Lowest level columns may have loads that exceed twice their allowable capacity. The bottom two levels of the 4-story columns need to be reinforced. Two columns at the middle of the building will need reinforcing between the second and third floors. Column reinforcing plates will start a few inches below the ceiling and terminate a few inches above the floor Building-Columns Recommendation and Scope of Work 1. Reinforce the bottom two levels of steel columns with additional A36 steel flange and web plates with fillet weld to existing column. 2. Reinforce two columns at the middle of the building between the second and third floors. 3. Reinforce columns while floor areas above are unloaded Building-Roof Structure The main roof framing members of this building are gable-shaped heavy timber trusses that span across the entire width of the building. These are spaced at approximately eight feet on center and are eight feet tall at the ridge. General truss configuration can be seen in Photograph S.13. Roof purlins spaced at 30 inches on center span between the trusses. These purlins are 6 deep x 2¾ wide. Roof decking was 1x12 plank spanning perpendicular to the purlins. Typical roof purlins are notched as they bear on the top chords of trusses. It does not appear that they are anchored to the top chords for uplift. If this is the case, then small Simpson holdowns like the H2.5A may need to be installed connecting the purlins to the top chord of trusses. Photo S.13 Typical truss member connections can be seen in Photographs S.14-S.16. These connections are good for compression only. After the heavy slate roof is replaced with a lightweight metal roof, the diagonal roof members may be subject to tension due to wind uplift. Simpson strap ties can be added on the sides of these connections to provide tension capacity. Similarly, the 1½ diameter wrought iron tension rod at the ridge may be subject to compression. Due to the rod s slenderness, vertical wood LVL side members would need to be added to take this compression. Main trusses should be anchored to top of masonry wall for uplift if it cannot be determined that there is already a mechanical connection in place. Photo S.14 Enteros Design, PC Structural S.7

37 More complete repairs should be made. Water staining is prevalent throughout the roof on the deck boards but most areas felt solid when probed from below. Some water staining was also observed at several of the end connections of top and bottom chord truss members. Those that were probed felt solid but it should be anticipated that a few of these end conditions will require some remedial work. Photo S.15 Photo S.16 Roof purlin size was adequate for expected roof loads. Truss members are adequate for anticipated gravity loads. Some previous repairs had been made to roof purlins at the front gable. Refer to Photograph S.17. Photo S.17 DMWPV recognizes that the appearance of some of the repairs necessary to comply with current code uplift issues may be detrimental to the historic integrity of this framing. Prior to any repairs being designed, we suggest that DMWPV, Enteros Design, the Building Official and The Department of Historic Resources meet to develop a consensus based approach to the issues related to this roof framing. The recommendations below are based upon the assumption that we will be required to comply with current wind uplift forces due to the removal of the roof dead load Building-Roof Structure Recommendation and Scope of Work 1. Replace all deteriorated roof deck boards during re-roofing. Assume 20 percent replacement required. 2. Verify minimum roof deck board attachments and provide minimum nailing for diaphragm capacity if required. It is anticipated that the majority will need to be re-nailed. 3. Add Simpson straps with self-drilling screws to each side of all truss connections. 4. Add center post compression member boxed around the wrought iron tension rod of each truss. 5. Sister (add a new purlin adjacent to the existing) 50 percent of purlins at the front gable end of building. 6. Repair connections at intersection of top and bottom chord trusses at three locations. Use steel side plates and thru-bolts. 7. Determine if existing trusses are mechanically anchored to the top of brick walls. If not, Enteros Design, PC Structural S.8

38 anchor ends of all trusses to exterior brick wall with steel angles and epoxy anchors embedded 16 into the existing brick Building-Attic/Ceiling Structure The attic floor/courtroom ceiling is formed by ceiling joists that frame into the bottom chords of the heavy timber trusses. These ceiling joists are 1¾ x 3 5/8 and are spaced at 20 on center. The joists are notched so that a portion of the joist passes under the truss chord and they are toenailed into the bottom chords of trusses as shown in Photograph S.18. Previous concern has been raised regarding the sagging plaster ceiling over the front portico. The ceiling joists in this area appeared to be in good condition. Long term creep deflection of these joists can be responsible for some of the issues observed. Refer to the architectural section for discussion of other contributing causes. Two chimney remnants are visible in photographs S.19 and S.20. These do not have support on floors below. Photo S.19 Photo S.18 These joists also currently support mechanical equipment that serves the courtroom. Several of these joists have been cut to allow passage of mechanical ducts without providing proper support framing around these openings. New mechanical units will be part of the renovation project, and the new unit will be similar size and type as the old. Existing attic joists are capable of supporting a dead load of 15 PSF plus a live load of 20 PSF. The 15 PSF dead load allowance is only sufficient to cover self weight of joists, plaster ceiling and some light fixtures. No mechanical equipment or sprinkler piping should be supported on these joists. Under the total load of 35 PSF, these joists can deflect as much as half of an inch. This deflection exceeds the ratio recommended by the building code for members supporting brittle ceiling finishes like plaster. Photo S Building-Attic/Ceiling Structure Recommendation and Scope of Work 1. Connect all ceiling joists to the bottom chord of the roof trusses with a simple framing angle on one side. 2. Provide mechanical platforms for new equipment made of 2x6 at 16 on center that are level with the top of the 14 bottom chord of trusses. This will allow thicker insulation to Enteros Design, PC Structural S.9

39 be installed between the ceiling and the mechanical platforms. 3. Provide sistered joists at ceiling framing that was previously cut for mechanical penetrations. Provide headers at any existing penetrations that interrupt ceiling joists. 4. Provide double joists and headers at new openings for duct penetrations associated with new mechanical equipment. If chimney remnants are not supported below, provide steel plate and steel bracing back to the angle frames which connect to masonry walls for support. Keep chimney remnants to represent historic construction. Photo S Building-Cupola Structure The cupola roof structure is supported on four corner posts that are continuous from the bottom chord of the main roof trusses to the roof rafters of the cupola. These posts cantilever up to the top of the cupola to provide its lateral stability. Refer to Photographs S.21-S.24. Photo S.23 Photo S.21 Photo S.24 The wood framing of the cupola above the main roof appears to be in good condition. However, there is evidence of significant roof leaking around the base of the cupola of the main roof. Roof sheathing replacement should be anticipated here. In addition, Enteros Design, PC Structural S.10

40 all of the cupola support members will require reinforcement or replacement below the main roof due to either degradation or inadequate original sizes. These members include: Four corner posts. shows the W27 supporting one of the W10x33 beams. Beams that support bottom of posts and span between the bottom chords of trusses. Cross bracing members. Main roof rafters adjacent to the cupola Photo S Building-Cupola Structure Recommendation and Scope of Work 1. Replace damaged roof decking around the cupola. 2. Reinforce or replace all members of cupola framing below the main roof as indicated above. Full length reinforcing or replacement of these members will be required. Anticipate reinforcing the posts. Anticipate replacing the beams that support the posts, the purlins adjacent to the cupola and all diagonal braces. Use heart pine timbers sized to carry the imposed loads for the beams, posts, and purlins. Single dimensioned lumber members will be adequate for diagonal bracing replacement, match existing sizes Building-Courtroom Floor Structure The 1976 renovation drawings indicated some steel beams and columns added to allow for the removal of some masonry bearing walls. This construction was not done as indicated in these construction documents. In actuality, the two columns were not installed and a large W27 girder was installed that spans all the way across the building. This girder supports three older S12 steel beams as well as W10x33 beams that were installed in 1976 when the bearing walls were removed. Photograph S.25 Photograph S.26 shows the W27 girder bearing on the exterior brick wall. Photo S.26 DMWPV has provided a red-line mark up of this framing plan in our Figure S.4. One hole in the original plaster ceiling was found where some wood floor framing was exposed. The joists from the original construction appear to be 2¾ x 11½. Exact spacing of these joists was not obtainable. Floor joists and beams were analyzed by DMWPV using a live load of 100 PSF for this public meeting room area. All steel beam and girder members were adequate. The wood floor joists are adequate even if spaced as much as 24 inches apart Building-Courtroom Floor Structure Recommendation and Scope of Work 1. No repair work recommended. Enteros Design, PC Structural S.11

41 1854 Building-First Floor Structure The 1976 renovation drawings indicate that the crawlspace below the first floor of the 1854 building and the crawlspace access door were to remain. The crawlspace access has been sealed and Enteros Design drilled through the floor as part of this study and found a concrete slab present. It is our assumption that this crawlspace was backfilled and that a concrete slab-on-grade was poured. It may be necessary to create a new main electrical room below this floor slab where it adjoins the 1939 building. This will require some excavation and construction of new retaining walls. Many different methods of constructing this space could be used and should be discussed with a contractor familiar with this type of work Building-First Floor Structure Recommendation and Scope of Work 1. Remove all loads from the slab-on-grade above the footprint of the new electrical room 2. Cut hole in basement wall to access the soils below the existing slab. 3. Excavate soils and shore the bottom of slabon-grade above. 4. Provide Soil-nailed tie-back type retaining walls constructed in vertical segments as the excavation proceeds downward. This would involve shotcrete walls which could remain the final surface of the electrical room. 5. Install permanent beams at 2-6 on-center to support the existing slab on grade. Dry-pack grout between beams and bottom of slab. Support beams on new concrete basement walls each end. Pour new slab-on-grade for floor of new electrical room. Enteros Design, PC Structural S.12

42 BRUNSWICK COUNTY COURTHOUSE MEP ASSESSMENT MECHANICAL SYSTEMS Basement Courtroom An addition to the original 1854 building was built in 1939 and consists of 4 stories of office space and a courtroom. The courtroom is located on the basement level and is served by a packaged air conditioner located on grade outside the building. The unit utilizes short runs of exterior ductwork that are in poor condition as seen in Photo MEP 1. The unit connects to ductwork through the wall into a chase behind the courtroom wall and serves the room through three sidewall diffusers. The return duct is also located in the chase, and pulls return air through two wall mounted grilles. The unit utilizes a 15 kw electric heating coil mounted in the ductwork to provide heat. The heating coil was manufactured in 1975, refer to Photo MEP 2. It should be noted that the statistical median service life published by the American Society of Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE) for a packaged air conditioner is years. Photo MEP 2: Electric Duct Heater Basement Courtroom- Recommendation and Scope of Work 1. Replace the exterior packaged air conditioning unit and associated ductwork with a newer, high efficiency unit and environmentally sealed ductwork. Replacement unit size will be approximately 4 tons. 2. Revise and re-route ductwork above a new ceiling to provide cooling to the new rooms. Exterior Offices Photo MEP 1: Exterior Ductwork and Unit The exterior office spaces throughout the building are currently served by through-thewall incremental units. These units appear to have been installed prior to the 1976 renovation. Many of the units have been replaced, while others are not functioning and have been scavenged for parts as can be seen in Photo MEP 3. None of the units appear to be less than 15 years old. The ASHRAE mean service life for these types of units is years. The units are each currently sized to provide nominal 1.2 tons of cooling. Enteros Design, PC MEP 1

43 Internal Hallways and Spaces Photo MEP 3: Non Operational Incremental Unit Exterior Offices Recommendation and Scope of Work The exterior office spaces throughout the building are served by through-the-wall incremental units. As a result of the limited ceiling space available in the building (on average about 6 ) the best alternative is to keep a similar system in place. This may be accomplished using either replacement incremental units or by replacing the units with a multi-zone variable refrigerant system. The variable refrigerant system would be similar to the Mitsubishi City-Multi system. This system would require approximately 5 outdoor units to serve branch controllers on each floor. The branch controller would then serve all of the individual room units on the same floor. The systems would be connected using only refrigerant piping located above the current ceilings in the building. The individual room units would be sized similar to the existing units and the outdoor units would be sized to match the indoor unit capacities, totaling approximately 45 tons. The benefits to replacing in-kind are lower cost, ease of installation, and no exterior space needed for the condensing units. The major benefit of a variable refrigerant system is lower energy use and lower noise. For these reasons, the variable refrigerant system is the recommended option of the two. The exterior units would need to be shielded using a wall similar to the one currently shielding the condensing units serving the courtroom. The interior hallway spaces on the first, second, and third floor are served by a split system air handling unit with electric heat (Photo MEP 4). The unit has been replaced within the last year and is in good condition. The condensing unit for this air handler is located on the north side of the building, adjacent to the condensing unit associated with the 2nd floor courtroom air handlers. The interior office and storage spaces on the first floor are served by an air handling unit located above the ceiling in room 113. This unit has been added in the last few years and is in good condition. The condensing unit for this air handler is located on the south side of the building, adjacent to the packaged air conditioner serving the basement courtroom. The basement corridor is currently not provided with cooling, although electric baseboard heat is utilized to provide heating as discussed later in the report. The ASHRAE published service life for indoor air handlers is years. Photo MEP 4: Hallway Split System Air Handling Unit Enteros Design, PC MEP 2

44 Internal Hallways and Spaces Recommendations and Scope of Work 1. Remove the unit serving the interior hallways and replace with the systems serving the exterior offices as discussed hereinafter. 2. Retain the air handling unit and system serving the interior first floor offices. The interior office and storage spaces on the first floor are currently served by an air handling unit located above the ceiling in Room 113. This unit is in good condition. Courtroom - 2nd Floor The main courtroom located on the second floor is served by two air handling units located in the attic space directly above the courtroom; these units appear to have been installed in 1975 and are in functioning condition. All ductwork for the courtroom is located in the attic (Photo MEP 5). The associated condensing units for the courtroom air handlers are located on grade on the north side of the building behind a screening wall (Photo MEP 6). Photo MEP 6: Condensing Unit Screening Wall Courtroom 2 nd Floor Recommendation and Scope of Work 1. Replace the units serving the second floor courtroom. The two nominal 5-ton air handlers and condensing units currently serving the courtroom on the second floor are beyond their useful service life and in need of replacement. 2. Replace the ductwork in the attic with insulated metal ductwork. The ductwork serving the air devices is in fair condition; however, replacement of this ductwork with metal duct with increased insulation would prove to be beneficial from an energy use standpoint as ambient attic temperatures can easily reach over 100 F and can dip below freezing. Photo MEP 5: Attic Ductwork 3. Replace the existing diffusers in the space to accommodate the new ceiling design. Miscellaneous Heat Miscellaneous heat is provided throughout the building using electric baseboard heaters. Most of the existing heaters are in fair to poor condition. Photo MEP 7 shows where water has damaged one such unit. The ASHRAE service life for electric heating coils is considered to be years. Enteros Design, PC MEP 3

45 Exhaust Systems Recommendation & Scope of Work 1. Replace all non-operational exhaust fans and route all existing fans to brick vents on the exterior of the building. Ventilation Air Photo MEP 7: Water Damaged Electric Baseboard Heat Miscellaneous Heat - Recommendation and Scope of Work 1. Replace all baseboard heaters. The existing units are in poor condition and not suitable for reuse. Exhaust Systems Currently the restrooms in the building are served by individual exhaust fans that terminate at brick vents on the exterior of the building. In one instance the fans serving Rooms 215 and 217 discharge directly into the attic. During the site investigation it was observed that many were not in operation. Photo MEP 8 shows where one fan motor has been removed but the casing has remained. Ventilation air is currently provided to the courtroom air handlers through a duct connected to a vent located in the cupola on the roof. No ventilation air is provided to any other area in the building. Ventilation Air Recommendation and Scope of Work 1. Utilize natural ventilation for all exterior offices and corridors. Natural ventilation would be provided by operable windows in each space where there is currently a window. All interior spaces will be provided with nominal ventilation introduced to the space using energy recovery ventilators connected to new wall louvers located close to the units. 2. Provide ventilation for the basement courtroom at the new packaged air handler located on grade in place of the existing unit. 3. Continue ventilation to the second floor courtroom from the louver mounted in the cupola. PLUMBING SYSTEMS Domestic Cold Water Distribution Systems Photo MEP 8: Existing Exhaust Fan Location There is a municipal water meter located in a vault under the sidewalk at the southwest corner of the building. No backflow preventer was observed on the water service. Domestic water distribution piping is predominately type L copper pipe and is in fair condition. The older piping is concealed behind walls and above Enteros Design, PC MEP 4

46 ceilings, while piping serving subsequent additions is run exposed in rooms with plumbing fixtures. The majority of the domestic water piping appears to be un-insulated where it is run exposed. Photo MEP 9: Existing Water Meter at Southeast Corner 4. Use type "L" copper pipe. Domestic Hot Water Distribution System Domestic hot water is provided by two separate electric water heaters with integral storage tanks. One unit is located in Room B8 in the basement (Elevator Machine Room). It is a 30 gallon model 630DOLS water heater manufactured by Reliance. It has a 4.5 kw upper and lower element and 240 volt electrical connection. The unit appears to be fairly new and is in good condition. The second unit is located in Room 208 on the second floor. It is a 10 gallon Ruudglas Pacemaker model PEP10-1 water heater. It has a single 2 kw element and 120 volt electrical connection. The unit is in fair condition, and is probably near the end of its useful life. The domestic hot water is not recirculated. Domestic hot water piping is insulated copper pipe and appears to be in fair condition. Hot water piping serving plumbing fixtures in the later additions is run exposed in those areas and is largely un-insulated. No heat traps were observed at either water heater. Photo MEP 10: Exposed Water Piping in Basement Toilet Domestic Cold Water Distribution Systems- Recommendation and Scope of Work 1. Install a reduced pressure zone backflow preventer inside the building. 2. Insulate all domestic cold water distribution piping to prevent condensation. 3. Install piping to accommodate revised fixture layouts, and remove pipe that has been installed exposed on walls. Photo MEP 11: 30 Gallon Electric Water Heater in Basement Enteros Design, PC MEP 5

47 7. Provide ASSE 1070 rated tempering valves to meet current code. Storm Sewer System Photo MEP 12: 10 Gallon Electric Water Heater on 2nd Floor Domestic Hot Water Distribution System - Recommendation & Scope of Work 1. Supply new hot water systems to all existing and new plumbing fixtures. 2. Install instantaneous electric tank-less water heaters to serve a group of fixtures in the same area where applicable. If the new electrical service is not able to supply sufficient power to operate these instantaneous heaters, then the current system would need to be reworked in a similar manner. 3. Remove the 10 gallon water heater on the second floor. The storm water is collected by exterior gutters and downspouts and conducted to below grade. The entire gutter system is fabricated from copper and discharges into cast iron boots. In several cases, the downspouts terminate into iron pipes instead of traditional cast iron boots and are sealed with mastic. This piping is un-insulated, and appears to be in fair to poor condition. The pipes below grade connect to a storm drainage system. The majority of the piping below grade is not visible, but it is assumed that some of it is either blocked up, or that it has collapsed in places, because of the extensive water damage apparent in the basement. This damage is likely the result of storm water infiltration, caused by damaged storm sewer piping below grade. There is one area where the pipe that conducts storm water away from the building is visible. This pipe is cast iron and has several large holes in it which would significantly inhibit its ability to properly convey storm water away from the building. Storm water on the exterior of the building is collected by several yard drains consisting of large openings with cast iron grates installed in depressed areas of the landscape. Depressed concrete landings at the two exterior doors on the west side of the building are drained by small area drains covered with cast iron grates. All exterior storm drains connect to the storm water management system below grade, and appear to be in fair condition. No apparent deficiencies in these systems have been reported. 4. Remove the 30 gallon water heater and associated piping in the basement. 5. Insulate all domestic hot water distribution piping to prevent heat loss. 6. Provide new piping to accommodate revised fixture layouts. Enteros Design, PC MEP 6

48 Photo MEP 15: Copper Gutter sealed to Iron Pipe Photo MEP 13: Exterior Copper Gutters and Downspouts Photo MEP 16: Exterior Yard Drain Photo MEP 14: Copper Gutter to Cast Iron Boot Photo MEP 17: Damaged Exterior Cast Iron Storm Sewer Pipe Enteros Design, PC MEP 7

49 Storm Sewer System Recommendation and Scope of Work 1. Replace the existing copper gutters and down spouts as indicated in the architectural section of this report. 2. Replace the below grade drainage systems as indicated in the architectural section of this report. Sanitary Waste and Vent System Much of the sanitary waste and vent system was not visible at the time of inspection. It is assumed that the original sanitary waste and vent system is cast iron, probably hub and spigot below grade. The condition is not known. A portion of the sanitary sewer pipe that serves fixtures in renovated areas is schedule 40 PVC (polyvinyl chloride) and is in good condition where visible. The visible sanitary vent piping in the attic is a mixture of cast iron hub and spigot and threaded galvanized steel and appears to be in fair condition. Photo MEP 19: Cast Iron and Galvanized Steel Sanitary Vent Pipes in Attic Sanitary Waste and Vent System- Recommendation & Scope of Work 1. Replace the sanitary piping systems in the building as required to serve the new plan layout. 2. Provide new waste and vent piping. Use PVC below grade, and no hub cast iron above grade. Plumbing Fixtures Photo MEP18: Schedule 40 PVC Waste Pipe in Basement Plumbing fixtures in the building are a mixture of various types. Some have been added or replaced with different brands or types over the years. Water closets are vitreous china, floormounted fixtures. Some are manual flush valve fixtures, while others are tank-type. Urinals are vitreous china, wall-mounted, with manual flush valves that are concealed behind the wall. Lavatories are wall mounted and are a mixture of enameled cast iron and vitreous china types, with manual faucets. Sinks are stainless steel and are mounted in the casework. There is an assortment of different sink faucet types. Some are single lever kitchen type faucets and others Enteros Design, PC MEP 8

50 are gooseneck faucets with separate hot and cold water controls. Electric water coolers are wall-mounted Oasis fixtures with vinyl cabinets and extended stainless steel backsplashes. The lone exterior drinking fountain is composed of a stainless steel bowl and bubbler housed in a brick masonry pedestal. None of the water coolers or fountains were functional at the time of the investigation. All fixtures, faucets and flush valves are in fair to poor condition and are near the end of their useful lives. None of the fixtures meet current ADA accessibility guidelines. Proper clearances are not provided, mounting heights are not codecompliant, and no pipe wrap is installed to prevent the burning of user s legs. Photo MEP 21: Vitreous China Lavatory Photo MEP 20: Enameled Cast Iron Lavatory Photo MEP 22: Wall- Hung Urinal Enteros Design, PC MEP 9

51 Photo MEP 25: Stainless Steel Casework Sink Photo MEP 23: Flush Valve Water Closet Photo MEP 24: Tank Type Water Closet Photo MEP 26: Electric Water Cooler Enteros Design, PC MEP 10

52 Photo MEP 27: Exterior Drinking Fountain Plumbing Fixtures Recommendation and Scope of Work 1. Replace all plumbing fixtures in the building with new water-conserving, vitreous china fixtures. Most are near the end of their useful lives. None of the fixtures currently meet ADA accessibility guidelines for mounting heights or clearance space. ADA accessible lavatories should be fitted with pipe wrap to prevent the burning of users' legs. Some architectural rework of the spaces will also be necessary to insure that the new fixtures meet these guidelines. FIRE PROTECTION SYSTEM alarm/check valve, a dry pipe valve, and individual gate valves that have been chained open to control each system on the interior. Both systems can be drained through a 2" galvanized steel pipe that is installed along the interior basement wall and discharges through the exterior wall, under the sidewalk, and terminates at the street to the east of the building. There is a water motor gong mounted on the southeastern exterior wall and a 4" fire department siamese connection located at the southern exterior wall. The sprinkler system is composed of black steel pipe with a mixture of Victaulic rigid couplings and screwed iron fittings, and is a gridded pipe sprinkler system inside the building. The system was tested on January 23, 2009, and registered a static pressure between 68 and 70 psi and a residual pressure between 64 and 65 psi, both of which seem adequate for this size and type of system. The sprinkler heads are Viking model 589A, pendent in areas with finished ceilings, upright sprinklers in areas with unfinished ceilings, and dry pendent in the elevator and entrance canopy. These dry pendent sprinklers are fed from the dry pipe system which serves the attic space. There is a 120 volt, 3/4 horse power air compressor manufactured by the Marathon company located in the Elevator Machine room B8 that maintains the air pressure in the dry pipe sprinkler system. It appears to be fairly new and is in good condition. The rest of the sprinkler system also appears to be functional and in good working condition. Sprinkler System The facility is currently protected by a complete automatic wet pipe sprinkler system. A separate dry pipe sprinkler system protects the attic. Both systems were installed based on the November 1975 designs by Moseley Henning Associates Architects. The system has a 6 fire service main with check valve that enters the building in the basement courtroom B5 and is monitored on the exterior by a PIV located on the south side of the building. No backflow preventer was observed during the site investigation. There is a wet system Photo MEP 28: Fire Service Entrance - Wet and Dry Pipe Valves Enteros Design, PC MEP 11

53 Photo MEP 29: Post Indicator Valves Photo MEP 31: Fire Department Siamese Connection Photo MEP 30: Sprinkler Drain Discharge and Water Motor Gong Photo MEP 32: Viking Pendent Sprinkler Head Enteros Design, PC MEP 12

54 excavated during the renovation anyway. It would run to the street below grade and terminate to daylight either through the retaining wall, or below the sidewalk, similar to the way it is installed currently. The main concern with relocating the existing drain to this location would be corrosion below grade, and the need to waterproof an additional pipe penetration through the exterior wall below grade. Photo MEP 33: Air Compressor for Dry Pipe Sprinkler System Sprinkler System Recommendation & Scope of Work 1. Install a double check backflow preventer. The easiest solution would be to install the backflow preventer in a vault on the exterior of the building. Some localities only permit interior installations, so the exterior approach would need to be verified with the county. The other option is to install the backflow preventer inside the building. There is not currently room to install this within the current fire service enclosure in the basement. The existing piping and valves would have to be reconfigured and an additional enclosure would need to be constructed next to the existing one to house the new equipment. There would need to be a dedicated backflow preventer test connection piped to an exterior wall above grade. There are several different configurations that would be possible for the new backflow preventer assembly. The estimated space required for this installation would be approximately 8'x4' minimum, running perpendicular to the existing fire service entrance space, along the interior southern basement wall. 2. Seal penetrations where the sprinkler service and fire department connection supply pipes enter the building in the basement to prevent the infiltration of storm water. Sprinkler pipe should be reworked as necessary to accommodate revised ceiling layouts if the building is renovated, and individual sprinkler heads should be relocated as required. 3. Provide new sprinkler pipe which is black steel with screwed or mechanical fittings. Another option would be to use flexible sprinkler connections in some locations. These are more expensive than steel pipe, but there is a substantial labor savings associated with them. 4. Install flow switches to interface with the building fire alarm system. The only warning of a fire at this time is the water motor gong mounted on the exterior building wall. 5. Relocate the air compressor for the dry pipe sprinkler system in the basement outside of the Elevator Equipment room, most likely to the new electrical room. 6. Relocate all sprinkler supply piping not directly serving the Elevator Equipment room. The backflow preventer would also need to be connected to the existing main drain, which runs right through that area. This drain could be relocated to the exterior of the building, since this area will be Enteros Design, PC MEP 13

55 ELECTRICAL SYSTEMS Electric Service The electric service to the Courthouse is a 120/240V, 3-phase, 4-wire delta connected system and is supplied from the Dominion Virginia Power pole line behind the building (on the east side). The service originates at a bank of pole-mounted transformers and then routes down the pole and underground to the power company C.T. cabinet and meter located just inside the main entry door to the back of the building from Court Street. This level of the building is considered the basement floor although it is at street level on this side of the building. The C.T. cabinet then supplies a 1200 amp main service enclosed circuit breaker which in turns feeds the main service panelboard (Panel EPB-4) which is only rated at 800 amps and therefore, seems not to be properly protected by the 1200 amp main circuit breaker. The main breaker and panelboard are located beside the C.T. cabinet in the corridor just inside the basement entry door. The main panelboard is provided with branch breakers that serve branch panelboards and HVAC equipment throughout the building. There appears to be one available space for installing an additional circuit breaker and four (4) existing circuit breakers labeled in the panel directory as spare. While it is unclear exactly when they were installed, it is clear from the style and appearance of the enclosed main circuit breaker, main panelboard, and branch circuit breakers within the main panelboard that the service entrance equipment is 34+ years old. This is confirmed by the 1976 Courthouse renovation drawings showing that this equipment was not replaced as part of the renovation. At 34+ years old, the equipment is considered by industry standard to be at the end of its useful life. Replacement parts including new and replacement circuit breakers for equipment of this age can be difficult to find and expensive. Photo MEP 34: Service Entrance Panelboard, Main Circuit Breaker, C.T. Cabinet, & Meter Electrical Systems Recommendation and Scope of Work 1. Replace the existing electric service with a new 3-phase service from the power company sized per the loading requirements of the renovated building and new HVAC system. Either a 120/208 volt or 277/480 volt wye-connected service would be an option depending on a variety of considerations that would need to be evaluated during design such as whether the entire building is renovated, what the voltage options are for the new HVAC equipment, and how much space will be made available for electrical switchgear. 2. Relocate the C.T. cabinet, power company meter, and main service disconnect/ panelboard to an area not readily accessible to the public. They are required to be located where the power company service enters the building. The best approach would be to build an electrical room located on the exterior east wall. The minimum size of the new room would be 8'x6' and it might be larger depending on final choice of voltage and rearrangement of equipment. The necessity for a complete service change is based on a couple of factors. Enteros Design, PC MEP 14

56 Most prominently is the age of the equipment which is at the end of its service life. The other primary reason is to put the building on a conventional voltage platform as the current 120/240 volt, 3-phase, delta connected system is not a standard voltage connection. Virginia Power no longer supports this voltage arrangement on any new or replacement services above 200 amps without special permission. More importantly, almost all 3-phase HVAC equipment manufactured today require either a 120/208V or 277/480V wyeconnected voltage arrangement. Electrical Distribution Each floor of the building is provided with multiple branch panelboards or load centers that serve the lighting, receptacles, and other loads on that floor. The panelboards are all 120/240V, 1-phase boards which is consistent with being powered from a 120/240V, 3-phase delta connected system, and include both surface and recessed mounted types. Several of the boards are located in corridors or other spaces accessible to the public. Most of this equipment was installed either during the 1976 renovation or prior to that. At 34+ years old, the equipment is considered by industry standard to be near or at the end of its service life. There are a few locations where panelboards newer than 1976 have been installed, most likely, in response to a need to serve specific additional loads that have been added since that time. It also appears that some of the oldest panelboards may have already been removed from service and just abandoned in place. Photo MEP 35: Enclosed circuit breaker fed from surface raceway and serving fan coil unit Electrical Distribution - Recommendation and Scope of Work 1. Replace the existing electrical distribution equipment. Wholesale replacements of the existing electrical distribution equipment is recommended primarily due to the age and condition of most of the equipment and as necessary to coordinate with the new electric service. 2. Replace the branch panel boards. The existing branch panelboards are all 120/240V, 1-phase and they would be replaced with 120/208V and/or 277/480V, 3-phase boards with proper capacity to meet the requirements of the new loads of the renovated building. 3. Replace the panelboards in areas not accessible to the public. The electrical distribution to the fan coil units that are installed on all floors of the Emergency Power Courthouse are not powered from the local branch panelboards on individual circuits. There is very little true emergency power Rather it appears they are supplied from provided for the Courthouse. There is an circuitry in Main Panelboard EPB-4 with several existing exterior generator located at the fan coil units on each circuit. Then at each northeast corner of the building behind a fenced individual fan coil unit, the circuit is tapped and enclosure. It appears to be a diesel-fueled unit. run through an enclosed 2-pole, 240V, 20 amp According to maintenance personnel at the circuit breaker provided beside the unit. Courthouse, the generator was provided years ago to service the portion of the building at the Enteros Design, PC MEP 15

57 time occupied by the sheriff's office and has been out of service ever since they departed the building. The manufacturer is a company named Windpower that is apparently no longer in business. Based on its age and years of inoperation and maintenance attention, the generator is most likely beyond repair and can be removed. Inside the fenced enclosure, there is a disconnect switch that looks like it once was the service disconnect for the generator. The generator has been disconnected and a feeder run to the switch from the main panelboard. The feeder is routed through and down the exterior wall and then underground to the switch. Maintenance personnel stated that this feeder via the disconnect switch in the generator enclosure supplies a panelboard serving part of the Finance Office suite. Photo MEP 36: Generator Enclosure There is a panelboard, Panel EPB-X, labeled as an emergency board that is located across from Main Panelboard EPB-4 in the basement corridor. The board contains branch breakers that serve fire alarm smoke detectors and other undetermined loads. It is connected to the line side of the electric service main circuit breaker. This arrangement will allow the board to retain power in the event of a power outage contained within the building, but will not allow it to retain power from a power company outage outside of the facility. Therefore, it does not meet the current code definition of emergency power. The area of the wall directly above the emergency panel shows evidence of previous arcing or electrical fire; it is unclear what exactly caused the damage or how it was rectified. Finally, the 1976 renovation drawings indicate that designated light fixtures, particularly in the area of the stairway around the elevator, were provided with battery packs. The battery packs were not readily visible during the field investigation and it is questionable if they have been tested or maintained as required by code and as necessary to insure reliable operation. Photo MEP 37: Existing Emergency Panel EPB-X Emergency Power Recommendation and Scope of Work 1. Provide emergency power for code required egress lighting at a minimum. This could be done by providing battery ballasts on designated fluorescent fixtures that would operate the fixtures on a loss of power. The battery ballasts would be located to meet the code required egress lighting levels in all spaces required to have egress lighting. In lieu of using battery ballasts, required emergency power could also be provided by the installation of a new standby generator, automatic transfer switches, and separate standby power distribution system. If the code minimum required emergency power is all that the County needs (the County does not intend to operate the building in a Enteros Design, PC MEP 16

58 power outage), the generator option is not cost effective. However, if the County needs to continue to operate portions of the building or specific equipment in the building through a prolonged power outage, the generator alternative would be the recommended approach. For the purposes of the estimate attached to this report, the battery ballast option, not the generator option, has been priced in the estimate. Electrical Wiring and Receptacles In general, the quantities and locations of receptacles seem to be sufficient for the usages of the various spaces. However, there are a limited number of recessed outlets and most of the existing receptacles and associated wiring have been installed using surface raceway. Surface raceway is also used for routing of wiring to much of the HVAC equipment as well, especially the fan coil units where a wider surface raceway was needed to supply each unit's local circuit breaker. The appearance of the surface raceway is poor in most areas and damage to the raceway and/or outlets was found in numerous locations, in some cases exposing the power wiring. While some of the wiring is fairly new and probably still in good condition, much of the wiring is of the same age as the panelboards, 34+ years old. Where wiring was exposed in a couple of locations, fraying and deterioration of the insulation was visible which is not uncommon for the type of wiring that would have been installed in that timeframe. Although it could not be confirmed during the field investigation, it was also not an uncommon practice for wiring installations of this age not to include a ground. In the attic space, there is evidence of some knob-and-tube wiring although all of it appears to be out of service. There are also several locations where conduits are installed exposed on the exterior walls of the building. It is undetermined at this time what most of these conduits are supplying. Photo MEP 38: Broken surface mounted receptacle, wiring exposed Photo MEP 39: Existing wiring inside disconnect switch Electrical Wiring and Receptacles - Recommendation and Scope of Work 1. Replace all of the power wiring in the building. With relocations of panelboards and wall partitions and a desire to remove all of the existing unsightly surface raceway, replacement of wiring would be required in many areas anyway. Homeruns of power wiring should be installed in new rigid conduit (generally E.M.T (electrical metallic tubing)) run throughout the facility. Limited use of MC (metal clad) lengths will be allowed for installation in wall voids to wall outlets from the last junction box above ceiling. Enteros Design, PC MEP 17

59 2. Provide new receptacles throughout the facility in quantities and locations as necessary to meet the usage requirements of each space. All new receptacles should be standard NEMA (National Electrical Manunfacturers Association) grounding type. Special use receptacles such as GFCIs (ground fault circuit interrupter) or those with "While-in-Use" covers should be provided in all locations required by current code. A plan should be developed during design with the Architect to create ways of concealing new outlets and associated wiring at existing wall locations as much as possible, as well as concealing new conduits running between floors. Lighting All of the lighting throughout the interior of the Courthouse was replaced during the 1976 renovation and it does not appear that there have been any substantial changes to it since. The vast majority of lighting is 2'x4' recessed fluorescent fixtures with T12 lamps, magnetic ballasts, and acrylic lenses and include both 2- lamp and 4-lamp versions. Other types of fixtures include 2'x2' recessed fixtures in the basement corridor, wall brackets in toilet rooms, downlights and pendants in the 2nd floor courtroom, and wall sconces in the main entry of the 1st floor. The 2'x2' fixtures are fluorescent utilizing T12 U-shaped lamps and the wall brackets, downlights, pendants, and sconces are all incandescent. Most of the fixtures are still operational although there is a percentage with burned out lamps and/or ballasts as well as a few with physical damage (broken lenses, missing lenses, etc.). It is unknown what maintenance schedule the County has been using for replacement of lamps and ballasts. It can reasonably be presumed that many of the existing lamps/ballasts may be close to the end of their life cycle. It is also important to note that the attic space is not provided with any lighting at all. missing or broken lamps. The square around the Courthouse is provided with post lights that appear to be in good condition and are likely powered from one of the other buildings around the square. Lighting controls generally consist of a single manual toggle switch controlling all fixtures within the space. Some of the bigger rooms such as the Courtroom in the basement are provided with multiple toggle switches controlling the lighting in different portions of the room. The Courtroom on the 2nd floor is outfitted with switches and dimmers for control of the incandescent lighting. The Treasurer's office on the first floor was the only area noted to have multiple switches configured for true bilevel switching at this time. Exterior fixtures are also controlled via a single toggle switch generally installed just inside the egress door at each location. There were no automatic lighting controls found anywhere within the facility during the field investigation. Photo MEP 40: 2'x4' recessed fixture, typical throughout the building, this one located in the 1st floor main public entryway missing a lens. The exterior lights are mainly incandescent sconces located at the egress doors. Several of those are damaged with broken globes or Photo MEP 41: Lighting, 2nd Floor Courtroom Enteros Design, PC MEP 18

60 they are not needed. Generally, the most cost effective way to do this is to provide multiple manual switches to control multilevel or stepped ballasting of fixtures in each space with an occupancy sensor to turn lights off if the room is unoccupied. The IECC also requires automatic control of exterior lights. Good options for this is scheduled control via a time clock or the HVAC energy management system if available. Photo MEP 42: Exterior fixture with broken globe and no lamp Lighting Recommendation and Scope of Work 1. Replace lighting throughout the entire facility, interior and exterior. New lighting should be designed to meet the specific photometric requirements for each type of space per the guidelines given in the IESNA (Illuminating Engineering Society of North America) Lighting Handbook. The vast majority of the new lighting should be energy efficient fluorescents. Linear fluorescents should use either T8 or T5 lamping and compact fluorescents should be either quad tube or triple tube lamping. All fluorescents should utilize high efficiency, high power factor electronic ballasts. Incandescent lamps should be limited to special applications. LED (light emitting diode) fixtures could possibly be used in some special applications as well. Specific fixtures should be chosen based on the usage of the space, the type of ceiling provided, and in concert with the architectural features of the space. 2. Upgrade lighting controls to meet the requirements of the current International Energy Conservation Code (IECC). The basic requirements of the IECC is to provide a means to allow multiple levels of light in each normally occupied space with automatic override to shut lights off when Fire Alarm System There is no centralized fire alarm system in the facility. Smoke detectors are provided throughout the building and it is assumed they include sounders for notification, a setup similar to a residential dwelling. No other fire alarm equipment was found during the field investigation. Photo MEP 43: Smoke alarm, typical for building Fire Alarm System Recommendation and Scope of Work 1. Install a complete addressable intelligent fire alarm system consistent with Business use group is recommended. This type of fire alarm system would consist of a central control panel, dialer for contacting an outside monitoring agency, remote annunciators where required, manual pull stations on each floor and at each exitway, smoke detectors in storage and other unoccupied spaces, heat detectors in Enteros Design, PC MEP 19

61 mechanical rooms, duct smoke detectors for automatic shutoff of air handling equipment to prevent the spread of smoke, flow/tamper connections to monitor the sprinkler system, and notification devices consisting of audio-visual and visual only alarms. 2. Provide battery backup power for the fire alarm system. Communication Systems A telephone system is provided throughout the building with the telephone demarcation located in the elevator machine room on the basement floor. The demark appears to be fed by the telephone company from an exterior telephone pedestal against the south wall of the building. Telephone wiring is routed from the elevator machine room to recessed wall-mounted junction boxes in the corridors on each floor where it is then distributed out to the outlet locations. Many of the outlets are surface mounted with the associated wiring either run down the wall in surface raceway or just left exposed. A data system is also installed in the building and is primarily servicing the 1st floor office suites for the Treasurer, Commissioner of the Revenue, and Finance. A cabinet housing the head end equipment is located in the Finance office and Category 5e cabling is run out to data outlets throughout the three (3) office suites. All of this equipment looks to be in good condition. Like the telephone, the cabling is generally run exposed or in surface raceway and the data outlets are surface mounted. Older style data outlets in surface raceway can be found throughout the empty office spaces on the second and third floor. An empty data rack was found in a storage space on the third floor that may have been the IDF (intermediate distribution frame) serving those areas. There are also what appear to be a couple of antennas for wireless data service, one located above the public entrance on the west side-south end of the building and one above the entrance on the west side - north end of the building. It is assumed these are being used to connect the data system to other County buildings. The two Courtrooms also contain small individual sound systems with microphone connections for the judge, witnesses, attorneys, and jury foreman and connections to the clerk's recording equipment. There is a substantial amount of communication wiring with associated junction boxes running exposed on the exterior walls of the building. Much of it originates from the pole line on the east side of the building. It enters the building in various ways, through window and door jambs, through penetrations in the facade, etc. It is undetermined at this time what functions all of it provides or how much of it is still in service. Photo MEP 44: Telephone service entrance in Elevator Machine Room Enteros Design, PC MEP 20

62 Photo MEP 45: Data rack in Finance Office Photo MEP 48: Typical exposed communication wiring on building exterior Communications System Recommendation and Scope of Work Photo MEP 46: Wireless antenna mounted on exterior of building 1. Relocate the telephone system demarcation from the elevator machine room to meet current code. Photo MEP 47: Exposed wiring and raceway routed down wall 2. Provide a new wiring closet that is not accessible to the public on each floor. The closet would contain a data rack/cabinet that would serve all of the data outlets on that floor and a junction point for connection of telephone homeruns from each telephone outlet back to the new telephone demark. The basement floor wiring closet would serve as the MDF (main distribution frame) and house the building servers and new telephone demarcation. 3. Provide new data and telephone outlets and associated cabling in quantities and locations as necessary to meet the usage requirements of each space. A plan should be developed during design of the renovation with the Architect to create Enteros Design, PC MEP 21

63 ways of concealing new outlets and associated wiring at existing wall locations as much as possible. 4. Provide new wiring which would be at a minimum Category 3 for telephone and Category 5e for data. Higher ratings for the wiring should be provided if requested by the County. It is expected that the County would provide their own electronics and UPSs (uninterruptable power supply) as part of any contractor renovation. 5. Provide a new sound system for the existing second floor Courtroom. The sound system would consist of a console with amplifier, sound mixer, and hearing impaired system with speakers, microphones, and audio connections provided throughout the room where needed. The room should also be outfitted with a projection system for presentations that would also be connected to the sound system for the audio portion. 6. Provide an audio-video system for the small conference room adjacent to the 2nd floor meeting room consisting of projection system and LCD (liquid crystal display) display with video conferencing capabilities. 7. Remove all of the existing communication wiring and junction boxes on the exterior of the building. Any that is needed to remain should be routed underground in conduit from the source into the building. Security Systems The system consists of a keypad at the entry door and motion detectors in each room within the space. Security Systems Recommendation and Scope of Work 1. Provide video surveillance at each entrance and in all public areas not normally supervised by employees. Provide access control via card readers for entry doors used regularly by employees, but where entry by the public is not desired. Provide after-hours intrusion monitoring via motion detection throughout the facility. The full extent of security systems required is a decision to be made by the County. Security systems that include video surveillance, access control, and intrusion detection are typical for local government facilities of this type. Compliance with Building Code There were a number of instances found during the field investigation of existing conditions that are not in compliance with the current building codes as they pertain to electrical systems. Here is a list of the most apparent: Standard receptacles are installed in bathrooms and within 6' of sink locations instead of ground-fault-circuit-interrupter protected receptacles (GFCI). Non-grounding type receptacles are provided in some areas. There are no building wide security systems for video surveillance, access control, or intrusion detection. There is one security camera at the main public entrance on the west side of the building that is no longer connected or in use. Maintenance personnel stated that the camera was last active when the 2nd floor Courtroom was still in service to watch the public entering the building on days that court was in session. There is also a localized intrusion system in the office areas on the 2nd floor currently being used by the sheriff's office for evidence storage. Enteros Design, PC MEP volt or greater power wiring is exposed in a number of locations. Disconnect switches serving HVAC equipment in some locations do not have the required working clearances in front. There are a couple of panelboards where buswork and wiring is exposed inside the door. An existing disconnect switch was found

64 with an open knockout exposing the wiring. Equipment that is not part of the elevator installation is located within the elevator machine room. No lighting outlets are provided in attic space housing HVAC equipment that requires service. Emergency egress lighting is not provided in all areas where required. Photo MEP 50: Load center in poor condition with open knockout Photo MEP 51: Disconnect switch without required working clearance Photo MEP 49: Existing panelboard with exposed buswork Photo MEP 52: Open junction box with exposed wiring on building exterior Compliance with Building Code Recommendation and Scope of Work 1. Implement recommendation set forth above to address all existing code deficiencies. Enteros Design, PC MEP 23