bloomington ublic ibrary existing building … › building › ...existing building assessment 7...

Engineers │ Architects │ Surveyors │Scientists

BLOOMINGTON PUBLIC LIBRARY

EXISTING BUILDING ASSESSMENT

Presented to:Ms. Carol Koos, President

Members, Board of TrusteesMr. Terry Lindberg, Interim Director

January 19, 2016

Bloomington Public Library Existing Building Assessment

1 Farnsworth Group, Inc.

Table of Contents 1.0 Overview

1.1 Executive Summary ........................................................................................................ 2

1.2 Introduction & History ...................................................................................................... 3

1.3 Acknowledgements ......................................................................................................... 4

2.0 Existing Building Assessment

2.1 Civil, Site, Landscape ..................................................................................................... 7

2.2 Architecture, Interiors ..................................................................................................... 10

2.3 Fire Protection ..................................................................................................... 12

2.4 Plumbing ............................................................................................................. 12

2.5 Mechanical .......................................................................................................... 13

2.6 Electrical ............................................................................................................. 14

3.0 Conclusion

4.0 Appendices

4.1 Appendix A – 1976 Original Facility & 2006 Remodel Drawings .................................... 17

4.2 Appendix B – Past Maintenance & Improvement Projects .............................................. 37

4.3 Appendix C – Exterior Photos ......................................................................................... 38

4.4 Appendix D – Interior Photos ................................................................................. 47

BLOOMINGTON PUBLIC LIBRARY

EXISTING BUILDING ASSESSMENT

Prepared by: Farnsworth Group, Inc.

2709 McGraw Dr. Bloomington, IL 61704

Contacts:

Edward J. Barry, Jr., AIA Principal

[email protected]

Chad T. Frankeberger, Assoc. AIA Project Manager

[email protected]

www.f-w.com



1.0 Overview

1.1 Executive Summary

Farnsworth Group has been engaged to provide the Bloomington Public Library with a holistic and comprehensive ensemble of preliminary planning and design services regarding their flagship facility located in Downtown Bloomington, Illinois. These services include:

• Existing Building Assessment. • Long-Range Vision for the Future. • Program of Building Spaces & Amenities. • Conceptual Site Planning. • Conceptual Building Design.

The Existing Building Assessment portion of the preliminary planning and design services for the Library is included herein, while the results of the other four (4) tasks are (or will be) included elsewhere. Upon completion of all these tasks and efforts, the Library will have in-place a solid roadmap to guide the future development, evolution, and expansion of their flagship facility. In light of the review of available existing library facility documentation, together with several site visits and tours, the following summary comments are offered regarding the state of the Bloomington Public Library building.

The Bloomington Public Library has Excellent Bones, and overall, is in sound condition.

It has been carefully and conscientiously maintained during its 40-year history.

Regarding its Substructure, the building employs reinforced concrete and concrete masonry, both sound and long-lasting material systems. Given that portions of this substructure are below-grade (at the lower level), continued vigilance is suggested concerning future moisture penetration and/or lateral earth-force issues.

Regarding its Superstructure, the building employs reinforced concrete, precast concrete, and some steel, also sound and long-lasting material systems.

Regarding its Envelope, the building employs precast concrete exterior panels, aluminum windows and doors, and a low-slope membrane-style roofing system. These are, again, all reasonably stout, though a program of judicious replacements would be appropriate over time. Those replacements would include new state-of-the-art windows and doors; a new well-insulated roofing membrane; and new sealants and clear sealer at all precast panels.

Regarding its Systems (Mechanical, Electrical, Plumbing, and Fire Protection), these have also been well-maintained and are in sound and serviceable condition. The boiler system is new in 2014; the ventilation and air conditioning systems have additional



service life remaining; plumbing systems require relatively modest enhancements and improvements; the electrical system still has some additional capacity; and fire sprinkler heads do not need replacement for another ten (10) years.

Regarding Finishes, these are in sound and serviceable condition, but it would be appropriate to provide these with a (periodic) re-fresh.

Regarding Site Features, these are also fundamentally sound, but new surface treatments are recommended (including a new parking lot surface).

In summary, after examining and assessing this Bloomington Public Library flagship facility, it can be said that this building remains as a substantial and highly functional building, but one which is in need of some reasonable upgrades (after forty (40) years of uninterrupted and highly useful service to the Greater Bloomington Community). These needed upgrades, noted herein, can be addressed via a rational and phased program of improvements. Farnsworth Group heartily encourages the development of such a program, as well as its implementation as soon as is feasible. 1.2 Introduction & History

Farnsworth Group has been engaged to provide the Bloomington Public Library with a holistic and comprehensive ensemble of preliminary planning and design services regarding their flagship facility located in Downtown Bloomington, Illinois. These services include:

A. Existing Building Assessment This assessment includes an architectural and engineering analysis of the existing Bloomington Public Library building and surrounding site. It examines existing conditions; layouts; and mechanical, electrical, plumbing, and fire protection systems.

B. Long-Range Vision for the Future This visioning document guides the library in its on-going evolution and expansion, so that it will remain a vibrant and essential part of the Greater Bloomington Community. It also helps to decide what kinds of bricks-and-mortar changes will be most appropriate for that evolution. It includes three (3) input sessions for (1) the public-at-large; (2) the library staff; and (3) the Board of Trustees.

C. Program of Building Spaces & Amenities

This written Program of Building Spaces & Amenities narratively describes each room or space to be included in the modified and/or expanded library facility, and it also establishes those rooms’ square foot sizes, other room adjacencies, and requirements for mechanical, electrical, plumbing, and technology systems. This program similarly describes desired additional site features including outdoor functional areas, parking lots, entrances and exits, ancillary structures, and other items.

D. Conceptual Site Planning This preliminary planning task includes several alternative site layouts that look at how best to enter and exit the site (for both pedestrians and vehicles); as well as how best to



arrange the possible library modifications and/or expansions, the urban design and streetscape elements, the parking lot, and other site amenities.

E. Conceptual Building Design In tandem with the concept site planning task noted above, this preliminary design task includes several alternative concept building floor plans, based on the Program of Building Spaces & Amenities.

The Existing Building Assessment portion of the preliminary planning and design services for the Library is included herein, while the results of the other four (4) tasks are included elsewhere. Upon completion of all these tasks and efforts, the Library will have in-place a solid roadmap to guide the future development, evolution, and expansion of their facility. The current Bloomington Public Library sits on approximately 2.5 acres of land on the eastern edge of Downtown Bloomington, Illinois. The site is bounded by East Olive Street (North), South Prairie Street (East), East Jackson Street (South), and South East Street (West). This approximate 2.5 acres includes 2.04 acres of direct library property; as well as .45 acres of former library property now owned by the City of Bloomington. This site includes a 2-story building set into the hillside, with a footprint that is just shy of 30,000 gross square feet (GSF) that was completed forty (40) years ago (1976). The upper level includes approximately 28,250 GSF of enclosed and usable space; and the lower level includes approximately 24,250 GSF of enclosed and usable space (with the balance of that lower level offering limited covered - but open-air - parking space). Ten (10) years ago, this Bloomington Public Library building was renovated, which included (among other items) the enclosure of a portion of the lower level open-air area. Existing site amenities include the open-air yet covered parking mentioned above; a near-south-side parking lot of approximately seventy (70) spaces; and a far south-side parking lot of approximately fifty (50) spaces that was previously part of the library property, but was later deeded over to the City of Bloomington. Fifteen (15) spaces in that lot are available to library staff, with the remainder being utilized by other municipal employees. Additional site amenities include several outdoor pedestrian-use patios (on the building’s north side). When originally designed and built in 1976, the front door of the Bloomington Public Library was on the building’s north side (directly facing East Olive Street). Part of the 2006 renovation included the “flipping” of the facility’s front door to the south side, facing the main parking lot. See Appendix A for selected existing site and building drawings; and see Appendix B for a partial listing of maintenance and improvement projects that have been completed for the Library since its construction.

1.3 Acknowledgements

Farnsworth Group would like to gratefully acknowledge the active participation in and support of the following important individuals during all of our activities for this Library Needs Assessment. Programming Site Analysis, and Concept Design project. Everyone’s ideas, input, energy and enthusiasm have been invaluable.



Bloomington Public Library Board of Trustees Carol Koos, President Van Miller, Vice President Emily Kelahan, Secretary Susan O’Rourke, Treasurer Alex Cardona Mike Raikes Julian Westerhout Robert W. Porter Whitney Thomas Terry Lindberg, Interim Director Georgia Bouda, Director (Retired) Golden Prairie Public Library District Board of Trustees Lynn Gray, President Carolyn Dail, Vice President Stephen Peterson, Secretary/Treasurer Carol Carey-Odekirk Patti Salch Tim Ervin Jodi Sherman Terry Lindberg, Interim Director Georgia Bouda (Retired)



2.0 Existing Building Assessment

This existing building assessment examined the following constructions and systems at the Bloomington Public Library:

A. Site improvements and amenities Parking lots, drives and walkways, patios, and landscaping. Only readily visible items were reviewed; as no destructive testing or analysis was completed.

B. Building envelope and floor plan layouts Interior and exterior finishes, rooms and spaces, and overall layouts and circulation. Only readily visible items were reviewed; as no destructive testing or analysis was completed.

C. Fire sprinkler system Fire sprinkler devices, assemblies, and related accessories and appurtenances (readily visible items).

D. Plumbing system Plumbing fixtures, assemblies, and related accessories and appurtenances (readily visible items).

E. Heating Ventilation & Air Conditioning systems Heating, ventilating, and air conditioning systems; and related accessories and appurtenances (readily visible items).

F. Electrical power and lighting system

Electrical power and lighting devices, assemblies, and related accessories and appurtenances (readily visible items).

These constructions and systems were analyzed and documented via the following:

A. Field observation and review A team of Farnsworth Group architects and engineers toured the site.

B. Field photography That same Farnsworth Group team extensively photographed all readily visible conditions. See Appendices C & D for an ensemble of those photos of existing conditions.



C. Existing drawing review

That same Farnsworth Group team reviewed all existing and available design drawings for both the original 1976 building, as well as the 2006 renovation and addition.

D. Existing project file review Likewise, that same Farnsworth Group team reviewed all existing and available file documents for the building, which included some historical information about on-going maintenance and repair efforts.

2.1 Civil │Site │Landscape

2.1A Existing Conditions

The following site items and issues were observed at the Bloomington Public Library property, including the southernmost parking lot (still used by Library personnel, but now owned by the City of Bloomington). Exterior stairs to lower level parking lot:

The cap and units of the segmental block retaining wall that flank the stairway have deteriorated from exposure to salt applications on the stairs. Aggregate fragments that have spalled off the units are creating a hazard on the treads for anyone using the stairs.

The base of the steel guardrail support posts have deteriorated from repeated exposure to salt applications as well. Significant rust has formed at the base and is staining the concrete stairs. In addition, the building code requires an un-interrupted handrail to be constructed on either side of the stairs. Continued exposure will result in the loss of structural integrity of the post and will create an unsafe condition.

South parking lot surface: (city-owned, library-used)

The overall condition of the south parking lot is poor. Isolated areas are experiencing subgrade failures and have begun to create pothole conditions. Settlement is occurring in failed areas creating ponding conditions that freeze during winter. Parking space striping has worn off and is no longer visible in most locations. Significant cracks have formed with vegetation growing in some.

South parking lot curb: (city owned, library-used)

Most of the curb and gutter is in good shape with the exception of isolated failures and settlements. Some curb locations are cracked and chipped while the back of curb has deteriorated completely in others. Erosion in the lawn area adjacent to the curb is occurring near the center and southeast corner of the lot where the back of curb has settled or is missing.

East entrance to south parking lot:

The bituminous pavement at the entrance is experiencing a subgrade failure which has begun to settle below the back of the sidewalk. Transverse slope on sidewalk through the entrance appears to violate ADA requirements. Wide cracks have formed allowing runoff into the subgrade where sections of the concrete driveway have settled.



Abandoned sign posts at west entrance to south parking lot:

Sign posts remain and create a hazard for pedestrians using the sidewalk or getting out of a parked vehicle.

North parking lot drainage:

Runoff sheet flows from the library location south and is interrupted by an existing 4”–5” high curb that has significantly failed in several locations. Record drawings indicate that runoff was to be directed to storm inlets at low points in the pavement along the curb. Runoff is not entering the target inlets due to severe clogging of one of the inlets and the low points may have been compromised with the recent re-surfacing of the parking lot. Ponding occurs in one area and photos show that little or no curb height remains at the southeast corner of the lot. Without a curb height vehicles run the risk of moving too far forward and sliding down the slope to the south parking lot

Bypass water that does not get into the inlets overtops the curb and is creating erosion down to the south parking lot. Severe erosion is occurring at the southwest corner of the parking lot and has started to undermine the pavement subgrade.

Bookmobile loading dock:

Pavement at the bottom of the loading dock around the trench drain and at the bottom of the stairway shows severe cracking. Pavement at the bottom of the stairway is a safety hazard to anyone using them.

Accessible route from accessible parking spaces.

ADA requires a un-interrupted hand rail to be constructed along both sides of a ramp along an accessible route. The guardrail on the west side of the ramp does not have an appropriate handrail.

Handrails at exterior stairways:

ADA requires an un-interrupted hand rail to be constructed along both sides of a stairway or at intermediate locations for wide stairs. The guardrail on both sides of the stair and both sides of the intermediate locations do not have an appropriate handrail.

Accessible parking spaces:

ADA requires that accessible parking spaces be located as close to the door as possible with an accessible route to the doorway. Existing ADA spaces below the library may require re-location of the southwest space further north to get closer to the accessible ramp for the route to the front door. Also, four of the ADA spaces under the library do not have accessible parking signs for each space.

Failed sidewalk:

Sections of sidewalk under the library appear to have been damaged or exhibit un-safe cracking with poor curb edge conditions. Sidewalk joint on west side of library is a tripping hazard to pedestrians.



2.1B Recommendations:

The following repairs, renovations, and improvements are suggested at the site that serves the Bloomington Public Library. These correspond to the items and issues described above for this property. Replace deteriorated retaining wall units and guardrail. Current post penetration locations in treads to be abandoned and sealed after attempt has been made to remove staining. New posts to be cored drilled into new tread locations. Add required handrails to new guardrail system.

Remove bituminous surface, repair failed subgrade areas and overlay with new Hot Mix Asphalt (HMA) surface. Re-stripe parking spaces.

Remove and replace curb and gutter in areas that have settled, where the curb is significantly cracked or missing. New curb to be doweled into existing sections of curb to remain.

Replace bituminous pavement as mentioned above. If the sidewalk through the driveway is corrected for ADA slope requirements then the entire driveway should be replaced. The integrity of the sidewalk is sound and if not replaced, then only the cracked portions of the concrete driveway should be removed and replaced. New driveway to be doweled into existing sections of driveway/sidewalk to remain.

Remove sign posts and repair affected lawn area.

Remove and replace curb along the south line of the north parking lot and in areas where the curb has been damaged. Add inlets at existing ponding locations and connect to existing storm sewer. Repair all erosion areas on the slope down to the south parking lot. Remove inlets clogs and check storm sewer for blockages.

Remove and replace the pavement in the affected area.

Attach an un-interrupted hand rail on the existing guard rail on the west side of the ramp and add an un-interrupted hand rail to the wall on the east side of the ramp.

Attach an un-interrupted hand rail to the guardrails on both sides of the stair and intermediate locations.

Restripe the parking area to re-locate the ADA space as required and provide appropriate signage for each space. Remove and replace cracked areas of pavement.

Remove and replace failed sidewalk sections and curb. Remove and replace settled sidewalk panels to correct for tripping hazards.



2.2 Architectural │Interiors

2.2A Existing Conditions The existing Bloomington Public Library is a two story structure primarily constructed of precast concrete panels, cast in place concrete, and steel. The partially below grade first floor is comprised of approximately 24,250 sf of useable space with an adjacent open air parking area with accessible spaces. The useable areas include a mixture of spaces like building systems, employee work areas/offices, community rooms, and the library’s main digital/media services. These interior spaces are primarily constructed of masonry and metal stud walls. Interior finishes vary throughout the first floor spaces but are primarily as follows: paint (walls), carpet, ceramic tile, sealed concrete (floors), and either exposed structure or acoustical lay-in ceiling tiles (ceilings). Its exterior walls are a combination of cast in place concrete (below grade areas) and heavily textured concrete precast panels. The buildings main public and private (both employee and deliveries) entrances are located at this lower level and are accessible from the south, via S. East St. and S Prairie St. The approximately 28,250 sf second floor currently sits at the grade level of East Olive Street and houses the main book inventory of the library. It includes two adjacent outdoor patio spaces. Those spaces include adult services (fiction/nonfiction), children’s area, employee work areas/offices, and various private work rooms. In addition to these spaces a central open stair case provide general coordination between the second floor and first floor below. Two stair towers on the east and west sides of the library, provide egress from the second story down to the first story exterior grade. There is also egress access to E. Olive St. (to the north), which was once the main entry to the library. The second floor structure is a reinforced cast in place concrete deck supported by a series of reinforced cast concrete columns and beams. Interior spaces are constructed of similar materials to that of the first floor, with masonry and metal studs being the primary wall construction. Interior finishes vary throughout the second floor spaces too: paint (walls), carpet, ceramic tile (floors), and either gypsum board or acoustical lay-in ceiling tiles (ceilings), including some custom ceiling and wall treatments in the children’s area. While its exterior walls are the same heavily textured concrete precast panels used on the lower floor. The roof structure consists of a series of steel beams, columns, and bar joists that support rigid insulation that is covered with an asphalt rolled roof covering. The roof is slightly sloped in multiple directions to a number of internal roof drains and also provides space for roof top mechanical equipment and a large sky light that provides natural light to the library’s central stair. Since its conception in 1976 the library has had a variety of maintenance and improvement projects done to help enhance its performance/functioning and to adapt to the ever changing library needs. Most of the architectural enhancements have been program related to creating new spaces to support library functions, however there have been several to help improve the building envelope. See below for a brief list of interior and exterior improvements to date.

1998 Replaced Roof 2003 Converted Closed Stacks into Computer lab/IT offices 2006 Replaced several large windows on upper South wall 2006 Building Remodel 2011 Created North Patio 2011 Upgrade Community Room Kitchen



2011 Convert Office into Community Room Storage 2012 Replaced roof over west emergency stairwell 2012 Replaced roof drain over west emergency exit 2014 Replace large windows in WRR 2014 Outreach conference room 2014 Remove part of Circ desk/install swinging door 2014 Replace floor behind Circ desk

(Please reference Appendix B for a full list of past maintenance and improvement projects.)

Though there have been many improvements already done to the library, there appears to be a few areas of the library that could see some additional improvement. During the building assessment it was observed that several penetrations have occurred through fire rated walls that have not been properly sealed. These locations were primarily adjacent to the mechanical and electrical rooms on the first floor. Additionally on the first floor there were areas observed that didn’t have adequate exit signage, and where the egress path appeared to go through higher hazard spaces (occupancies). These locations were prominently around the IT office area and adjacent electrical/storage rooms. It was also identified that door hardware on door 156 appeared to include security devices on it, and did not swing in the proper direction. On the second floor in the main library area (south wall specifically) where the adult space and children’s area adjoin, there appears to not be access from one space to another. These two areas not being connected at this area causes some potential egress/access concerns. It was further observed that some water damage was apparent to the ceiling and wall in the electrical room 217, adjacent to the roof ladder. Upon observing the roof it appears to be in sound condition, however the roof is on the tail end of its life expectancy (17yrs old) and should be updated to an industry standard assembly (membrane roof) for low slope roofs in the future.

2.2B Recommendations The following recommendations correspond to the items and issues described above: All penetrations in fire rated walls should be sealed as required by code. Further it is recommended that the proper exit signage at all corridor intersections be

provided in order to provide proper exit wayfinding. At locations where door hardware and or door swings are prohibiting proper egress, the

door swings and or hardware should be modified to provide adequate egress. In areas where egress access is not continuous between spaces, provide the proper

opening(s) in order to not disrupt the means of egress. Where the water damage is present it’s recommended that the drywall be removed, and

the area be investigated. After investigation and resolution of the water infiltration issue, patch and repair the wall

finish to match the adjacent finishes. Many areas of the library have had the finishes (carpet, paint, ceiling tile) updated during

past improvement projects. However, it was observed in several areas that the finishes were worn and/or exhibiting stains.

It’s recommended that these finishes be replaced to match the newer finishes of the library.



2.3 Fire Protection

2.3A Existing Conditions The Bloomington Public Library is a fully sprinkled facility employing both a “wet system” protecting interior spaces, and a “dry system” which protects the covered parking areas located below the upper level on the building’s south side. 2.3B Recommendations Several of the sprinkler heads protecting the covered parking area are lacking proper escutcheons and consideration should be given to installing new (escutcheons are not critical to system operation).

2.4 Plumbing


The facility is served by a combined (domestic and fire) 6” water service which enters the lower level mechanical room at the northwest corner. A 2 ½” domestic cold water line branches from the incoming service through a meter then travels on to serve the various plumbing fixtures throughout the building. Domestic hot water is provided by a gas-fired, 75 gallon heater located in the southeast corner of the lower level mechanical room. This is an 80% efficient, atmospheric vent type heater which was manufactured in February of 2009. The domestic hot water system includes a circulating pump and circulating pipe loop such that hot water is readily available at all plumbing fixtures. Point of use thermostatic mixing valves are installed at lavatories and sinks throughout the facility which limit the temperature available at these faucets to prevent scalding as required by the Illinois Plumbing Code. Sanitary waste and vent piping appears to be a combination of cast iron and PVC from what could be visually observed. Domestic water distribution piping is of soldered copper material with external insulation. The vast majority of plumbing fixtures within the building were installed/replaced as part of the 2006 infill/renovation project.

2.4B Recommendations

The key components of the domestic water system (water heater, circulating pump) appear to be in good working order and are of recent installation based on the water heater fabrication label (02-25-09). The incoming domestic water service however is not equipped with a backflow prevention device as required by current code. Several toilet room lavatories identified as ADA accessible have not been provided with offset drain tailpieces and external insulation as required by current code.

To bring the current plumbing system into compliance with current codes it is recommended a backflow prevention device be installed at the incoming 2 ½” domestic water service.



To achieve compliance with current code regarding ADA, toilet room lavatory drains should be revised with offset tailpieces and exposed water and drain piping below the lavatory be externally insulated.

2.5 Heating Ventilation & Air Conditioning


The original 1976 building employs a system of variable volume “dual duct” mixing boxes creating various thermostatic zones throughout the facility. Each of these mixing boxes is equipped with a ducted “hot” and “cold” air inlet. These air terminals modulate the quantity of hot and cold air introduced to the terminal to provide a mixture of air that will properly condition the thermostatic zone they serve. All of these dual duct mixing boxes were upgraded and/or replaced in 2004. Both “hot” and “cold” conditioned air is supplied to the dual duct mixing boxes via a system of air distribution ductwork originating at a central air handling unit located in the lower level mechanical room. In 2004 this air handling unit was upgraded with new hot and chilled water coils, steam humidification, ultra-violet air purification, high-efficiency supply fan motor, and variable speed drives on both the supply and return air fans. Also in 2004 the original air-cooled condenser serving the air handling unit’s DX cooling coils was replaced with a new air-cooled 170 ton nominal ton rotary water chiller. This machine is located within an exterior area well on the building’s west side. New chilled water distribution pumps (primary and standby), air separator, expansion tank, chemical treatment, and chilled water piping interconnecting the air handling unit with the chiller were also installed at this time. In 2006 an infill/renovation project was undertaken to expand the library into what was formerly covered parking. This first floor infill area of the library is served by a gas-fired packaged rooftop unit. Variable volume air terminals equipped with hot water reheat coils are employed creating appropriate thermostatic zones within the lower level administration, checkout, and video display areas. In 2013 the facility’s original boiler system was upgraded by installing two (2) new gas-fired high efficiency condensing boilers. Each boiler is sized at approximately 60% of the total building demand. As part of the boiler project, the original gas-fired steam boiler serving the air handling unit humidification system was also upgraded to a gas-fired high efficiency steam generator. Also in 2013 the original Allerton Building automation software was upgraded to a new platform provided by Alpha Controls.


The overall condition and operation of the present HVAC system raises little concern as key components have been upgraded and/or replaced in recent years and have yet to reach what would be typically considered the middle of their “useful life expectancy”. With proper routine maintenance these systems can be anticipated to function properly for another 15-20 years.



At this time there are few if any major enhancements that would yield significant benefits to the overall performance of the HVAC system. Library staff have indicated areas of the building where airflow is perceived as “poor” but these can likely be addressed by simply rebalancing the quantity of air supplied by the variable volume terminals. It has also suggested the UV air purification system may not be as effective as anticipated. Again this may be a matter of simply upgrading or adding additional lamps within the air handling unit casing.

2.6 Electrical


The existing electric service to the library is 277/480V via a 500kVA Utility transformer with a rated ampacity of 601 amps from Ameren Illinois. The Utility transformer is located within the lower level, open air mechanical space. The Utility transformer then feeds a 1,200 amp, 277/480V, fused switchboard in the adjacent Electrical Room 140. This main switchboard is a Cutler-Hammer type I switchboard installed in 1977 and is original to the building but appears to still be in good physical condition with no visible rusting stains or physical damage. It contains a main section with ground fault protection and two distribution sections. There is (1) spare 200 amp switch and (2) spare 100 amp switches readily available. Blank space also exists to add additional switches. Switches and connector parts are still available for this main switchboard from Eaton. Eaton purchased Cutler-Hammer in 1978. In 2004, the existing motor control center (MCC) that supplies power to most of the mechanical systems, was removed and upgraded to a new three-section, 600A Eaton unit. Limited space is available in this MCC-1 for future mechanical loads. The Owner provided Farnsworth Group with 12 months of electric bills and it was determined that the maximum demand load since October 2014 was 255.2 kW. Assuming a 0.9 power factor and a 125% demand factor for existing loads as required by the 2014 National Electrical Code, this results in an estimated demand load of 355 kVA. With this estimate of existing load, it is estimated an additional 145 kVA or 130.5 kW, assuming a 0.9 power factor, of future load may be added to the existing Utility transformer. According to the local Ameren Illinois engineer, the Utility transformer may be increased in size to the maximum allowable size of 750 kVA if required by future loads, however Ameren would also require that the library relocate the transformer from its existing place in Mechanical Room 144 to an outside location in order to meet required vertical clearances. Relocating the transformer from its existing location would require excavation and trenching of new conduits between the electric service drop, the new transformer location and existing main switchboard location. The Owner would need to provide funding for the conduit/wire and underground site work while Ameren Illinois would cover the cost of upsizing the transformer. Approximately two-thirds of the existing panelboards throughout the building are also original, however some have been added or replaced, such as Panel M1 (adjacent to MCC-1) or Panel DD-1 (upper level electrical room). All panelboards appear to be in good condition with no visible corrosion. Newer model circuit breakers are still available from Eaton that will fit the existing Cutler-Hammer panelboards. The existing fire alarm panel is a Simplex 4005 zoned, hard-wired panel with the capability of expanding up to 32 zones. It is unlikely that the existing facility utilizes all 32 zones, so it



is assumed that there will exist adequate capacity capable of handling future expansion. Parts and service are still available for this panel with no plans for discontinuation. During the renovations in the past decade, a majority of the lighting throughout the building was replaced with energy efficient T8 lamps. It appeared that some of the lighting fixtures throughout the office and administration areas in the lower level (particularly Technical Services 131) may have been T12 fluorescent fixtures. All of the building mounted lighting and lighting throughout the open lower level garage areas have been converted to LED fixtures. Lighting control elements, such as wall-mounted occupancy sensors, ceiling mounted sensors, daylighting sensors or timing devices were not observed. With the exclusion of the exterior lighting, it appeared that most of the lighting controls were simple on-off toggle switches.


No manufacturer for circuit breakers, fuses, switches, panelboards or wiring currently requires a mandatory “end-of-life” date for product replacement. These products, if tested and maintained properly, could be used until physical deterioration is observed or until the product fails. Maintaining a clean, dry and climate controlled environment for all electrical equipment is the most important factor in prolonging equipment life. In regards to the main switchboard, it is recommended that all switches be given regular maintenance services such as, infrared scanning, cleaning, tightening of all lugs according to the manufacturer recommendations and exercising the switches to ensure proper operation. In regards to the panelboards, similar maintenance is recommended such as the exercising and testing of all circuit breakers per the manufacturer instructions, tightening of all wire lugs and terminals, removing all items out of the dedicated electrical clearance space, and verification of a clean and dry environment. Various other electrical recommendations are available in Appendix D.



3.0 Conclusion Farnsworth Group has been engaged to provide the Bloomington Public Library with a holistic and comprehensive ensemble of preliminary planning and design services regarding their flagship facility located in Downtown Bloomington, Illinois. These services include:

• Existing Building Assessment. • Long-Range Vision for the Future. • Program of Building Spaces & Amenities. • Conceptual Site Planning. • Conceptual Building Design.

The Existing Building Assessment portion of the preliminary planning and design services for the Library is included herein, while the results of the other four (4) tasks are (or will be) included elsewhere. Upon completion of all these tasks and efforts, the Library will have in-place a solid roadmap to guide the future development, evolution, and expansion of their flagship facility. After examining and assessing this Bloomington Public Library flagship facility, it can be said that this building has Excellent Bones, and remains as a substantial and highly functional building. This library; however, is in need of some reasonable upgrades, after forty (40) years of uninterrupted and highly useful service to the Greater Bloomington Community. These needed upgrades, noted herein, can be addressed via a rational and phased program of improvements. Farnsworth Group heartily encourages the development of such a program, as well as its implementation as soon as is feasible.



4.0 Appendices 4.1 Appendix A - 1976 Original Facility & 2006 Remodel Drawings

1976 Original Facility - Site Plan



1976 Original Facility – Lower Level Plan



1976 Original Facility – Main Level Plan



1976 Original Facility – Main Level Framing Plan



1976 Original Facility – Roof Framing Plan



1976 Original Facility – Lower Level Plumbing Plan



1976 Original Facility – Main Level Plumbing Plan



1976 Original Facility – Lower Level Mechanical Plan



1976 Original Facility – Mechanical Room Plan



1976 Original Facility – Lower Level Power Plan



1976 Original Facility –Main Level Power Plan



2006 Remodel Drawings – Site Development Plan



2006 Remodel Drawings – Lower Level Floor Plan



2006 Remodel Drawings – Upper Level Floor Plan



2006 Remodel Drawings – Lower Level Plumbing Plan



2006 Remodel Drawings – Main Level Plumbing Plan



2006 Remodel Drawings – Lower Level Ventilation Plan



2006 Remodel Drawings – Main Level Ventilation Plan



2006 Remodel Drawings – Lower Level Lighting Plan



2006 Remodel Drawings – Upper Level Lighting Plan



4.2 Appendix B - Past Maintenance & Improvement Projects

The Bloomington Public Library has conscientiously and consistently maintained its flagship facility located in Downtown Bloomington, Illinois. This is evidenced by the generally excellent state of repair and serviceability of this facility, as described in this report. And, it is also evidenced by the following informal listing of maintenance and upkeep projects completed by the Library since the turn of the current century. This listing, furnished by the Library, includes the name of each of those projects, the year of their undertaking, and the vendor or contractor who completed the work.

Date Project Vendor

1998 Replaced Roof Gates & Johnson Roofing

2004 HVAC Upgrade A & R

2006 Building Remodel Felmley Dickerson

2008 Replaced the VFD on AHU Wilcox Electric

2011 Created North Patio Cornerstone Construction

2010 Installed tracks lights in A/V area Emmett Scharf

2011 Replace overhang lights Emmett Scharf

2011 Replace lights in stairway Wilcox Electric

2011 Upgrade Community Room Kitchen Scott Fitzgerald

2011 Added decorative pole lights at back of parking lot Emmett Scharf

2011 Convert Office into Community Room Storage Spencer Construction

2011 Waterproofing/repair bldg joints/and apply sealant Western Wateproofing

2012 Installed Irrigation Tri‐County Irrigation

2012 Replaced emergency lights in emergency stairwell Weber Electric

2012 Replaced lights at garage entrance on sofit Emmett Scharf

2012 Replaced roof over west emergency stairwell Wayne Cain Advance

Roofing

2012 Replaced rood drain over west emergency exit Union Roofing

2012 Install fencing on west side Hohulin Fencing

2013 Wiring to create DML Weber Electric

2014 Replace heads on decorative pole lights Weber Electric

2014 Replace large windows in WRR McLean Co Glass

2014 Outreach conference room Tarter Construction

2014 Parking lot resurfaced McLean Co Asphalt

2014 Remove part of Circ desk/install swinging door Spencer Construction

2014 Replace floor behind Circ desk Carpet Weavers

2014 Replace RTU Controls Alpha Controls

2014 Added wiring in Wetzel RR (for Brd mtgs) Weber Electric

2015 Added a humidity control and sensor on AHU Alpha Controls

2015 Replace compressor # 1 Johnson Controls

2015 Replace lights in garage Weber Electric

2009 Replace Large Windows in AS McLean Co Glass

2003 Converted Closed Stacks into Computer lab/IT offices Stelle Construction

2010 Changed Circ Manager's office & Added Sorter Felmley Dickerson

2006 Replaced several large windows on upper South wall



4.3 Appendix C - Exterior Photos

Deteriorating wall units and guardrail at south stair to lower parking

South Exterior Stair │ 01

Deteriorating wall units and guardrail at south stair to lower parking.

South Exterior Stair │ 02



Damaged bituminous surface in parking lot.

Parking Lot │ 03

Curb and gutter has settled in several areas of the lower parking area as shown here.

Parking Lot │ 04



The sidewalk at the lower parking lot drive way does not meet ADA The integrity of the sidewalk is sound and if not replaced, then only the cracked portions of the concrete driveway should be removed and replaced.

Sidewalk │ 05

Remove sign posts and repair affected lawn area

Lawn Area│ 06



Remove and replace curb along the south line of the north parking lot and in areas where the curb has been damaged.

Parking Lot Curb │ 07

Add inlets at existing ponding locations and connect to existing storm sewer. Repair all erosion areas on the slope down to the south parking lot. Remove inlets clogs and check storm sewer for blockages.

Erosion Control │ 08



Remove and replace the pavement in the affected area.

Pavement │ 09

Attach an un-interrupted hand rail on the existing guard rail on the west side of the ramp and add an un-interrupted hand rail to the wall on the east side of the ramp.

Accessible Ramp │ 10



Attach an un-interrupted hand rail to the guardrails on both sides of the stair and intermediate locations.

Handrails │ 11

Restripe the parking area to re-locate the ADA space as required and provide appropriate signage for each space. Remove and replace cracked areas of pavement.

Parking Lot Striping │ 12



Consideration for LED area lighting is recommended to provide energy savings as well as reduced maintenance costs.

Exterior Lighting │ 14

Remove and replace failed sidewalk sections and curb.

Parking Lot Striping │ 13



The exterior precast panel façade is showing signs of surface rust. Recommend repairing effected areas of panels that are exhibiting rust to limit any cracking, spalling, or delamination of concrete.

Exterior Facade │ 16

Several areas of the ceiling were exhibiting cracking. Recommend repairing effected areas as required.

Covered Parking │ 15



The roof is overall in good condition but beginning to show signs of aging. The roof is over 17 years old and will most likely need to be replaced in the next couple of years.

Roof │ 18

The roof is overall in good condition but beginning to show signs of aging. The roof is over 17 years old and will most likely need to be replaced in the next couple of years.

Roof │ 17



4.4 Appendix D - Interior Photos

Recommend caulking (fire caulk as required) all penetrations through mechanical room walls, ceiling, and floors.

Mechanical Rm135 │ 01

Recommend sealing surface cracks located on face of concrete masonry.

Electrical Rm 140 │ 02



Provide cover plate at exposed electrical outlet.


Existing exit door doesn’t appear to swing in the direction of egress. Also the proper accessible push pull clearances don’t appear to be met.

Corridor 156 │ 04



Provide adequate exit signage at corridor intersections and egress doors.

Corridor 158 │ 06

Existing floor finishes are exhibiting ware and staining, recommend replacement of finish with a “tiled” carpet system that can be removed, cleaned, and or replaced separately.

Work Rm 134 │ 05



Workroom 134 appears to have an exit through the adjacent electrical room. Exit corridor may need to be provided through a higher hazard space.

Workroom 134 │ 07

Provide under sink pipe guard at exposed pipe locations.

Staff Toilet Rm│ 08



Existing coffered ceiling appears to have minor surface cracks on the finish. Recommend repairing accordingly.

Adult Collection │ 09

Recommend opening children’s and adult’s section to one another to enhance egress throughout the space.

Adult/Child Collec. │ 10



Repair wall finish in adjacent to roof access due to apparent water infiltration.

Elec./Tel. Com. 217 │ 11

Provide additional egress signage that is clearly visible from all areas in the collections area.

Adult/Child Collec. │ 12



Exhaust fan EF-4 located within elevator machine room and within close proximity of elevator motor. Relocate controller to area with 3 feet working clearance. If EF-4 does not serve the elevator, relocate controller outside the elevator room.

Elevator Mach. 136 │ 14

Existing Panel MM does not meet the National Electrical Code requirements for dead front construction. Provide blank covers to conceal exposed bus bars.

Electrical Rm. 140 │ 13



Dedicated working space of 3 feet* is required in front of all electrical equipment. Remove all storage items in front or electrical equipment and on top of transformers. * 3 feet is the minimum required working space required. Refer to NEC Table 110.26(A)(1) for each installation.

Electrical Closets │ 16

Existing Panel DD, circuits 22-24 provides a 2-pole circuit breaker to a copy machine. Breaker ties shall be identified and approved for use by the circuit breaker manufacturer. In addition, multi-pole breakers must be dual rated for the phase-to-phase voltage. A survey of all multi-pole circuit breakers is recommended to verify acceptable voltage ratings and all methods of breaker ties are approved by the manufacturer.

1st Flr. Elect Closet │ 15



Panel MDP is missing cover screws for parts that were previously removed to add new circuit breakers. Provide new screws and field check all existing electrical equipment for adequate cover screws.


Main stairwell lighting fixtures appear to have lamps failing or burned out. Fixtures are in an inconvenient place to continually change lamps. Recommend upgrading to a long life LED fixture.

Stair C │ 17



The existing lighting controls throughout the building are manual wall switches. The open upper floor also consists of manually operated day lighting zones. Converting small offices, storage rooms, restrooms and closets to occupancy sensing devices could lead to energy savings over a period of years.

Lighting Controls │ 19

bloomington ublic ibrary existing building … › building › ...existing building assessment 7...

Documents