RE-USE STUDY for the FORMER CARNEGIE LIBRARY BUILDING

PREPARED BY

WITH

20 MAY 2010

I A M S C O N S U L T I N G , L L CS O T A C O N S T R U C T I O N S E R V I C E S , I N C

W A T S O N E N G I N E E R S

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MEP FEASIBILITY REPORT

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INTRODUCTION

HISTORY

THE NEW HAZLETT THEATER

THE CHARM BRACELET PROJECT

LIBRARY RELOCATION

EXISTING CONDITIONS

CODE REVIEW

GROUND FLOOR PROGRAM

FIRST FLOOR PROGRAM

SECOND FLOOR PROGRAM

OVERVIEW

IMMEDIATE PROJECTS

SHORT TERM PROJECTS

LONG TERM PROJECTS

CONCLUSION & NEXT STEPS

CODE REVIEW

CONTENTSRE-USE STUDY

for the FORMER CARNEGIE LIBRARY BUILDING

PROJECT COMMITTEE

Sara Radelet, Executive Director, The New Hazlett Theater

Tom Sokolowski, The Andy Warhol Museum; the Board of the New Hazlett Theater

Chris Siefert, Deputy Director, Children’s Museum of Pittsburgh

Andrew Dash, Senior Planner, Department of City Planning, City of Pittsburgh

Andrea Lavin Kossis, Community Project Services Manager, Community Design Center of Pittsburgh

Ray Klimko, Facilities Management, City of Pittsburgh

Ron Graziano, Director of Facilities Development, Carnegie Library of Pittsburgh

Dave Bjornson, Technical Director, The New Hazlett Theater

Melinda Pietrusza, Project Coordinator, The New Hazlett Theater

LOYSEN + KREUTHMEIER ARCHITECTSKaren Loysen, principal

Peter Kreuthmeier, principal

Dave Green

Sallyann Kluz

Jennifer McCarthy-Lovell

This project was supported by the generous contributions of the Community Design Center of

Pittsburgh, Design Fund.

BACKGROUND

ANALYSIS

RECOMMENDATIONS

BUILDING PROGRAM

SUPPLEMENTAL DOCUMENTS

APPENDIX

THE RE-ENVISIONED LIBRARY:

PROGRAMMING GOALS

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In 2009, after the permanent relocation of the Carnegie

Library of Pittsburgh - Allegheny branch facility and the

announcement that the remaining library functions would

be relocated by the end of 2010, it became clear to the

New Hazlett Theater (NHT) and the City of Pittsburgh

that the lack of occupancy of the former library would be

detrimental for the remaining tenants as well as for the

City. The City expressed interest in partnering with the NHT

to develop a plan for adaptive reuse of the full building,

including the addition of new tenants. With that in mind, the

NHT, in partnership with the Community Design Center of

Pittsburgh (CDCP) developed a Request for Proposals to seek

an architect to study the former library building, review its

mechanical and structural systems and explore multi-tenant

use options. Loysen + Kreuthmeier Architects was retained in

December 2009 to complete this study.

Key stakeholders - representatives from the City and

neighborhood cultural institutions - formed a Project

Committee for the study. All are looking for the successful

and sustainable reuse of the building. Representing these

stakeholders are:

Department of City Planning: Andrew Dash, Senior Planner

Community Design Center of Pittsburgh: Andrea Lavin

Kossis, Community Project Services Manager

City of Pittsburgh: Ray Klimko, Facilities Management

Carnegie Library of Pittsburgh: Ron Graziano, Director of

Facilities Development

The Andy Warhol Museum (also, representing the Board of

Directors of the NHT): Tom Sokolowski

Children’s Museum of Pittsburgh: Chris Siefert, Deputy

Director

The New Hazlett Theater: Sara Radelet, Executive Director

The New Hazlett Theater: Dave Bjornson, Technical Director

The New Hazlett Theater: Melinda Pietrusza, Project

Coordinator

The Project Committee met regularly with the consultant

team and shared their vision for the building. The Project

Committee hosted a series of three community meetings to

gather input to the project and to invite the public to share

their vision for the re-use of the building.

This report is divided into the following components:

• Background, including a brief Building History and

background on the key stakeholders involved in the

building;

• Analysis, including existing Conditions and overviews

of the Mechanical Equipment Report and Building Code

Review (provided as appendices to this report);

• Program, including Goals for the Re-Envisioned Library

and a fl oor-by-fl oor review of the proposed program;

• Building Improvement Recommendations, including

those for Immediate, Short Term, and Long Term

Implementation; and

• A summary of Conceptual Cost Estimates for Building

Improvements is provided as a separate document.

INTRODUCTION: PARTNERSHIP TO STUDY REUSE OF THE FORMER LIBRARY.

2FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

ORIGINALCARNEGIE

MUSIC HALL

ORIGINALCARNEGIE

FREE LIBRARY

1914ADDITION

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Key Plan : Original LibraryA LobbyB Delivery RoomC South Reading RoomD Trustee’s RoomE WorkroomF StacksG Librarian Offi cesH StacksI Expanded Stacks (1914)J Reading Room (1914)K Light WellL Theater Back-of-House

above left: View of the Carnegie Free Library at the corner of Federal Street and East Ohio Street

right: Footprint of the original Library, including 1914 addition

HISTORY OF THE CARNEGIE FREE LIBRARY BUILDING.

Originally known as the Carnegie Free Library and

Carnegie Music Hall, this historic building complex is

located at what was the heart of Allegheny City. The

building complex was designed by architects Smithmeyer

and Pelz, who were also responsible for the Jeff erson

Building of the Library of Congress in Washington, D.C.

Andrew Carnegie fi nanced the construction of the

library and gave the facility and the adjacent music hall

to Allegheny City with the stipulation that the local

government be responsible for funding the facility,

including its operations and upkeep. Dedicated on

February 20, 1890, the Carnegie Free Library of Allegheny

became the fi rst publicly-funded Carnegie Library in

America.

Typical of libraries of its era, the Carnegie Free Library was

originally designed as a series of grand public Reading

Rooms with closed Book Stacks that were accessible

only to library staff . Each Reading Room had its own

Circulation Desk and staff . On the First Floor, the Library

was entered from Federal Street (now pedestrian only).

Visitors entered through the main Lobby, which featured

a grand marble staircase to the Second Floor, then on to

the entrances of both the Library and the Trustees’ Room,

which was located in the base of the Clock Tower.

The Ground Floor spaces were organized around the

Delivery Room, with the closed Book Stacks located to

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top: View of the original Second Floor Reading Roommiddle: The Second Floor of the 1914 Additionbottom: View of the expanded Second Floor Reading Room, circa 1914

the north and a public Reading Room to the south (later

becoming the Children’s Reading Room). The Delivery

Room featured a large carved wood fi replace, above

which hung a portrait of the library’s benefactor, Andrew

Carnegie. Librarian’s offi ces fl anked the fi replace. The

skylight was comprised of metal scrollwork supporting

simple glass lites. The upper walls of the Delivery Room

featured plaster relief decoration that highlighted the

names of prominent American authors, including those

of Nathaniel Hawthorne, Washington Irving, Henry

Wadsworth Longfellow, Ralph Waldo Emerson, Benjamin

Franklin, and Harriet Beecher Stowe. Structural book

stacks were located behind the fi rst fl oor circulation

desk, adjacent to the light well between the Library and

Theater. Additional stacks were located along the western

side of the building. In 1914, renovations reconfi gured

the marble staircase and added a new centralized

circulation desk in the Lobby, combining the services that

had previously been provided on multiple fl oors. Also,

to the north, an addition expanded the First Floor stack

areas and added a new public stack and reading room

with mezzanine.

On the Second Floor, the Library was organized around its

Reading Room, which featured an elaborate stained glass

skylight. Structural book stacks were located to the east

of the Reading Room, adjacent to the light well. Similar

to the First Floor, as part of the 1914 renovation, a new

public stack and reading space, including mezzanine, was

added to the north side of the building. From the Second

Floor lobby, a broad stair led up to a Lecture Hall and then

on to the Clock Tower.

After the annexation of Allegheny City by the City of

Pittsburgh in 1907, the Carnegie Free Library of Allegheny

remained separate from Carnegie Library of Pittsburgh

for some time. It was not until 1956 that the library

became part of the larger Carnegie Library of Pittsburgh

system, while building ownership remained with the

City of Pittsburgh. The urban fabric around the Library

building was signifi cantly altered during the 1960’s urban

redevelopment, with the closing of Federal and East Ohio

Streets to make a pedestrian mall and sunken plaza. The

library building and theater were extensively renovated in

the early 1970’s, which included the removal of much of

the historic fabric of the library and music hall, including

the original marble staircase, the fi replace, stained glass

skylights, the theater’s pipe organ, and wood and plaster

moldings throughout. Based on reports of the building

condition prior to the renovations, it is likely that these

elements had deteriorated signifi cantly with time, and

that costs associated with restoration would have been

prohibitive. Two new elevators were installed at this

time, a new enclosed stair tower was constructed on the

northern face of the building, and the interior footprint

of the Clock Tower was adapted to serve as an additional

stair tower to meet egress requirements. One area of

structural stacks, adjacent to the central light well, was

removed and replaced with a permanent structural

fl oor, signifi cantly increasing the size of the Second Floor

Mezzanine. Also at this time, a portion of the Ground

Floor of the building was renovated to become a Senior

Center, operated by the City of Pittsburgh’s Citiparks

program.

As library use patterns changed over the years and the

facility operated as a branch of the CLP system, the public

functions of the library were concentrated to the fi rst

fl oor of the building. The Second Floor of the building

was used primarily as the Allegheny Depository for the

CLP’s Iron and Glass and Pennsylvania Collections. The

Carnegie Library of Pittsburgh – Allegheny Regional

continued to operate in the building until April 2006,

when a lightning strike toppled a portion of the stone

clock tower, sending massive stone blocks crashing

through the facility’s mechanical equipment and the

ceiling of the original Lecture Hall. Damage was extensive

and the library was forced to close to the public.

above: The original Marble Stair, circa 1890middle right: The original Delivery Room, circa 1890far right : Structural Stacks, circa 1890

4FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

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Renovated as part of the 1970’s project, the Carnegie Music

Hall was rededicated the Theodore Hazlett Theater in the

1980’s and served as the home to the Pittsburgh Public

Theater (PPT) until the late 1990’s, when PPT relocated to

downtown Pittsburgh. The theater was operated as a rental

venue for several years by the City of Pittsburgh, but theater

supporters and members of the community realized that the

operation of a theater was outside the scope of the City. A

new non-profi t entity was formed to lead the redevelopment

of the theater, and in 2006, the newly rehabilitated

performance space was rededicated as the New Hazlett

Theater (NHT).

The NHT is a non-profi t organization founded with a mission

to cultivate the arts and provide a venue for world class

and neighborhood cultural events. The theater supports

live theatrical productions, dance performances, and music

events for both touring and local companies. With seating

for audiences of 300 – 500, the Theater provides a signifi cant

addition to the Northside’s cultural district, which includes

the Children’s Museum, the Andy Warhol Museum, and the

Mattress Factory, among others.

THE NEW HAZLETT THEATER. The New Hazlett Theater hosts a wide range of productions throughout the course of the year.

top: Pittsburgh Musical Theater’s production of “Jesus Christ Superstar”middle: The Last Poetsbottom: Pittsburgh International Festival of Firsts

photo credits: The New Hazlett Theater

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Begun in 2006 as a way address the problem of community

fracture on the Northside, the Charm Bracelet Project

has developed into a network of cultural, educational,

and recreational organizations transforming traditional

understandings of how institutions make community

impact. From their “Statement of Purpose” , the group works

collectively to foster a vibrant, attractive and accessible

Northside that is unifi ed by visible, lasting connections

between organizations and amenities. Participating

organizations include: the Children’s Museum of Pittsburgh;

the Andy Warhol Museum; the New Hazlett Theater;

Carnegie Library of Pittsburgh; The Mattress Factory; Artists

Image Resource (AIR); the National Aviary; Allegheny

Commons Initiative; Carnegie Science Center; City of

Asylum; Manchester Craftsman’s Guild; The Pittsburgh

Project; Northside Leadership Conference; Photo Antiquities

Museum; Saturday Light Brigade; Sarah Heinz House;

Venture Outdoors and others.

The Charm Bracelet Project has initiated a number of

activities within the Northside. Among these activities

have been the development of a microgrant program to

support “creative, imaginative and collaborative projects

that positively impact the Northside and advance the

goals of the Charm Bracelet Project.” Projects funded to

date include: public art; mentoring for young women at

local schools; outdoor activities, such as kayaking on Lake

Elizabeth and guided bike tours; writing clubs; and a variety

of educational workshops, classes and activities to engage

residents in the fabric of the Northside communities. In

addition to these initiatives, many of the partners are

engaged in larger projects. Among these projects are plans

for the Revitalization of Allegheny Public Square, the public

park space immediately adjacent to the former Carnegie

Free Library, New Hazlett Theater, and Children’s Museum

buildings. This project is being led by the Children’s Museum.

It is the energy of the collaborative spirit of the Charm

Bracelet Project that lead to interest in the building project

for the former Carnegie Library.

THE CHARM BRACELET PROJECT.

Programs sponsored by the Charm Bracelet Project include:

top left: “Chalk Shoes”, public art by Julia Mandlemiddle left: Design for Federal Street Underpass by Paula Scherbottom left: “Where is Allegheny City?” neighborhood treasure hunt

top middle : Community Art Lab participantsbottom middle : kayaking on Lake Elizabeth

photo credits: The Charm Bracelet Project

below: The Charm Bracelet Project Partners

6FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

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Faced with extensive repairs due to a lightning strike in

2006, as well as an aging facility that no longer met the

needs of a modern library, Carnegie Library of Pittsburgh

made the decision to construct a new branch library

two blocks north of the original facility. Since the branch

relocation and repair of the lightning-caused damage,

the former library building has continued to serve as the

Allegheny Depository. Carnegie Library of Pittsburgh’s

lease for the building will expire at the end of 2010, at

which time the Library will have completed the relocation

of the collections housed there.

LIBRARY RELOCATION.

top: Stone from the Clock Tower crashed through the Library roof with the lightning strike, destroying the Library’s two pri-

mary HVAC units and causing signifi cant roof damagebottom : Partial interior damage from the lightning strike

Water damage on the interior of the building occurs primarily at corners where fl ashing and gutter systems have deteriorated with age. The exterior turret is located at the construction joint between the original Library building and the 1914 addition.

The 1970’s renovation added the North Stair Tower to provide a second means of egress from the First and Second Floors and their mezzanines.

The 1970’s windows have begun to fail in many locations; a lack of thermal break in the system allows condensation to occur in the walls, damaging intetior fi nishes.

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This robust, granite-clad building remains the sturdy edifi ce

it was when originally dedicated in 1890. The 1914 addition,

which runs the length of the building along its north side,

is barely discernible from the original structure. The original

construction, typical for its day, uses heavy masonry bearing

walls with vaulted masonry fl oors and concrete topping

slabs. At clear-spanned rooms, steel beams support the

vaulted masonry fl oors. Steel trusses support the roof,

with cross purlins serving to brace the trusses and enable

hanging of the slate roof shingles. Gutters and downspouts

are copper and appear to have been repaired/replaced in

the 1970’s renovation. The roof has been well maintained

over the years and is currently in good condition, with a few

exceptions at fl ashing and scupper conditions. Generally, all

of this original exterior construction is in excellent condition.

In the 1970’s renovation, original wood windows were

removed. Some of the windows were replaced with

aluminum, single-glazed units. These windows are the

source of numerous leaks and condensation-based damage

throughout. Other existing openings were infi lled with metal

studs and a cement stucco fi nish.

One of the most signifi cant issues with the building exterior

is insuffi cient storm water management, particularly in the

central light well. Here, rain leaders from large upper roofs

deposit rainwater onto the lower roof. There are insuffi cient

roof drains to handle this amount of water and no overfl ow

mechanism in the event that the drain is clogged.

Around the building, there are other water infi ltration issues

requiring attention. On the east side of the building, the

1970’s theater terrace has water infi ltration problems, which

render the rooms below the terrace unusable. At the north

side of the building, where fi nish grade is precisely at the

window sill level, there is water infi ltration at the sills, which

is damaging interior fi nishes.

The former Carnegie Free Library building is an historic

landmark, designated by the City of Pittsburgh in 1974.

As such, any exterior modifi cation to the building that can

be seen from a public right-of-way will require approval

by the City of Pittsburgh’s Historic Review Commission

(HRC), including demolition, window replacement, new

construction, and additions. The HRC does not review

building interiors or the use of the property.

EXISTING CONDITIONS : EXTERIOR OF THE BUILDING.

View of the roof over the Second Floor Reading Room; the slate roof is generally in good condition for its age, but is diffi cult to maintain and repair due to its steep slope and lack of access.

View of the roof at the bottom of the Light Well, located between the Theater and the Library. Note the windows that have been infi lled over the years. Due to a lack of drainage, the Light Well fi lls with water during severe rains, causing fl ooding in the adja-

cent First Floor and the Ground Floor rooms below.

left: The elegant entrance to the former Library does not provide an acces-sible approach to the building.

above: The entrance to the Ground Floor Senior Center also serves as the

accessible entrance to the former Library building

8FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

AN

ALYSIS The former Library building underwent

an extensive renovation in the early 1970’s. These renovations included the removal of many of the interior historic details, which had deteriorated over 80 years of public wear and tear. With the exception of the Ground Floor, the main spaces of the Library were maintained, although their character was heavily altered. There have been minimal updates to the Library building since the 1970’s.

INTERIOR EXISTING CONDITIONS

View down the main corridor of the existing Senior Center (C); smaller meeting rooms (D) are defi ned by glass partitions

View of a perimeter room in the Senior Center (E); high windows at the perimeter let in daylight

The shared Mechanical Room (L) in the Ground Floor serves both the Library and Theater buildingsView of the Theater’s west corridor (P); the stone foundation wall on the left is part of the fi re separation between the Library and Theater

The former Staff Room in the Library (F)

In the former Staff Lounge in the Library (F)

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The Ground Floor of the former Library building is currently

occupied by a combination of the Citipark’s Senior Center,

an offi ce suite/recording studio for the New Hazlett Theater,

shared Mechanical Rooms, and staff lounge and storage

spaces that formerly served the Library. As the basement

for the building, it is characterized by heavy masonry walls

and arched arcades supporting the structural above. The

ceilings are comprised of shallow barrel vaults, supported

by small steel members. The Ground Floor extends about 5

feet above grade for the most part, allowing it to have high

windows in the perimeter spaces on the south, west and

north faces of the building. The overall plan consists of mid-

sized spaces that are connected through the arched arcades

of the foundation. Unlike the First and Second Floors of the

former Library, the layout of the Ground Floor permits it to

be readily arranged around circulation corridors that can

provide access to diff erent spaces without having to pass

through other rooms.

The Ground Floor provides the only accessible route (A)

into the Library building, by way of a ramp constructed

in the 1970’s renovation. From this ramp, one enters the

Senior Center and then proceeds to the Main Elevator (B)

to get to the First and Second Floors. Due to the current

confi guration, the Main Elevator is not accessible when the

Senior Center is closed.

In the Senior Center, the fl oor had been excavated in the

1970’s in order to install new ductwork below the fl oor, and

quarry tile installed as the fi nished fl oor. Rooms (D) were

created within the Senior Center with sliding glass partitions

and gypsum studwall construction. A portion of the Senior

Center extends below the Theater. Windows are located

along the southern wall of perimeter rooms, with additional

rooms located to the interior of the footprint.

The Library portion of the Ground Floor includes the former

Staff Lounge (F) at the west wall, and interior storage spaces

(G). At the northwest corner of the building, Structural

Stacks (H) extend up into the First Floor. The Circulation and

Plumbing Core (I) houses a small elevator.

Although it is part of the Theater, a Recording Studio (J)

is currently located in the Library building’s footprint.

There does not appear to be a completed fi re separation

between the Theater and the former Library in this area, or

at all locations where the Senior Center extends below the

Theater.

A shared Loading Dock (M) is located on the northern face of

the building and is heavily utilized by the Theater.

A shared Pump Room (K) houses the entry for the steam

and chilled water system and is maintained primarily by the

City. Equipment in the Mechanical Room (L) serves all three

tenant spaces and is maintained by the City.

GROUND FLOOR.

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

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Key Plan : Ground Floor

Senior Center

New Hazlett Theater

Former Library

A Accessible EntranceB ElevatorC Senior Center CorridorD Senior Center Meeting RoomE Senior Center Perimeter RoomF Staff LoungeG Collection StorageH Structural StacksI Circulation & Plumbing CoreJ Recording StudioK Pump RoomL Mechanical RoomM Loading DockN North Stair TowerP Theater Corridor

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

A

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F G

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10FORMER

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The First Floor Lobby (C) The former Delivery Room (D)

View of the former Children’s Reading Room (F) View of the former East Stacks (H)

First Floor North Reading Room (K) Details of the Structural Stacks (J)

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On the First Floor, the original marble staircase was removed

in the 1970’s in order to install a public Main Elevator (B)

that serves the Ground Floor, First Floor, and Second Floor.

Quarry tile was installed over the original fl ooring, the

ceiling lowered to accommodate ductwork, and the original

columns were furred out. Suspended fl uorescent light

fi xtures were installed. A new metal stair was installed in the

base of the Clock Tower (E), where the former Trustee’s Room

had been located. This stair (referred to as the Orange Stair

due to its color), connects the First Floor to the Second Floor

and Lecture Hall. Windows installed in the 1970’s renovation

have deteriorated and plaster damage, due to water

infi ltration at the windows and roof fl ashing, is signifi cant

along the front (west) wall of the Lobby (C). Many of the

1970’s windows along the front façade have cracked or been

damaged over time.

The former Delivery Room (D) was renovated to retain the

skylight, although the lower layer of decorative glass that

originally fi ltered the light was removed and the original wire

glass of the upper skylight is exposed. Due to cracks from

age and deterioration, the majority of the glass needs to be

replaced. It appears from the 1970’s renovation construction

drawings that some of the original detailing of the room

may still be in place, although concealed by the furred out

walls and columns. The original fi replace was dismantled

and toilet rooms (G) installed in the former Librarian Offi ce

locations. The toilet rooms are not compliant with current

ADA code requirements and the Library has reported that

there are on-going maintenance issues with them. The east

wall of the Toilet Rooms abuts the Theater’s Lobby. It appears

that there was originally a connection to the Theater in this

location.

The Children’s Reading Room (F) retains some of the original

detailing at the ceiling, which was not impacted by the

1970’s renovation. The lower walls were furred out and fabric

panels extend from the fl oor to approximately seven feet

above the fl oor. An original opening in the east wall of the

room was infi lled in order to create a First Floor separation

between the Library and the Theater. A door in this wall

currently connects the former Library to the Theater’s Lobby

via a narrow corridor.

The original East Stacks (H) of the Library open onto a light

well (M) that is located between the Library and the Theater.

The Library and Theater have both reported signifi cant

water issues with the Light Well due to the lack of suffi cient

roof drains; in severe weather, water quickly builds up and

overwhelms the drains. Storms in 2009 resulted in over 3 feet

of water up against the windows, causing interior fl ooding

both in the First Floor and the Ground Floor when water

went over the height of exhaust vents from the Mechanical

Equipment Room below.

The North Reading Room (K) retains much of its original

detailing, although the wood has been coated with a

textured plaster or paint. The First Floor Mezzanine (N) is

currently inaccessible to persons with mobility disabilities,

and has a low ceiling height.

Along the interior of the front of the Library (west wall), the

original Structural Stacks (J) remain. This includes wood

and cast iron stacks dating from the original construction

of 1890, as well as cast iron and glass stacks from the 1914

expansion. In the northwest corner, the iron and glass stacks

begin in the Ground Floor below and extend up three levels

to the First Floor Mezzanine. The Structural Stacks do not

meet ADA requirements and are only accessed from the First

Floor Mezzanine.

Carpet was installed throughout the main public and staff

spaces of the First Floor with the exception of the Lobby and

Structural Stacks. It appears that a new subfl oor coating was

installed over the existing fl ooring throughout and carpet

installed on top of that coating. Remnants of the original

mosaic fl oor may remain in the former Delivery Room and

other spaces.

FIRST FLOOR.

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

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NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

First Floor First Floor Mezzanine

Key Plan : First Floor

New Hazlett Theater

Former Library

A Main Entrance (not accessible)B ElevatorC LobbyD Former Delivery RoomE Orange StairF Former Children’s RoomG Toilet RoomsH Former East StacksI Offi cesJ Structural StacksK North Reading RoomL Plumbing & Circulation CoreM Light Well (Exterior)N First Floor MezzanineP North Stair Tower

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

A

B

CD

E

F

G

H

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J

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K

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M

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Existing Second Floor Elevator Lobby (B)

Existing Second Floor Lecture Hall (J)

Second Floor Northeast Reading Room as seen from Mezzanine (N)Second Floor Reading Room (D)

View of the Second Floor Northwest Reading Room (F) as seen from the Mezzanine

Second Floor Northeast Reading Room (G)

View of the Stack Room (I), located directly above the Theater’s backstage

View of the Second Floor Stacks (E) looking towards the Light Well (M)

Looking toward the Orange Stair (K) in the Second Floor Lobby (A)

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The Second Floor can be accessed either by the Orange Stair

(K) or the Main Elevator (B). The elevator opens into a Second

Floor Lobby (A) which was where the original marble stair

formerly ended. Men’s and Women’s toilet rooms (C) are

located off the Lobby, but do not meet ADA requirements.

The Lobby opens into the Second Floor Reading Room (D).

In this room, the original upper skylight remains, but the

decorative stained glass of the lower layer was removed.

Similar to the First Floor skylight, the glass in this structure

is cracked and shows signs of leaks. A large bulkhead

was constructed in the center of the skylight below the

roof ridge to run ductwork through the space from the

Mechanical Attic. Windows in this room show similar signs

of deterioration as on the First Floor. Interior windows that

originally provided ventilation between this room and the

East Stacks have been infi lled.

The Northwest Reading Room (F) includes the construction

joint between the original building and the 1914 addition. At

this joint, there is water-related damage due to ice and snow

build up at the exterior fl ashing. This will need additional

investigation in order to verify the condition of the steel

supporting the roof. The columns and plaster detailing

of the original construction have either been removed or

covered over in both of these rooms.

In addition to the expansion of the Northwest Reading

Room, the 1914 addition included adding a new Northeast

Reading Room (G). The Northeast Reading Room includes a

Second Floor Mezzanine (N). This Mezzanine is not accessible

to persons with mobility disabilities, but has a standard fl oor

to ceiling height. In addition, the Second Floor Mezzanine

includes a room adjacent to the Light Well (M) that was

formerly comprised of structural stacks. The Reading Room

and the Mezzanine that encircles it still retains much of the

original detailing, although it is fairly simple in nature and

has been painted over.

To the east of the Northeast Reading Room, there is a tall

Stack Room (I) that is located directly above the Backstage

area of the Theater. There is access to the Theater’s back-

of-house stair from this room. The windows and corners of

this room also show water damage from a combination of

window failure and fl ashing failure at downspout locations.

Lecture Hall

The Library’s Second Floor Lecture Hall (J) is located above

the Lobby, accessed by the Orange Stair (K). This room

includes a tiered fl oor that is lowered to the middle to

form an amphitheater-like confi guration. In the 1970’s

renovations, the ceiling was lowered and an original balcony

removed. Windows on the north and south sides of the

room were infi lled. The walls along the north side of the

room feature heavy slate chalkboards while the rest of the

room has a carpet-like wall covering. The Lecture Hall is also

connected to the Theater’s Lobby Stair (L).

SECOND FLOOR.

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

00 5 10 15 20 FT

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

Second Floor Second Floor Mezzanine

Key Plan : Second Floor

New Hazlett Theater

Former Library

A Second Floor LobbyB ElevatorC Toilet RoomsD Second Floor Reading RoomE Second Floor StacksF Northwest Reading RoomG Northeast Reading RoomH Plumbing & Circulation CoreI Stack Room (above Theater back stage)J Lecture Hall (above Second Floor Lobby)K Orange StairL StorageM Light Well (Exterior)N Second Floor MezzanineP North Stair Tower

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: Existing Uses

A

B

C

D E

FG

H

I

J

K

M

L

H

E

N

PP

14FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

AN

ALYSIS

The 1970’s renovation included the addition of elevator

service to the former Library and new egress stairs. As

previously mentioned, the original marble stair that

connected the First and Second Floors was removed and

a new Main Elevator installed connecting these two fl oors

with the Ground Floor. In addition, a library staff -only

Service Elevator was installed to connect the Library’s

portion of the Ground Floor with the upper two fl oors as

well as their mezzanines.

In the Clock Tower, the Trustees’ Room was removed in

order to install the Orange Stair, connecting the First Floor,

Second Floor, Lecture Hall, and Mechanical Attic.

A North Stair Tower was constructed in the former alley,

which provides egress from each level of the former

Library, including the Mezzanines. Neither the Service

Elevator, the North Stair Tower, nor the Main Elevator

provide access to the Lecture Hall or the Mechanical Attic.

These spaces are accessed by the Orange Stair.

VERTICAL CIRCULATION.

The Orange Stair, connecting the First and Second Floors, Lecture Hall, and Mechanical Attic

Currently, large sections of the building are not compliant

with the requirements of the Americans with Disabilities

Act (ADA). In the former library portion of the building

there is one accessible entrance, which enters into the

Ground Floor Senior Center and thus is only available

when the Senior Center is open. This entrance is

connected to an ADA-compliant elevator which was

installed in the 1970’s renovation. This elevator has

stops at the Ground, First and Second Floors. There is

no accessible route to the Lecture Hall, the First Floor

Mezzanine or the Second Floor Mezzanine. On the

Theater side of the building, there is an accessible route to

the entry lobby. The Theater’s Ground Floor and Rehearsal

Hall cannot be accessed except by stairs.

In the Plumbing and Circulation Core, the staff -

only Service Elevator does not meet general ADA

requirements, though with some updates, it may qualify

as a “Limited Use/Limited Application” for access to

mezzanines. In addition, Toilet Rooms throughout the

former Library building do not meet ADA requirements.

As spaces are remodeled, more portions of the

building can be made to be accessible and other ANSI

117-compliant upgrades can be made. An accessible

route to the library portion of the building should be

available at all hours.

ACCESSIBILITY.

View of the accessible entrance to the Ground Floor Senior Center

Stairs to the Mezzanines are not accessible

Emergency egress from the First and Second Floors and their Mezzanines and Second is pro-

vided by the North Stair Tower

View of a typical Toilet Room in the 1970’s era Plumbing & Circulation Core

View of the Main Entrance to the former Library, which is inac-cessible to persons with mobility disabilities

Throughout the former Library, toilet rooms do not meet stan-dards for ADA requirements, and will need to be upgraded.

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A review of the Mechanical Systems was performed,

including reviews of the existing HVAC, Plumbing, Electrical,

Fire Protection, and Building Services. The detailed review

is included in the MEP Feasibility Review, provided as a

supplemental document to this report.

Some of the key fi ndings of this review include:

• The building is currently fed with NRG steam and chilled

water, which refl ects a substantially higher energy cost

than on-site heating and cooling plants would refl ect.

• After the lightning strike, the two large HVAC units

located in the Mechanical Loft of the Library building

were replaced as part of the repair work. The new

units are in excellent working order and can be readiliy

adapted to new space confi gurations within the

building.

• Existing HVAC units installed in the 1970’s renovations

are at the end of their lifespan and should be replaced,

including units serving Theater, Senior Center, and

Lecture Hall spaces.

• The HVAC controls for the building are currently

controlled via older pneumatic controls, which

are failing and require a substantial amount of

maintenance.

• Bathrooms throughout the building do not meet the

requirements of ADA and will require improvement

with any major renovation to the building.

• The Library building is mostly unsprinkled, with the

exception of the 1970’s plumbing and staff elevator

core. Any major renovations will trigger a requirement

for expansion of sprinkler systems to the other portions

of the building.

• The Electrical system is generally in good working

order, including the emergency power and lighting

systems. However, new space confi gurations and

tenant occupancies will likely require modifi cation to

distribution and confi gurations.

• The existing Fire Alarm system is not code compliant.

A major renovation will require that the system be

upgraded.

MECHANICAL SYSTEMS - EXISTING SYSTEMS.The Mechanical Attic is located at the top of the Orange

Stair. The Attic houses the two recently replaced HVAC

units that serve the Library. There is also ladder access into

the Clock Tower, where a third HVAC unit that serves the

Lecture Hall is located.

A narrow wrought iron stair leads up to the top of the

Tower, which stills houses the original clock and bell

mechanisms, although they are no longer operational.

MECHANICAL ATTIC.

View of the Mechanical Attic and the recently replaced HVAC units that replaced those damaged by the lightning strike. This equipment should provide adequate fl exibility and service for a variety of tenant options.

The former Library’s Fire Alarm system is antiquated and needs to be replaced.

The Clock Tower and equipment housed there is accessed from a ladder in the Mechanical Loft.

16FORMER

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BUILDING RE-USE

STUDY

COD

E REVIEW

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The Building Code Review, located in Appendix A of this

document, was completed using the 2009 International

Building Code (IBC) and the amendments to the 2006 IBC,

adopted by the City of Pittsburgh with an eff ective date

of January 1, 2010. The Chapter 34 Review (located in

Appendix A) is an evaluation of buildings’ safety features,

intended to permit the reuse of existing structures. The

Chapter 34 Summary establishes a matrix of compliance

alternatives that can be implemented in order for buildings

to meet the code’s safety standards.

With its recent renovations in 2006, the New Hazlett portion

of the building has obtained Occupancy Permits for its

current use and construction. On the Library’s side, no

Occupancy Permit exists, although signifi cant renovations

were completed in 1972.

Built as a library in 1890 and continuing as such until the

present, the Library is a legitimate use within its building.

Today’s classifi cation of a library use is A.3, Assembly. The

Senior Center on the Ground Floor, which is separated from

the First Floor by the 2-hour jack arch fl oor construction,

is also an A.3 use classifi cation. In the New Hazlett’s

occupancy permits and code review, the construction type

is listed as IIIB, so this is also applied to the Library portion

of the building. Type III construction is that in which the

exterior walls are of non-combustible materials and the

interior building elements are of any material permitted by

the IBC (2009 International Building Code, Chapter 6). The

designation refers to an unprotected structural frame.

Generally, the masonry bearing-wall structure, with jack-arch

fl oor framing, and roof framing 20’ above the Second Floor,

meets fi re protection requirements for IIIB.

The approach of this review was to assess “As Is” conditions

with regard to Chapter 34 of the 2009 IBC (now identical

to Chapter 13 of the International Existing Building Code -

IEBC) and determine measures that can be taken to meet

mandatory standards for compliance. The “As Is” evaluation is

made with a strict eye. The existing building is evaluated in a

number of Safety Parameters, with Safety Scores developed

in the following categories: Fire Safety (FS), Means of Egress

(ME), and General Safety (GS). The Actual Score, which totals

these categories across all the Safety Parameters, indicates

the existing degree of compliance of the building in each

Safety Score, which can then be evaluated against the

building’s Mandatory Score under the 2009 IBC.

At fi rst glance, compliance for the former Library building

appears insurmountable with Safety Score deviations

ranging from 27.7 to 32.5 points. In fact, the defi ciencies

are few and there are a number of readily accomplished

corrections which change the Safety Scores substantially.

In the Chapter 34 Review, potential Corrective Measures

are indicated and new Safety Scores for compliance are

calculated based on those measures.

For example, the building scores -5 for Vertical Openings in

the “As Is” tally, although the only violation is the absence

of doors on the Orange Stair. Adding these doors changes

the score from -5 to +5. Likewise, there are minor, readily

rectifi ed instances where Tenant Separations are missing.

Highlighted are selected modifi cations that can meet the

mandatory minimum score.

The recommended strategy for the building overall is to

make application for an A.3 Occupancy Permit when the

fi rst renovation project becomes a reality. At that time,

application would be made both for the new use portion

and for the former Library use in the remainder, using

compliance with Chapter 34 as the basis for the Occupancy

Permit.

BUILDING CODE OVERVIEW.

18FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

Catalyzed by the Charm Bracelet Project and the energy

of the arts and community organizations in the Northside

neighborhoods, the Project Committee collaborated to

explore a programmatic focus for the adaptive reuse of the

former Carnegie Free Library building. After evaluating the

character and quality of the spaces of the former Library, the

Project Committee notes that the building is an appropriate

home for two to three signifi cant anchor tenants. In

addition, there are opportunities within the building for the

New Hazlett Theater to expand its program and increase its

capacity.

The new anchoring tenants would share circulation through

the original Lobby spaces of the building and would be

provided with emergency egress from the North Stair

Tower. On the First Floor, the North Reading Room, East

Stack Room, Structural Stacks, and Offi ces would provide

approximately 7200 square feet of tenant space, with an

additional 1350 square feet provided by the Mezzanine. On

the opposite side of the Lobby, the Children’s Reading Room

could be adapted to function as a black-box performance

space connected to the New Hazlett Theater. The Main

Lobby would function as a shared circulation space, and

could house a gallery or public access coff ee shop. On the

Second Floor, the Second Floor Reading Room, Second

Floor North Reading Room, and the Stacks would provide

an anchoring tenant with up to 8200 square feet, with an

additional 2400 square feet provided on the Second Floor

Mezzanine level.

Possibilities for the types of tenants and uses are varied, with

key criteria for their evaluation as follows:

1. Identify a landmark entity to occupy the building

that is refl ective of the cultural and historical

signifi cance of the historic Library Building. As one

of the major landmarks of both Allegheny City and the

Carnegie Library system, the former Library building

embodies signifi cant symbolism within the greater

Pittsburgh community. Anchoring tenants (or the

building management entity), should be ones which

are refl ective of this import and maintain a visible role

within the community at large.

2. Maintain a level of public access to the former

Library that is refl ective of the original role of the

building within the community. Public access to the

former Library can be achieved through development

of the tenant mix, and by developing the First Floor

Lobby and Delivery Room as shared circulation space

that can be accessed by the public. This area of the First

Floor may be opened to the public on a limited basis,

such as when public events are being held, or may be

developed as regularly used community space, with

such functions as wifi -access, coff ee shop, or gallery

space, depending upon the overall occupancy of the

building.

3. Identify potential uses that will enhance the role

of the former Library as a public resource. Such

tenants may include groups that provide classes and

workshops, including dance, yoga, theater, visual

arts, digital media, and others. By partnering with the

Charm Bracelet Project partners and supporting the

space needs of these existing organizations and other

projects sponsored by the Charm Bracelet Project, the

former Library can reinforce its role as a cultural anchor

within the community. On a larger scale, opportunities

such as a non-traditional school could establish a new

community for the building and the Northside as a

whole.

4. On the First Floor, one option is to look for

tenant opportunities that make use of the

VISION FOR THE ADAPTIVE RE-USE OF THE FORMER CARNEGIE FREE LIBRARY.

BUILD

ING

PROG

RAM

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Structural Stacks while supporting the desire for

a signifi cant publicly-oriented use. Should the

Structural Stacks stay in place, their best use would be

to support an archive or other use that has extensive

storage requirements, but can also take advantage of

the public nature of the First Floor spaces. One concept

that has been discussed is the idea of an Arts Archive,

which could both provide archival functions and

public access to documentation, including historical

footage, recordings and objects. Such a use could

include collections from the Andy Warhol Museum and

other Pittsburgh-based arts organizations, as well as

documentation of local performances by national and

international artists. Alternate archival use strategies

should also be explored.

5. Should the reuse of the Structural Stacks on the

First Floor prove to be unfeasible, look at alternate

space confi gurations and tenant mixes that are

supportive of both community access to the former

Library and the other tenant uses. Potential use

options may include: an additional small Performance

Venue, including back stage space; additional rehearsal

studios available for rental; or a signifi cant single tenant

presence, such as open offi ce space for a landmark

tenant.

6. On the Second Floor, identify potential tenants

who can take advantage of the character and

organization of the interior spaces of the building,

while continuing to enhance the creative nature

of the tenant mix. Such tenants may include: dance or

theater companies; a multi-media company; a collective

of smaller non-profi t and for-profi t organizations, such

as Charm Bracelet Project partners, arts groups, graphic

design fi rms, lighting designers, costume designers,

or other businesses where an open plan environment

supports the nature of the work.

7. Support the current occupancy of the building

by the New Hazlett Theater by identifying

opportunities to enhance and expand the New

Hazlett Theater’s existing programming and

mission. The New Hazlett Theater is regularly booked

to capacity, and could easily expand its programming

to support a new 80 seat venue, as well as a supportive

Studio that can be rented to dance and theater groups.

Such uses would further expand the public character

of the facility, and would enhance the existing suite of

performance related spaces.

8. Identify needs for shared facilities within the

greater Pittsburgh community that could be

accommodated within the building to develop a

lending library of spaces. Multiple organizations,

including both for-profi t and non-profi t, have expressed

interest in being able to rent classroom and other

spaces in conjunction with the Theater. In addition,

the New Hazlett Theater has been approached by

conference organizers who are interested in hosting

small to mid-sized events in the facility. The creation

of four to fi ve meeting/classroom spaces, used in

combination with the ability to host large presentations

in the Main Theater, would support this rental scenario

and would enhance the facility’s fi nancial feasibility.

These classroom/meeting room spaces could also be

used to support programming by Citiparks, community

organizations, and any new tenants in the building.

Additional types of spaces, such as community kitchens

that can be rented for cooking classes or small scale

commercial food production, should also be considered

in the overall planning of the facility.

9. Support the new mix of uses by enhancing the

existing Recording Studio and making it an

attractive resource for potential tenants and short-

term users. By relocating and expanding the capacity

of the Recording Studio, supportive documentation

could be provided for performances, rehearsals, and

events located throughout the building. Theater,

studio, and meeting spaces throughout the building

would be wired to accommodate video and audio

feeds to the Recording Studio, allowing high-quality

documentation to be produced in-house. This would

be an attractive off ering for conferences, theater

groups, musicians, and others, and can provide an

additional revenue stream for the Theater and its

partners.

10. Provide and enhance spaces to support the

Citiparks programs, including the Senior Center

and Roving Art Cart. The creation of new offi ce and

storage space, along with a shop for building props,

could allow the consolidation of several existing

Citiparks’ facilities that currently serve the Roving Art

Cart. Citiparks’ classes and its other activities could

make use of shared meeting spaces and studios

throughout the building, and additional synergies

could be developed with the Senior Center.

11. Create a building management mechanism that

provides the required support and upkeep of the

facility, while allowing the building’s tenants

to focus on their organizational missions. The

reuse of the former Library will require a dedicated

management apparatus that will be charged with

fund-raising for building upgrades, marketing of tenant

spaces, and responding to the day to day operational

requirements of a facility of this scale. This task will

also include working with the City of Pittsburgh to

develop a long-term lease agreement and strategy for

overall building improvements. In order to achieve the

Re-Envisioned Library, it will be necessary to have a

dedicated individual or team to manage the project. At

this time, the New Hazlett Theater, Children’s Museum

of Pittsburgh, and Andy Warhol Museum have agreed

to study this mechanism further.

12. Explore opportunities to develop long-term energy

strategies that take advantage of emerging green

technologies. The existing Library and Theater

facilities have high energy costs which may be reduced

through the introduction of heat recovery and

geothermal technologies. A move to sustainable green

energy will benefi t the marketing of the facility to new

tenants and will dramatically reduce the operational

costs of the building, while having a positive impact on

the environment overall.

What follows is a fl oor-by-fl oor summary of how these

programmatic recommendations can be incorporated into

the building.

One face of the Clock Tower continued to keep time up until the lightning strike.

bottom: A view of “The Reader”, a portion of the Colonel Anderson memo-rial located across from the Entrance to the former Library.

The memorial is dedicated to the man who inspired Andrew Carnegie to begin the Carnegie Library system.

20FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

BUILD

ING

PROG

RAM

00 5 10 15 20 FT

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

A

B

C

D D D

D D

E

F F

G

H

K

K

J

I

L

Ground FloorN

M

M

P

GROUND FLOOR PROGRAM

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The proposed organization for the Ground Floor is

structured around several goals:

• Provide a welcoming accessible entrance that provides

full access to the Main Elevator and the upper fl oors of

the building.

• Provide “addresses” for Ground Floor tenants that will

enhance the usefulness of the spaces.

• Provide formal separation of the Theater and former

Library buildings in order to address building code and

mechanical issues.

CIRCULATION.In order to provide an accessible entry route and access to

the elevator for all of the tenants in the former library spaces,

it is recommended that a new public Elevator Lobby (B) be

created on the Ground Floor. In addition, a new corridor (M)

would connect this Lobby to the Loading Dock (I) at the rear

of the building. New addresses for the Ground Floor tenants

can be created along this new corridor.

SENIOR CENTER & CITPARKS.With the vacancy created by the Library, the Ground Floor

may be able to provide a new home for the Citiparks Roving

Art Cart program, including offi ce, workshop, and storage

space. With access to the Loading Dock available through

the proposed circulation plan, regularly occupied spaces

(such as offi ce and workshop - F) may be located along the

windowed perimeter, while storage for tents, supplies and

other equipment (G) would be provided on the interior of

the fl oor plan. In addition, should the structural stacks in the

north-west corner of the former Library remain in place, they

could provide additional storage shelving for related art

supplies and materials.

To meet code requirements for occupancy, a 2-hour

separation is required between diff erent uses. On the

Ground Floor, a solution to this could be to devote the entire

west side of the building to joint use by the City’s Senior

Center and Citiparks Roving Art Cart program. It could be

possible to more eff ectively use the Ground Floor spaces,

with children’s activities being scheduled at times when the

Senior Center is not open or for specifi c joint senior/junior

programs to be created.

RECORDING STUDIO.It is proposed that the Recording Studios be relocated to

renovated space directly below the NHT lobby (H). This

location will assist to consolidate NHT related uses within

the Theater’s footprint. The Recording Studio will be in

close proximity to the rehearsal and theater spaces, where

the majority of recording will take place. In addition, an

existing exterior door on the east face of the building will

provide direct access to the space for tenants and clients.

The Recording Studio would be directly connected to the

theater’s basement and internal vertical circulation. The

scale of the existing rooms in this area of the Ground Floor,

as well as its isolation from other uses and massive masonry

wall construction, lends itself to developing a series of

isolation studios for recording.

CONFERENCE & MEETING ROOMS.In the event of a relocation of the Senior Center, the existing

rooms on the Ground Floor may be adapted to provide a

variety of meeting/multi-purpose room sizes, ranging from

400 to 650 square feet (D). These spaces would be used

to support break-out sessions and small meetings for a

conference and could also be used for other rentals, such as

classes and workshops.

BUILDING SUPPORT SPACES.In addition to the new tenant spaces, recommended

reconfi guration of the Ground Floor will provide the

opportunity to create centrally located toilet facilities (E) to

support new uses throughout the building. These facilities

will be fully accessible and will replace the non-accessible

toilet rooms currently located on the First Floor, adjacent to

the Lobby.

The existing Ground Floor Pump and Mechanical Rooms (K)

will be reused for new equipment. Additional storage for

building services, such as snow removal equipment, trash

and recycling storage, and grounds-keeping supplies, will be

provided on the Ground Floor (P).

Key Plan : Ground Floor

Horizontal Circulation

Vertical Circulation

Ground Floor Tenant 1

Ground Floor Tenant 2

Recording Studio

A Accessible EntranceB New Elevator LobbyC New StairD Classroom / Meeting RoomE Toilet RoomsF Perimeter Offi ces or WorkshopG Interior Workshop or StorageH Relocated Recording StudioI Loading DockJ New ElevatorK Mechanical RoomsL Plumbing & Circulation CoreM New CorridorN North Stair TowerP Building Storage

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

22FORMER

CARNEGIE LIBRARY

BUILDING RE-USE

STUDY

BUILD

ING

PROG

RAM

First Floor Mezzanine : with Structural StacksSingle Tenant Scenario

00 5 10 15 20 FT

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

A B

F

C

D

J

E

G

H

G

G

K

I

H

M

H

L

N N

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

H

H

G

First Floor : with Structural StacksSingle Tenant Scenario

First Floor Mezzanine : without Structural StacksTwo Tenant Scenario

00 5 10 15 20 FT

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options

A B

F

C

D

J

E

Q

P

P

C

K

I

Q

M

L

N N

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options

G

First Floor : without Structural StacksTwo Tenant Scenario

RR

R

S

S

R

S

S

FIRST FLOOR PROGRAM

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RAM

NEW HAZLETT THEATER EXPANSION OF PROGRAMS. The New Hazlett Theater has expressed interest in expanding their programs to include a new 80 seat black-box theater (E). A theater space of this scale could be readily located in the former Children’s Reading Room and be served by the New Hazlett’s lobby spaces (K). Patrons of the new theater space would enter from the New Hazlett’s lobby through a newly created corridor (L). A new wall and entrance to the 80-seat theater would be constructed between the Children’s Reading Room and the original Delivery Room. In the future, if the option to provide a new elevator (M) is pursued, the existing Men’s Toilet would be reconfi gured to serve as a new offi ce (D) for the Theater, with the original windows to the light well reopened.

FIRST FLOOR CIRCULATION.In the re-envisioned space, the original Library Lobby (B) and former Delivery Room (now designated “Lobby / Open Gallery”, C) will serve as primary public circulation into the building. On this level, access to the ADA elevator is provided, and new addresses are created for First Floor tenants and the new 80-seat performance space (E) in the former Children’s Reading Room. The Lobby and Open Galleries will serve as common building space. The existing New Hazlett Theater lobby (K) will be connected to the Delivery Room via a new corridor (L) and fi re door, located at the existing library Women’s Room. This will allow operation of the new performance venue by the New Hazlett and give access to the theater’s existing toilet rooms (N) and other services that currently serve theater patrons.

The First Floor Mezzanine will be included in the First Floor Tenant space and will be accessed from that space via its existing stair and secondary elevator. If required, a lift may be installed to provide complete accessibility to the First Floor Mezzanine. Both the First Floor and First Floor Mezzanine will continue to be served by the existing North Stair Tower (S).

The scale of the new Lobbies and Galleries may provide an opportunity for use for community events and meetings, as well as pre-function space for performance events. It might include coff ee cart and lounge furnishings or remain open as gallery space. It is further recommended that interior restoration and preservation eff orts be focused on these two areas. If historic fabric remains here, it may present an opportunity to restore a portion of the public space to refl ect its original grandeur.

Due to the nature of the former Library spaces and the lack of corridors between the rooms, circulation from tenant spaces will be created through galleries and lobbies (C). In a multi-tenant scenario (as illustrated in the plans labeled “Without Structural Stacks”, this organization will create the required two means of egress for each tenant.

STACKS OR NO STACKS.As discussed under Existing Conditions, the book stacks located on the west side of the First Floor are Structural Stacks (H) with fl oors integral to the system. Should a user be identifi ed which requires storage, such as an archive function, the shelving could remain in place. However, should the shelving not be required, the shelving (or portion of the shelving) may be dismantled to create 1-1/2 story spaces appropriate for studios, rehearsal halls or open offi ce. Of further note, if the structural shelving system in the northwest corner were dismantled, it would require the addition of a new fl oor structure between the Ground Floor and First Floor, as the structural stacks extend into the Ground Floor.

TENANT OPTIONS.As indicated previously, the confi guration of the former Library spaces presents a challenge to the creation of multiple tenant addresses; in order to accommodate multiple tenants, large portions of the fl oor plan are needed to provide circulation and address egress requirements. In order to maximize the rentable square footage of the First Floor, it would be most desirable to identify one anchoring tenant to occupy the spaces to the north of the Lobby. Should one tenant not prove feasible, it would be possible to create two smaller tenant space with access through connected galleries (C).

The proportion and connection of the spaces lend themselves to the creation of open plan offi ces, studios, and rehearsal halls. The opportunity exists for these to be occupied by private tenants or to create studios that can be rented by a variety of organizations. In addition, should the desire for additional performance space arise, a second black-box theater or fl ex performance space could be created (Q). The confi guration of this space would allow a back stage and storage area to be developed as well.

One programmatic idea that was discussed by the Project Committee is the creation of an Arts Archive, with the purpose of housing documentation from artists and organizations throughout Western Pennsylvania. Such an archive would also provide opportunities for the public to interact with the archival materials. The concept of

developing an Arts Archive in the former Carnegie Free Library building is compelling in many ways. To begin with, the Archive mission is similar to that of the original library - to provide free public access to information. Further, creating an Arts Archive would ensure continuing public use of a facility that was given to the people of Allegheny City over 100 years ago. The original spaces of the fi rst fl oor – reading rooms, stack rooms and offi ces – translate well into a plan for an archive that might include materials storage, gallery display space, individual and small group viewing rooms, access to digital materials via computer stations, and administrative offi ces. In order to develop this idea further and review its feasibility, the concept will require a champion to lead the way working with local institutions, such as the Carnegie Museums, and to identify potential funding for both the exploratory and implementation phases.

The Plumbing and Circulation Core (R) will require reconfi guration in order to create accessible toilet rooms to serve the tenant spaces. Additional toilet facilities would be located on the Ground Floor and Second Floor.

Key Plan : First Floor & First Floor Mezzanine

Horizontal Circulation

Vertical Circulation

Theater Use

First Floor Tenant 1

First Floor Tenant 2

A Main EntranceB LobbyC Lobby / Open GalleryD Offi ce (NHT)E New Performance SpaceF Orange Stair (Existing)G Open Offi ce or GalleryH Structural StacksI Light WellJ Theater (Existing)K Theater LobbyL New CorridorM New ElevatorN Theater Toilet RoomsP Studio or Open Offi ceQ Performance, Flex or Open Offi ce SpaceR Plumbing & Circulation CoreS North Stair Tower

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

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Second Floor Mezzanine

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NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

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NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

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SECOND FLOOR PROGRAM

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The proposed Second Floor is organized to provide an opportunity for a large tenant occupancy that could be comprised of a single organization or a collaboration between smaller groups sharing resources. It is highly desirable to maintain and enhance the grand scale of the original Reading Room spaces, which provide opportunities for collaborative uses, including studios and open offi ces.

TENANT OPTIONS.The Second Floor tenant space represents over 12,000 square feet of space, much of which is sky-lit double-height space. Due to the sequential confi guration of the space and egress requirements, it will be necessary for this space to be occupied by a single tenant. Such a tenant could be a single organization, or could be a collaboration of smaller groups sharing resources such as offi ces, meeting rooms, and business support services.

There are multiple opportunities for the types of the tenants appropriate to this space. Within the arts community, occupancy could include a dance or theater company or multi-media production company that could make use of the ample ceiling space for lighting, settings, and other rigging. The lower-ceiling spaces of the mezzanine can be utilized for more intimate offi ce and support spaces. The space could be used by a collaboration of more than one organization, with space for studios and shared offi ce resources, and might also include offi ce space for other collaborators, such as lighting and costuming artists and designers.

Alternatively, an offi ce use that is supported by an open plan work environment would be an appropriate fi t for the space. This might include a variety of businesses that would complement the overall tenant mix of the building.

LECTURE HALL REUSE.The plan for the re-envisioned space includes the reuse of the existing Lecture Hall as a Studio (E) for the New Hazlett Theater and that would be available for rental. With the addition of a simple sprung fl oor in lieu of the existing tiered fl oor, the size of this space lends itself well to a variety types of classes, including dance and yoga. Future renovation plans should consider restoring the windows and the vaulted ceiling of the room in order to introduce light and air.

SECOND FLOOR CIRCULATION.As discussed previously, the sequential confi guration of spaces on the Second Floor and the egress confi guration requires that the majority of the fl oor plan be occupied by a

single tenant. The Second Floor will continue to be served by the primary ADA elevator and the existing Orange Stair (J). A common Lobby (A) on the Second Floor will have an address to Second Floor tenant space and renovated toilet rooms (B). The Second Floor Mezzanine will be accessed from the existing stairs and Limited Use elevator (I) that are internal to the Second Floor tenant space. Both the Second Floor and Second Floor Mezzanine will continue to be served by the existing North Stair Tower (K).

In order to provide full accessibility to the both the existing Rehearsal Studio (F) and the new Studio (E) located in the former Lecture Hall, it recommended that a new elevator (G) be installed in the stack currently occupied by the New Hazlett Theater’s offi ces and coat room. In addition, a new stair from the Rehearsal Hall will be required to meet IBC 2009. In the short term, however, access to the new Studio may be provided by the installation of a stair-mounted lift on the Orange Stair, providing access from the Second Floor elevator lobby (A).

Key Plan : First Floor & First Floor Mezzanine

Horizontal Circulation

Vertical Circulation

Theater Use

Second Floor Tenant 1

A Elevator LobbyB Toilet RoomsC Open Offi ce or GalleryD Offi ce or Additional Theater BackstageE New Studio (NHT)F Existing Rehearsal Studio (NHT)G New ElevatorH Offi ce or MeetingI Plumbing & Circulation CoreJ Orange StairK North Stair Tower

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

NEW HAZLETT THEATER/ ALLEGHENY LIBRARY BUILDING USE STUDY: New Use Options WITH STACKS

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Following are recommendations for work related to preserving the historic

Carnegie Free Library building, located at Allegheny Center in Pittsburgh’s

historic Northside. This document is intended to serve as an appendix to the

full Re-Use Study for the Former Carnegie Library Building, and should be

consulted in conjunction with that document, which includes Background,

Existing Conditions Analysis, and Programmatic Recommendations.

Recommended building improvements are divided into “Immediate”, “Short

Term” and “Long Term” categories. This phasing is anticipated to meet

available resources and mesh with ongoing programming eff orts. Immediate

measures are those that can and should be done this summer. Short Term

projects are those currently under consideration for implementation

following December 2010, when Carnegie Library of Pittsburgh leaves

the building, although replacement of air handling equipment could be

completed sooner. The Long Term category involves improvements both to

the building envelope and interior, related to preservation, long term goals of

sustainability and creation of a dynamic, enduring, Northside amenity.

The cost estimates presented here are refl ective of assumptions made

regarding the preliminary programming and occupancy of the former Library

building. It is recommended that additional cost estimates be prepared

at diff erent stages in the design process in order to refl ect changes made

to both the program and the additional detail that will be available to an

estimator as the design progresses.

OVERVIEW.

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IMMEDIATE PROJECTS.

Remedial actions listed in this category are intended

to correct dire current problems, the results of water

infi ltration and rampant utility costs. In regard to water

infi ltration, these steps are essential to preventing further

interior damage and should be completed prior to the

Library’s repair of interior plaster. Recognizing the limited

budget for this work, only minimum required scopes are

listed. In regard to mechanical system controls, the new

controls should be implemented as soon as possible

to reduce logistical and cost problems with the current

systems.

Presently, the building’s air handlers are controlled

with older pneumatic controls, which are failing and

are requiring a substantial amount of maintenance. It

is recommended that a new digital control system be

provided for the building. This will reduce operating

cost through better time scheduling of the building;

reduce operating cost through better control of night

setback temperatures; provide better visibility from

a maintenance perspective; and will enable trending

capabilities to review and learn how the users are using

the building to allow for adjustment in systems to better

serve occupants.

Specifi c scopes of work include:

Water Infi ltration

• Add roof drains to central light well roof and add

interior rain leaders, or directly boot downspouts to

drains

• Repair fl ashing and scuppers at northwest corners

• Point stone at lintels where interior water damage is

evident

• Caulk windows

Mechanical System Controls

• Provide new digital controls for all air handling units

View of the Light Well roof; new roof drains are required to prevent further fl ooding

Interior damage caused by failing fl ashings and scuppers

Interior damage caused by failing windows and the lack of thermal break in the system

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Short Term Projects : Ground Floor

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SHORT TERM PROJECTS.1. CHAPTER 34 COMPLIANCEThe Chapter 34 Compliance improvements are those

which are required for code compliance under IBC

Chapter 34 Compliance Alternatives for existing

buildings (reference the Chapter 34 tallies “As Is” and “For

Compliance” included in the Appendices). At such time

as any new projects and/or change of occupancy occur

within the former library space, an application would

be made for the entire building to obtain an Occupancy

Permit. This will set the stage for smaller portions of

the building to be upgraded as individual projects. This

strategy, as well as the Code Review and Chapter 34 Tally

have been reviewed by and are on fi le with the Bureau of

Building Inspection.

In the Chapter 34 tally, not all, but rather selected

remediation will meet the minimum standards. Readily

accomplished steps follow.

Chapter 34 Improvements

• Complete the 2 hour separation between Library

and Theater where it is not intact:

Between the Recording Studio and adjacent corridor

At Corridor 125, between the Theater & Library

• Make sure tenant separations are complete at the

Senior Center

• Compartmentalize the library side of the building

into fi re areas less than 7,500 square feet

• Install 1 ½ hour doors on the orange stair

• Provide recall in the main elevator and make

signage updates in the elevators

• Test/Repair/Replace existing duct smoke detectors

To create an accessible route into to the former library

side of the building:

• Provide a public-access elevator lobby on the

Ground Floor

2. REPLACE NEW HAZLETT THEATER AIR HANDLERSAHU-6 and AHU-7 , which serve the Hazlett Theater, were

installed in the early 1970’s and are well past the end of

its useful life. Due to their age, these units should be

replaced.

3. CITIPARKS REMODELING ON GROUND FLOORAmong the fi rst projects discussed for the former Library

building is the expansion of Citiparks’ facilities on the

Ground Floor. At this time, the program for the Citiparks’

facilities has not been discussed in detail; additional

programming for this space will be required. However, in

order to develop some preliminary budget numbers for

the project, initial assumptions about the scope of work

were made.

Ground Floor Improvements

• Relocate the existing Recording Studio to the

Ground Floor of the Theater building, below the

Theater lobby

• Interior remodeling for former Library Ground Floor

for Citiparks Roving Art Cart and Senior Center

• Complete tenant separation between Ground Floor

of former Library and Ground Floor of Theater

The Orange Stair will require new fi re doors to be installed at the First Floor.

A view down the corridor in the Ground Floor of the Theater. The stone foundation wall on the left is the line of fi re separa-

tion between the Theater and the Library.

Key Plans : Short Term Projects

Horizontal Circulation

Vertical Circulation

Citiparks

New Hazlett Theater

A Accessible EntranceB Elevator LobbyC Plumbing & Circulation CoreD North Stair TowerE Loading Dock

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Short Term Projects : Second Floor

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Short term tenant improvements will include plans for the reuse of the former Children’s Room and

Lecture Hall for performance and studio space

4. EXPAND NEW HAZLETT THEATER INTO CHILDREN’S READING ROOM & LECTURE HALL

Among the fi rst projects that have been discussed are the

expansion of the New Hazlett Theater into the Children’s

Reading Room and Lecture Hall. The scope being studied

for NHT includes creating a new opening from the

Theater Lobby to the Library Lobby and remodeling the

Children’s Reading Room into an 80-seat performance

space. Above, the Lecture Hall would be remodeled to

become a fl at-fl oor studio, for dance or other classes.

The approach recommended for this NHT remodeling

project is to create these new spaces with minimal

expense yet enable their occupancy. Infrastructure,

lighting, acoustic and code issues will be addressed.

Appropriate performance fl oors will be installed. Neither

historic remodeling of the Lobby, nor the Lecture Hall

ceiling, is not included in the scope listed below.

New Performance Space

• Demolish existing library toilet room to create a

new opening between Hazlett and Library lobbies.

Provide 1 1/2 hour doors.

• Provide new acoustic infi ll and doors at the three

entry bays to the Children’s Reading Room

• Remove existing lights and install new house lights

• Install circuits for and hang new lighting grid

(fi xtures by NHT)

• Install performance fl oor

• Paint

• Provide an allowance for fi t-out and for curtains to

cover existing walls

Lecture Hall

• Demo existing stepped fl oor.

• Install new raised fl oor with performance fl ooring

• Install wheelchair lift on existing orange stair

• Paint

• Provide an allowance for fi t-out and for curtains to

cover existing walls

Key Plans : Short Term Projects

Horizontal Circulation

Vertical Circulation

Citiparks

New Hazlett Theater

A Main EntranceB Elevator LobbyC Orange StairD Lobby / GalleryE New Performance Space (NHT)F New CorridorG Lecture Hall / New Rehearsal Studio (NHT)H Existing Rehearsal Studio (NHT)

Library Lobby

• Clean-up, cosmetic improvements

Mechanical-Electrical-Plumbing Systems (MEP)

• Replace existing Lecture Hall air handler with new

unit to serve both Lecture Hall and Performance

Space. New ductwork for both spaces to be located

in the raised fl oor in the Lecture Hall.

• New electric panel and circuits to serve both rooms

• Improve electrical distribution within both rooms,

enable musical performances

• Link spaces to Recording Studios

• Install sprinklers in fi rst (in raised fl oor) and second

fl oor ceilings (in dropped ceiling)

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LONG TERM PROJECTS.

The long term vision for the re-use of the former Carnegie

Library building will continue to evolve as potential uses

and tenants are explored. These uses will be evaluated

through the lens of the twelve goals for the Building

Program, described on pages 18 and 19 of this document,

and the fi nal tenant mix will determine many of the long

term improvements that will be required. In addition to

these tenant improvements, there are a number of long

term projects that will need to be undertaken in order to

preserve this historic landmark.

First, and perhaps foremost on this list, the remaining

water infi ltration issues must be corrected. And in order

to create a sustainable, effi ciently-operated building, the

building’s envelope and central mechanical systems must

be improved.

Improvement of the building envelope to meet modern

standards for energy use, combined with a long term

strategy for mechanical systems are, ultimately, strategies

for preserving resources as well as expenses – a new

paradigm for City-owned buildings. To improve the

building envelope, window replacement and insulation

for walls and ceilings are the largest components. Several

safety-related upgrades should also be considered. To

improve central mechanical equipment, geothermal

wells are proposed for heating and cooling, along with

replacement of ineffi cient air handling units. These can

work with existing piping and ductwork. Other central

mechanical systems will need to be improved as well.

• Insulate exterior walls, R19 minimum

• Insulate ceilings, R30 minimum

• Replace windows with thermally broken frames,

insulated glass

• Return windows to the Lecture Hall

• Remodel the Orange Stair to go to the Ground Floor,

create a proper exit directly to grade

• Enclose elevator lobbies

• Add elevator Phase I and II recall, upgrade to new

construction standards

• Improve trunk electrical distribution/panels

• Replace out-dated air handling units

• Install a central heat-recovery cooling tower

• Drill geothermal wells

• Reglaze existing skylights

• Install new elevator to Rehearsal and Lecture Hall

Remaining water infi ltration issues include those at the

East Entry terrace. This deterioration has been ongoing

for many years, rendering the rooms below hazardous. To

fi x this, the terrace requires signifi cant work. In addition,

proactive measures need to be taken at the northwest

corner of the building, where existing grading causes

water to enter Ground Floor windows.

• Rebuild and waterproof the East Entrance Terrace

• Install trench drains at the north and northwest

foundation walls

Long term tenant improvements will need to be

established once the program, building management

and funding are fi nalized. The overall scope of this work

will include all of the restoration and remodeling to suit

tenant layouts, as well as branch infrastructure, such as

duct-work, sprinklers where required, plumbing, electrical

and tele/data wiring. To meet accessibility requirements,

ADA-compliant toilets will be required throughout, while

Mezzanines may need to be made accessible, depending

on the occupancy strategy.

Without specifi c program requirements established

for the First and Second Floor tenant spaces, the scope

of work and its associated costs are based on per

square foot cost assumptions. These costs will need to

be evaluated in greater detail with potential tenants

and in conjunction with Building and Plumbing Code

requirements that may be triggered by their occupancy.

It has been noted that a working clock tower signifi es that

the building is alive and vibrant. If a donor could be found,

repair and maintenance of the tower would serve as a

symbol of community revitalization and growth throughout

Pittsburgh and the region as a whole.

AND SOMEDAY...

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CONCLUSION & NEXT STEPS.

The former Carnegie Free Library building is a powerful

symbol of community spirit and the enduring role that

the Carnegie name has played in shaping the Pittsburgh

region. The building and the story of the Carnegie Library

has long been an emblem of public-private cooperation,

as well as the ability of private enterprise to strengthen

communities and have positive impacts on the lives

of the citizens. Today, the opportunity to continue to

reinvent the building in the tradition of this legacy

presents itself. The vision for the reinvented Library is one

that brings together public activities, private enterprise,

and creates a dynamic space that can serve as a model for

the sustainable reuse of such historic structures.

Embarking on the next steps towards realizing the vision

for the reinvented Library, two parallel action plans will

be developed: one to address the Immediate and Short

Term Improvements, and one to address the overall

Vision for the former Library and the required Long Term

Improvements.

The fi rst step of realizing the overall Vision for the Library

will be to identify an appropriate steward for the building.

The New Hazlett Theater, Children’s Museum and Andy

Warhol Museum will work together to establish a

management entity for the former library. It is envisioned

that this management entity will solicit funding for

building improvements, seek appropriate tenants, and

provide ongoing stewardship. A leasing agreement with

the City of Pittsburgh will need to be established which

clearly defi nes the roles of the City and the management

entity within the former Library, as well as each agency’s

limits of authority. The management entity will be

charged with developing an implementation plan

for the required capital investments into the building

(as identifi ed in the Long Term Improvements), and

developing a marketing strategy to bring new tenants to

the facility.

Parallel with the development of the management

entity, work must begin on the Immediate and Short

Term Improvements. The Immediate Improvements

will provide stop-gap measures to reduce any further

deterioration of the facility and to reduce the overall

energy consumption. Both components are critical for

maintaining the viability of existing uses within the

building.

Within the Short Term Improvements, which includes the

Chapter 34 Compliance Measures, Replacing Theater Air

Handlers, Citiparks Remodeling on the Ground Floor, and

Expansion of the New Hazlett Theater into the Children’s

Reading Room and the Lecture Hall, planning, design,

and engineering should be undertaken in order begin to

develop complete design and construction documents

and identify sources for required funds to complete

these projects. Further consultation with Citiparks related

to their space planning requirements will also need to

be undertaken, and schematic layouts for the Ground

Floor Citiparks uses and relocated Recording Studio will

be developed. Design documents for the expansion of

the NHT into the Children’s Room and Lecture Hall will

be required and will need approval by the Bureau of

Building Inspection prior to the start of any associated

construction.

Fulfi llment of the vision for the reinvented Library will be

a multi-phase process, and will be an on-going process

throughout the life of the building. By creating an

alliance of community stakeholders, private enterprise,

and creative thinkers to follow through on this vision,

the partnership for the reinvented Library will benefi t

from the diff erent interests, talent, and expertise that

participant brings to the project. Together, this alliance

will be instrumental in fulfi lling the vision of a truly

sustainable enterprise in the heart of the Northside

communities.

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APPENDICES.

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303 Use Classification A.3

III B

503 Allowable Stories 2

Existing Stories 2

Allowable Building Height 55'

Existing Building Height 55' (grade to average ht. of rooof, clock tower not included)

503 Allowable Building Area/Fl 9,500 s.f.

506.2 Adjusted Allowable Area/Fl IF = 75% 16,625 s.f. (includes the theater)

Actual Area, First Floor 22,800 s.f. (includes the theater)

505 Mezzanines, Area Calcs Equipment Platform 1,000 s.f.

2M Open Mezz Area = 2,500 s.f. 21%

2 Second Floor Area = 12,100 s.f.

1M Open Mezz Area = 4,200 s.f. 33%

1 First Floor Area = 12,600 s.f.

G Ground Floor = 12,960 s.f.

508 Mixed Use Library A.3, Theater A.1 Separation provided: 2 hr

508.25 Incidental Occupancies: Mechanical No gas-fired equip

601 Construction Type IIIB

Structural Frame 0 (at steel beams and columns)

Bearing Walls Exterior 2 (Distance > 30')

Interior 0 (masonry bearing)

Non-Bearing Walls Exterior 0

Interior 0

Floor Construction 0 (steel beam, masonry jack arch, concrete topping)

Roof 0 (roof members are 20' +/- above 2nd floor)

Secondary Members 0 (roof members are 20' +/- above 2nd floor)

705.8 Exterior Wall Opening Limits NP/NS Fire Separation >30 No Limit

706 Fire Walls 2 HR (library and theater separates uses)

708 Shaft Enclosures 1 HR (Connecting < 4 stories)

708.14 Elevator Lobby Enclosure N/A (Connecting 3 levels)

717 Concealed Spaces Sleepers most likely still present. Also, existing raised floor framing at Lecture Hall is wood.

Exits Corridors Rooms

803.9 Finishes A.3 Class A A C

903 Automatic Sprinkler Systems Current None provided (Required throughout, due to area and occupancy count)

905 Standpipe Systems Height Provided ( Class III required if top floor > 30' above fire dept access)

Occ Load n/a (Class I required if occupancy > 1000)

Area/A Area/FE Travel

906 Portable Extinguishers Hazard Ordinary 1,500 s.f. 11,250 s.f. 75'

907 Fire Alarm A.3 Provided Manual alarm w/occupant notification

n/a Manual alarm w/occupant voice/alarm communications if occ >1000

None Exist Visible alarms required if uprading or altering

911 Fire Command Center None Exists

912 Fire Department Connection Provided

Reading Stacks Lecture Inst Stor Mech Total

/50 /100 /7 /100 /300 /300 /Fl

1004 Occupant Load EP 1,000 s.f. 3 3

2M 2,500 s.f. 25 25

2 12,100 s.f. 26 52 237 9 324

1M 4,200 s.f. 14 9 23

1 12,600 s.f. 126 16 13 154

G 12,960 s.f. 75 18 5 98

Total Occ Capacity

1005 Egress Width Provided 1 1 @10' 1 @ 3' 1 @ 3' 16 960

G 1 @ 3' 1 @ 3' 1 @ 3' 9 540

Stairway Widths North (serves 1, 1M. 2, 2M) 54" 180

Tower (serves 2) 54" 180 237/2 = 118 + 88/2 = 44

South (serves Lecture Hall)) 42" 140 237/2 = 118 + Rehearsal

1006 Egress Illumination Provided

1007 Accessible Means of Egress 1 1 Accessible (thru NHT) (1007.8 no two-way at elevator, 1007.9 signage not compliant)

G 1 Accessible (one thru Citiparks) (1007.9 signage not compliant)

1011 Exit Signs Lighted signs provided

1014 Exit Access A Travel, w/o Sprinkler 200' (Max existing travel is 138', from 1M Collection Storage)

1018 Corridors A Rating, w/o Sprinkler 1 (Currently no corridors exist)

1103 Accessibility Major segments of the building are currently not accessible.

3000 Elevators 1 existing ADA-compliant (no recall provided)

1 existing "Limited Use/Limited Application" elevator in the staff area

3400 Existing Building, National Historic Landmark

CODE ANALYSIS.

41

APPEN

DIX A

: COD

E REVIEW

LOYSEN +

KREUTHMEIER

ARCHITECTS

with

IAMS CONSULTING,

LLC

SOTA

CONSTRUCTION

SERVICES, LLC

and

WATSON

ENGINEERING

Existing occupancy: A.3 Proposed occupancy: A.3

Year building was constructed: 1890 Number of stories: 2 Height in feet: 55'

Type of Construction: III B Area per floor: = 22,800 s.f. (Library + Theater)

Percentage of open perimeter increase: 75%

Completely suppressed: No Corridor wall rating: N/A

Compartmentation: No Required door closers: Yes

Fire-resistance of vertical opening enclosures: 2hr (except at Orange Stair)

Type of HVAC system: Forced air Serving number of floors: One

Automatic fire detection: Yes Type and location: Duct detectors

Smoke control: No Type:

Adequate exit routes: Yes Dead ends: No

Maximum exit access travel distance: 138' Elevator controls: No

Means of egress emergency lighting: Yes Mixed Occupancies: Yes

AS IS FOR COMPLIANCE

Safety Parameters FS ME GS FS ME GS

3412.6.1 Building Height 0 0 0 0 0 0

3412.6.2 Building Area -5.1 -5.1 -5.1 -5.1 -5.1 -5.1

3412.6.3 Compartmentation 0 0 0 10 10 10 (add doors to compartmentalize, max. area 7500 s.f.)

3412.6.4 Tenant Separations -3 -3 -3 4 4 4 (make sure tenant separations are intact throughout)

3412.6.5 Corridor Walls 0 0 0 0 0 0

3412.6.6 Vertical Openings -5 -5 -5 5 5 5 (enclose the orange stair)

3412.6.7 HVAC Systems 5 5 5 5 5 5 (serves one floor)

3412.6.8 Automatic Fire Detection -10 -10 -10 0 0 0 (test, meet IMC)

3412.6.9 Fire Alarm System -5 -5 -5 -5 -5 -5

3412.6.10 Smoke Control 0 0 0 0

3412.6.11 Means of Egress 2 2 2 2

3412.6.12 Dead Ends 2 2 2 2

3412.6.13 Maximum Exit Access Travel 6.2 6.2 6.2 6.2

3412.6.14 Elevator Control 0 0 2 2 (to score 2.0, add Phase I & II recall, meet new code)

3412.6.15 Means of Egress Lighting 4 4 4 4 4 4

3412.6.16 Mixed Occupancies 0 0 0 5 5 5 (make sure use separations are intact throughout)

3412.6.17 Automatic Sprinklers -6 -6 -6 -6 -6 -6

3412.6.18 Standpipes 4 4 4 4

3412.6.19 Incidental Accessory Occupancy 0 0 0 0 0 0

Actual Score -21.1 -14.9 -10.9 20.9 29.1 33.1

Mandatory Score 18 29 29 18 29 29

CHAPTER 34 REVIEW SUMMARY.

As discussed previously in the Building Code Overview,

the Chapter 34 Review looks at the application of the

Existing Building regulations to the former Library

building and identifi ed measures that can be undertaken

to bring it into compliance with those requirements.

The Chapter 34 Review consists of two parts: the “As Is”

review of the building and the ‘For Compliance” review of

measures that can be undertaken. The existing building

is evaluated in a number of Safety Parameters (listed

along the left side of the chart), with Safety Scores (listed

along the top of the chart) identifi ed in the following

categories:

• Fire Safety (FS)

• Means of Egress (ME)

• General Safety (GS)

The Actual Score (totalled at the bottom of the chart)

indicates the existing and proposed degrees of

compliance of the building within each Safety Score. The

Actual Score is compared to the Mandatory Score in order

to determine the deviation and help to identify potential

corrective measures that can be undertaken to bring the

building into compliance.

As indicated previously in the Report, compliance for the

former Library building appears insurmountable at fi rst

glance. However, on further examination, the defi ciencies

are few and there are a number of readily accomplished

corrections which change the Safety Scores substantially.

These corrective measures are indicated in the last

column of the chart and their impact is calculated under

the “For Compliance” section of the chart.

OVERVIEW.