Download - Report of Facilities Condition Assessment
Capitol View Branch Library
5001 Central Avenue, SE Washington, DC 20019
October 21, 2014
Report of Facilities Condition Assessment
DRAFT
2318 MILL ROAD SUITE 1410 ALEXANDRIA VA 22314 PH 703.684.6550 FX 703.684.8590
October 21, 2014
Smoot Construction DC
5335 Wisconsin Avenue, NW
Washington, DC 20015
Attention: Mr. Stu Dziura Senior Vice President
Reference: Proposal for Facilities Condition Assessment
Capitol View Branch Library
5001 Central Avenue, SE
Washington, DC
Faithful+Gould Project Number 100036495
Dear Mr. Dziura:
Faithful+Gould, Inc. has completed a report of our Facilities Condition Assessment of the Capitol View
Branch Library located at 5001 Central Avenue in Southeast Washington DC (“the Property”). This
report provides a summary of the project information known to us at the time of the study, the scope
of work performed, an evaluation of the visually apparent condition of the Property, a forecast of
anticipated capital expenditures required over the next ten‐years, and a cost benefit analysis which
considers retention versus replacement of the library building and related site systems.
This report was completed in general accordance with the ASTM E2018‐08 Standard Guide for Property
Condition Assessments: Baseline Property Condition Assessment Process. Please review the attached
report and advise us of any questions or comments. We will issue a final report within three days of
receipt of comments.
Very Truly Yours,
Imran I. Ishaq, MRICS D. Jonathan Bailey, CEM, CCM
Lead Facility Assessor Scope & Technical Compliance Review
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20015
Report of Facilities Condition Assessment F+G Project No. 100036495
TABLE OF CONTENTS
INTRODUCTION
1.0 EXECUTIVE SUMMARY .......................................................................................................... 1
2.0 OBJECTIVES & SCOPE OF SERVICES ....................................................................................... 9
FACILITY CONDITION ASSESSMENT
SITE FEATURES .............................................................................................................................................. 15
3.0 SITE SYSTEMS ................................................................................................................... 15
BUILDING ELEMENTS ................................................................................................................................... 18
4.0 STRUCTURAL SYSTEMS ..................................................................................................... 18
5.0 ROOFING COMPONENTS .................................................................................................. 20
6.0 BUILDING EXTERIORS ........................................................................................................ 23
BUILDING SYSTEMS ...................................................................................................................................... 27
7.0 MECHANICAL SYSTEMS ..................................................................................................... 27
8.0 ELECTRICAL SYSTEMS ........................................................................................................ 32
9.0 PLUMBING SYSTEMS ......................................................................................................... 36
10.0 FIRE & LIFE SAFETY ........................................................................................................... 38
11.0 CONVEYANCE SYSTEMS .................................................................................................... 40
BUILDING INTERIORS & FINISHES ................................................................................................................ 43
12.0 INTERIOR FINISHES ........................................................................................................... 43
AMERICANS WITH DISABILITY ACT .............................................................................................................. 45
13.0 ACCESSIBILITY ................................................................................................................... 45
Appendices
Appendix A ‐ Photographs Appendix B ‐ Expenditure Forecast by Year Appendix C ‐ Resumes of Assessment Team Appendix D ‐ ROM Estimate
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 1 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
1.0 EXECUTIVE SUMMARY
1.1 Introduction
The Capitol View Library (“the Property”) consists of a two‐story (with basement and a subbasement boiler
room) reinforced concrete‐framed detached library building located on an approximately 21,890 square
foot (0.5 acre) site at 5001 Central Avenue in Southeast Washington DC. The Property contains a reported
gross floor area of 25,272 square feet, a reported net floor area of 22,240 square feet and was designed by
Clark T. Harmon in 1962 for construction in 1963 and occupancy in early 1964. The building is of
Construction Type 2B (Un‐Protected Non‐Combustible) and arranged for Use Group A‐3 (Assembly ‐
Library). Table 1‐1 and Plan 1‐1 below provides a summary of the building.
Table 1‐1 – Subject Building
Gross Square Foot
Floor Area (SF)
Net Square Foot Floor
Area (SF) Levels Construction Date
25,272 22,240
Sub Basement,
Basement, Ground and
First Floors
1962 ‐ 1963
Plan 1‐1 – Aerial View of Property
North
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 2 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
1.2 Scope of Services
On September 8, 2014, Mr. Benjamin Dutton, MRICS, MCIOB and Mr. Imran Ishaq, MRICS of
Faithful+Gould, Inc. visited the Property to complete a comprehensive facilities condition assessment. The
objectives of the assessment were as listed on the following page.
1. Identify the condition of the Property and the timing and cost of expenditures required over the
next 10 years
2. Complete a cost benefit analysis of retaining the building and completing the recommended
capital expenditures (hereafter referred to as “retention”) or demolishing the building and
building a replacement library (hereafter referred to as “demolition / reconstruction”)
In order to meet the above objectives, we evaluated the current condition of the building and utilities and
projected future repair and replacement needs required over the next 10 years (study period) and
developed opinions of cost for demolition and reconstruction.
1.3 Cost Benefit Analysis
1.3.1 Cost of Retention & Required Expenditures
1.3.1.1 Expenditures
Over the ten years considered by this report the building will require a series of capital expenditures. These
relate to expenditures required to address various building defects resulting from poor original design and
(primarily) systems reaching the end of their effective useful life. The cost table included within Appendix B
of this report and the narrative included within the following report sections provide details of these
expenditures. The listing below and Table 1‐2 on the following pages provide a summary of these
expenditures. All numbers are shown in current (2015) dollar values.
Near‐Term Expenditures (2015 – 2017)
Resurfacing (mill and overlay) of the asphalt pavements
Replacement of failed site concrete at building entrance
Replacement of the built‐up roofing system
Replacement of lintels and installation of through wall flashings to the external wall system
Replacement of failed external precast concrete panels
Replacement of anodized aluminum windows
Recoating of external precast concrete panels and lintels
Cleaning of external brickwork
Replacement of chiller
Replacement of cooling tower
Replacement of the boiler
Replacement of air handling units
Replacement of electrical switchgear Mid‐Term Expenditures (2018 – 2021)
Crack filling, seal coating and re‐striping of asphalt pavements
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 3 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Replacement of perimeter chain link fence
Replacement of carpet tiles throughout Late‐Term Expenditures (2022 – 2024)
Recoating of external precast concrete panels and lintels
Cleaning of external brickwork
Table 1‐2 – Summary of Total Expenditures over 10‐year Study Period
Year Expenditures
Immediate $0
2015 $0
2016 $756,121
2017 $0
2018 $29,025
2019 $74,805
2020 $0
2021 $5,847
2022 $0
2023 $0
2024 $0
TOTAL $865,798
1.3.1.2 Facility Condition Index
The Facility Condition Index (FCI or FCNI) provides a relative measure for comparing one building (or group
of buildings) to another. This index is a calculation, derived by dividing the total accumulated project cost
for the 10‐year window covered by this report by the total Component Replacement Value (CRV) of the
building. The index is intended to show the current and future conditions of the building if no capital
investment is made. Tables 1‐3 provide a summary of the FCI / FCNI condition ranges for the Property.
Table 1‐3 – Facility Condition Index
Accumulated Deferred Maintenance
Current Replacement Value (CRV)
Facility Condition Index (FCI)
$865,798 $12,177,498 0.071 / Fair
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 4 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
1.3.2 Cost of Demolition / Reconstruction
In the demolition / reconstruction scenario considered by this report, the Property will be redeveloped for
the purposes of a branch library configured for the services of the Washington DC Public Library system,
with an infrastructure that supports the changing technology of library sciences and the needs of an inner
city community. We have assumed that this redevelopment will consist of the activities listed below and
included within Table 1‐4.
Closing of the existing library and transfer of all programs to neighboring libraries (most likely a
combination of Anacostia Library, Deanwood Library, Dorothy I. Height/Benning Library and
Francis A. Gregory Library). Under our demolition / reconstruction scenario, we have included
allowances for moving and storage (within a DC DGS warehouse) of existing equipment and books
and for surplus disposal of furnishings. We have not included allowances for the creation of a
temporary library facility.
Environmental remediation of the Property. Pending the results of studies being completed in
conjunction with this report, we have assumed that the building contains asbestos containing
insulation around enclosed piping and lead based paint. We have included a lump sum allowance
for remediation of these items prior to demolition.
Following clearing of the building of all items and environmental contaminants, we have included
an allowance for complete demolition of the building and clearing of the entire site.
Retention of a design team and a General Contractor to design and construct a replacement
library. We have assumed that the replacement library will consist of a two story structure with
basement containing approximately 25,000 gross square feet. The design will incorporate
sustainable low energy design solutions, and program space for digital reference center, computer
lab, a 200‐seat community room and cultural center, meeting rooms and seminar rooms, and will
contain modern furniture, fixtures and equipment.
Table 1‐4 – Summary of Demolition / Reconstruction Costs
Activity Cost
Move & Store Books. Dispose of Furnishings $30,000
Environmental Remediation Allowance $100,000
Demolish Existing Building & Clear Site $190,000
Construct Replacement Building (Exc. FF&E) $11,267,498
FF&E $590,000
TOTAL $12,177,498
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 5 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
1.3.3 Cost Comparison
Table 1‐5 on the following page provides a comparison between the cost of retention and demolition /
reconstruction.
Table 1‐5 – Cost Comparison (Retention Vs. Demolition / Reconstruction)
Year Retention Demolition Reconstruction
Immediate $0 $0
2015 $0 $0
2016 $756,121 $12,177,498
2017 $0 $0
2018 $29,025 $0
2019 $74,805 $0
2020 $0 $0
2021 $5,847 $0
2022 $0 $0
2023 $0 $0
2024 $0 $0
TOTAL $865,798 $12,177,498
1.3.4 Cost Benefit Analysis of Retention and Demolition / Reconstruction Options
All real properties require maintenance and implementation of capital expenditure projects to prolong the
life of systems and replace items that have reached the end of their effective useful life. The goal is to
maintain the tangible value of the underlying asset. The cost of expenditures outlined within Table 1‐2
represent the level of capital expenditure necessary to maintain the underlying value of the 1962 library
facility. The type of cost expenditures outlined do not address the more salient question of the functional
adequacy of space configuration, infrastructure, energy efficiency, security, handicapped accessibility,
image and branding, parking, or community engagement needed to meet the needs of a 2015 library
structure. Identifying the feasibility and expense of remodeling the existing structure to meet the needs of
a contemporary library is outside the goal of this report. However, by comparative analysis of
contemporary library projects completed or under construction within the past 5 years we can discern the
projected probable cost for the demolition / reconstruction of a new building on the current site that
designed to meet contemporary library standards. Similarly, the value of induced benefit from energy
savings through new construction can be identified for the 10‐year study period. Assuming design and
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 6 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
construction is completed in 3 years the remaining 7 years in the study period could experience a 15%
reduction in energy costs.
The long term benefits of retaining or replacing the existing structure extends beyond the capital expense
of the physical property presented in this report. We recommend conducting further evaluation and
analysis of outcomes measurement in public libraries such as the research and grant studies conducted by
Dr. Glen Holt, executive director, Saint Louis Public Library and Prof. Donald Elliott, professor of economics
and business, Southern Illinois University at Edwardsville, Illinois.
1.4 System & Condition Summaries
Site features at the property include asphalt paved parking areas, cast‐in‐place concrete sidewalks, curbs
and gutters, raised planters, chain link perimeter fencing, landscaping and storm water management
features. Site systems are generally in fair but worn condition with some localized defects noted. The
asphalt pavements require near‐term resurfacing and mid‐term seal coating, failed concrete adjacent to the
front entrance should be replaced near‐term and the perimeter fence should be replaced mid‐term.
The building comprises of a reinforced concrete superstructure (columns, concrete joists, concrete beams)
supporting a concrete roof deck and a non‐load bearing exterior wall system. The superstructure is
supported on isolated and continuous cast in place concrete footings varying in size and depth. The
structural systems appeared to be in good condition with no observed evidence of settlement,
deterioration, or other distress noted. Assuming correction of defective conditions at the exterior systems,
we do not anticipate a requirement to complete significant expenditures relative to the structural systems.
The building is enclosed horizontally with a low‐slope roof covered with an asphaltic based built‐up roofing
(BUR) system. The roof was installed in 1991 and is in fair to poor condition with large blisters,
missing/detached flashings, active leaks and failure of the surface coating noted. We have recommended
budgeting for near‐term replacement of the roof system.
The exterior wall system consists of brickwork cladding with steel lintels, precast concrete cladding panels,
anodized aluminum framed windows containing single‐glazed glazing units and (at the ground floor)
painted steel security grills, glazed front entrance and sealants at control joints and the perimeter of the
openings. The exterior wall systems are in fair to poor condition. Of significant concern was the condition
of the precast concrete panels and corroded steel lintels. Several concrete panels have spalled/cracked and
near‐term replacement of a number of panels is recommended. The corroding steel lintels (caused by a
lack of through‐wall flashing) is causing separation within the mortar applied at joints in a linear pattern
above the windows at each level. The defective mortar will permit ongoing water entry which may lead to
further corrosion, water ingress, damp and the development of mold growth. We have recommended
budgeting for the near‐term installation of through wall flashing, and replacement of failed lintels, mortar,
bricks and concrete cladding panels.
The majority of the single glazed, anodized aluminum windows date from the original construction,
however, some units have been replaced to the rear of the reception desk. The windows are in fair
condition due to their age/general wear and tear and are no longer considered to be energy efficient. In
some instances the windows are warped and permit air infiltration, which will be affecting heating and
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 7 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
cooling performances. We have recommended near‐term replacement of the existing windows with
anodized aluminum, double glazed units.
Hot water for heating purposes for is generated by one natural gas fired cast iron boiler manufactured by
Smith in 1991 with a rated capacity of approximately 1,137‐MBH. Heating hot water is circulated through
the two pipe distribution system via two circulation pumps operated in a duty and standby configuration.
Chilled water for cooling generated by one water cooled chilled manufactured by Carrier with a rated
capacity of approximately 50‐tons. Condenser water for the chiller is generated by one single cell cooling
tower located at the southeast corner of the site. The cooling tower was manufacture by Baltimore Air Coil
in 1991 with an approximate capacity of 50‐tons. Condenser water is distributed via one distribution pump
with a rated capacity of 170‐gpm. Conditioned air is provided by single‐ and multi‐zone air‐handling units
equipped with a two pipe chilled water/hot water coil. Conditioned air from the air‐handling units is
ducted throughout each floor to the respective zones and/or areas served. Supplemental cooling for the
elevator equipment room is provided by a split system air conditioning unit with the remote condensing
unit being mounted on the east side of the building. The split system air conditioning unit has an
approximate cooling capacity of 1.5‐tons and was manufactured by Carrier. The HVAC systems are
controlled via a direct digital control system.
The gas‐fired boiler appeared to be in fair condition. Replacement should be anticipated near‐term. The
chiller appeared to be in fair condition but due to its age it will likely become maintenance intensive and
less efficient as it continues to age. Based on the age of the chiller and advances in chiller efficiencies, we
recommend budgeting for its replacement near‐term. The cooling tower was in a similar condition and
should be replaced in conjunction with the chiller. The air handling units appeared to be in fair condition
with sheet metal and interior deterioration noted. Replacement of the air handling units is recommended
near‐term.
Secondary electrical service is supplied at 208‐volts, 3‐phase from a PEPCO pole mounted transformer
located along 50th Street SE. Conductors from the transformer are then routed to a 1,500‐amp main C/T
cabinet in the basement mechanical room. Service from the main switchboard is then routed to various
breaker panels, fuse boxes, and fused disconnects to serve the electrical loads throughout the building.
Lighting throughout the building is typically 2’ x 4’ recessed fluorescent fixtures with T8 lamps and
electronic ballasts. Emergency lighting is provided by fixtures with battery backup units and the
emergency power circuit. Security systems within the building consist of various security cameras located
throughout the building which are monitored by a digital video recorder and an electronic theft detection
system located at the main library entrance. The electrical installations appeared to be in fair condition
with most of the equipment and components dating to the 1960’s. Based on the age and type of some of
the electrical components it is likely that these components will reach the end of their service life and
become increasingly unreliable throughout the study period. We recommend budgeting for a electrical
system upgrade near‐term to ensure the electrical systems continue to provide reliable service.
Plumbing systems include the cast iron and galvanized sanitary and storm sewer piping, copper domestic
hot and cold water piping, sewer ejector pumps, sump pumps, and natural gas domestic water heater.
Plumbing systems appeared to be fair condition with no major issues note or reported to us. The domestic
water heater was in fair to good condition and should not require replacement within the study period.
The sump and sewer ejector pumps appeared to be in fair condition and will likely be repaired or replaced
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 8 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
on an as needed basis during routine maintenance activities as an operational expense. The domestic
water and sanitary sewer piping appeared to be in fair condition. Replacement of the sanitary sewer and
domestic water distribution piping should be considered for replacement should the library every undergo
an extensive renovation.
Fire and life safety elements observed audible fire alarm and detection system (fire alarm / annunciator
panels, duct detectors, strobes, pull stations, emergency and exit lights), handheld fire extinguishers, and
fire‐rated means of egress. The fire and life safety elements were in generally good condition and installed
in accordance with the code in effect at the time of construction and last renovation. The fire alarm
control panel was replaced in 2010 and should remain serviceable throughout the study period.
Conveying systems within the building consist of one hydraulic elevator with a capacity of 2,500‐lbs and a
speed of 150 feet per minute. The elevator components appeared to be in good condition having been
subject to large‐scale modernization in 2007. Future modernization or capital replacement is not
anticipated within the study period.
Interior finishes consisted of carpet tiles, 2’ x 2’ suspended acoustical ceiling tiles and painted gypsum
board or concrete masonry unit walls. Finishes were in generally good condition with the majority of
finishes (flooring, walls, ceiling tiles) replaced in 2006. We have recommended budgeting for mid to late‐
term replacement of carpet tiles.
The building generally complied with the 2010 edition of the Americans with Disability Act.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 9 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
2.0 OBJECTIVES & SCOPE OF SERVICES
2.1 Report Objectives
The objective of this report is to produce an advanced facilities assessment and capital planning process,
utilizing all current data from a complete condition assessment of the Property, to result in a strong and
well‐developed plan to support strategic capital investment, identify and reduce risk and through the
completion of a cost benefit recommend either retention or demolition/reconstruction of the existing
Property . In short – the objective is to assess the condition of all included building and site systems and
develop a prioritized forecast of anticipated capital expenditures over the 10 year period between 2015
and 2024 and to determine the best build alternative for the Property. This will inform the long term
investment plan for the building by developing an array of projects, architectural and
mechanical/electrical/plumbing systems that can be inputted into a planning model from which sound
management decisions can be made to best utilize funding resources. Specific objectives of this study are
listed below.
Identification and documentation of the present condition and risks of the building
Recommendation of corrections for all deficiencies
Provision of cost estimates for such corrections
Cost of demolition and reconstruction
Forecasting of future facility renewal costs based on documented methodology, of the facilities and
equipment in the building
Obtaining a Facilities Condition Index (FCI) to illustrate the relative condition of the subject building
In order to meet these objectives we completed a visual evaluation of installed systems at the property
(i.e. site systems, structural, roofing, exterior, mechanical, electrical, plumbing, fire protection and life
safety, and interiors) and produced this report of Facilities Condition Assessment. This report represents a
comprehensive evaluation of the building systems and major components including criteria for assessment,
expected useful life, remaining useful life, year to be replaced, project priority and plan type, existing
condition, estimated replacement date, and estimated replacement cost standards.
2.2 Key Issues
Faithful+Gould was requested to complete a Facilities Condition Assessment of the site and site
improvements. The key issues to be addressed by the Facilities Condition Assessment include the
following:
1. Identification of the visually apparent condition, installation date, remaining useful life and
deficiencies at the Property to include all systems and elements detailed in the following “Strategy
Employed to Meet the Key Issues” section
2. Through the completion of a cost benefit analysis determine the best build alternative
3. Recommendations and opinions of cost for capital projects over a 10 year period from and including
2015. Projects are to be categorized using two priority tools and one set of deficiency categories
4. The replacement value of the component or system
5. Proposed projects and timelines for when the system/component should replaced
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 10 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
6. Proposed execution strategies for the identified projects that minimizes cost and disruption
2.3 Strategy Employed to Meet Key Issues
The strategy employed to meet the key issues detailed above (i.e. our scope of services) consisted of
performing a visual assessment of the interior, exterior and site components of the subject building. The
scope of services was governed by Faithful+Gould’s proposal for Facility Condition Assessment services
dated July 14, 2014
The primary purpose of the Facilities Condition Assessment was to identify visually apparent deficiencies in
the building and site. The evaluation included site visits to observe the building and site systems,
interviewing building management and maintenance personnel, and reviewing available maintenance
systems, design and construction documents and plans. This Facilities Condition Assessment has been
conducted in general accordance with industry standards and the American Society for Testing and
Materials (ASTM) Standard E 2018‐08 Standard Guide for Property Condition Assessment: Baseline
Property Condition Assessment Process.
We performed a visual non‐destructive assessment of the interior, exterior and site components of the
building, including the following major components and systems:
Site Systems. We visually observed the site systems for the removal of storm water and evidence of
poor drainage and / or erosion potential. We also reviewed (where applicable) the condition of
pavements, site concrete, retaining walls, fencing, landscaping, site grading, and storm water drainage
features.
Structural System. We observed the structures for visible signs of distress and have reported our
findings. We also reviewed available structural drawings for information regarding the design load
criteria of the existing structures and the building codes to which the structures were designed. We did
not complete a seismic probable‐maximum‐loss (PML) evaluation of the Property.
Roof System. We visually evaluated the condition of accessible roof systems, accessories, and details.
In addition, where applicable we discussed existing roof warranties.
Building Exterior Elements. We visually observed the exterior wall system, window and door systems
for visible evidence of deficiencies, continuity of seals, and other types of distress and have reported
our findings. We reviewed available flashing and connection details for drainage design and observed
the condition and placement of expansion joints. Our visual observations were based on those
conditions that can be observed from ground level, roof level terraces and through the use of
binoculars.
Mechanical / HVAC, Electrical, Plumbing (MEP) Systems. We observed the age and condition of the
MEP and related building systems and have commented on their condition and visible deficiencies.
Fire Protection and Life Safety. We observed the age and condition of the fire protection and life
safety elements and have commented on their condition and any visible deficiencies. The elements
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 11 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
surveyed included structural fire protection, means of egress, fire suppression systems, and fire
detection and alarm systems.
Conveyance. We visually observed the conveyance systems and have reported their general condition.
Interior Finishes. We visually observed the interior areas of the Property and have reported their
general condition.
Disabled Access. We visually identified barriers to disabled access based upon the 2010 edition of the
Americans with Disability Act.
The scope of services under which the Facilities Condition Assessment was completed was visual in nature
and not intended to be destructive to the Property to gain access to hidden conditions. We did not perform
any destructive testing or uncover or expose any system members. We have documented the type and
extent of visually apparent defects in the systems in order to perform the condition assessment.
The scope of services under which the Facilities Condition Assessment was completed includes only those
items specifically indicated. The evaluation does not include any environmental services such as (without
limitation) sampling, testing, or evaluation of asbestos, lead‐based paint, lead‐in‐water, indoor air quality,
PCB’s, radon, mold, or any other potentially hazard materials, air‐borne toxins or issues not outlined in the
previous scope of services. In addition, the assessment does not include identification of underground
soils, identification or quantification of underground contaminants.
2.4 Personnel
On September 8, 2014, Mr. Benjamin Dutton and Mr. Imran Ishaq from Faithful+Gould visited the Property
to observe and document the condition of the building and site components. During the course of our
assessment, Faithful+Gould interviewed the personnel detailed in Table 2‐1.
Table 2‐1 – DC Public Library Personnel Interviewed by Faithful+Gould Team
Name Title Tenure at Property
Darrell Gray Building Engineer Since 1990
2.5 Document Review
In addition to interviewing Management representatives listed in Table 2‐2, we also reviewed
documentation as listed below:
Air conditioning program prepared by Lutz, Schiebla & Fulford – Engineers dated 9/21/1967.
Drawing sheets 11‐23‐67 (ME4, ME5).
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 12 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Project Drawings prepared by Clark T Harmon of the Government of the District of Columbia
dated 12/27/1962. Architectural: A‐1 to A‐12, Structural: S‐1 to S‐4, Mechanical: E‐1 to E‐3. P‐1.
M‐1 to M‐2.
Roof replacement drawings prepared by Government of the District of Columbia (Department of
Public Works). Drawing sheet 612101 – CS‐1. Drawing dated May 1, 1991.
2.6 Assessment Methodology
Each member of the assessment team has a minimum of 10 years of experience completing similar
projects. We used this experience coupled with our review of the requested scope of services, objectives
and discussions with the parties listed in Table 2‐1 to develop a specific assessment methodology for DC
Public Library (DCPL). This methodology focused upon risk mitigation and standard capital renewal.
Our methodology commenced with reviewing available drawings, specifications and other relevant
information for each system. Following review of documentation, we met with DCPL and reported subject
matter experts for each system. Subject matter experts typically consisted of facility or management
personnel with experience operating or managing the systems to be assessed. Information reported by the
subject matter experts was considered to be for information purposes only, with all information verified
(where possible) by our assessment team.
Following review of documents and interview with subject matter experts, we evaluated each system. Our
evaluation consisted of a visual non‐destructive assessment completed in general accordance with the
ASTM 2018‐08 Standard Guide for Property Condition Assessments. A copy of this standard is included
within the appendix of this report section. For each system and component of that system we noted the
visually apparent condition noted for system / component specific modes of failure, noted the age of the
system / component and made a determination of required repairs / replacements and the timing of those
actions. We also quantified any system / components that we judged would require replacement within
the 10 year study period. Upon completion of the physical evaluation, we generated this report.
2.7 Development of Estimated Useful Life / Remaining Useful Life
A fundamental part of any capital planning process is the development of the Estimated Useful Life (EUL)
and Remaining Useful Life (RUL) for each piece of equipment. EUL considers the life of a system or
component of that system (i.e. a roof may have a 15 year life). RUL considers what is the remaining life of
that system (i.e. a roof may have a RUL of 10 years – therefore replacement will occur in 10 years).
We developed our EUL and RUL based upon the determined condition of a system, our experience with
that specific installation (i.e. roof membranes installed by a manufacturer such as Carlyle may last longer
than a comparable system installed by Firestone) and the impact of that system’s failure. For instance,
batteries for an Uninterruptable Power Supply system may typically last 5 to 7 years. However, as they may
be a critical part of the electrical supply to a process machine, we would consider a RUL of 4 years under
the assumption that one replaces prior to failure and prior to when the likelihood of failure increases to an
unacceptable risk level.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 13 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
The EUL and RUL can be further modified by the quality / type of existing installation and the quality / type
of the replacement installation. For instance, if we noted that a system that typically achieves a 10 year life
was not installed correctly and as a result will require replacement at a 7 year life, we will show
replacement after 7 years. However, assuming that a replacement system is installed correctly, it will last
10 years, we then show a cycle 1 replacement after 7 years, and a cycle 2 replacement 10 years after the
cycle 1 replacement.
2.8 Opinion of Cost
Our opinions of cost included within this report are based upon our experience with similar buildings and
systems, industry‐standard cost data, local cost data and the knowledge of Faithful+Gould’s in‐house cost
estimators. We have considered that any expenditure below $1,000 will be funded as a Routine
Maintenance (“operational”) expense and therefore will not be included within this study. However, where
similar projects with values less than $1,000 are anticipated, we have grouped these projects to create a
combined capital project with a value above the cost threshold. We have followed a four phase approach
when developing our opinions of cost:
1. Identify project scope and complexities during assessment phase
2. Identify DCPL specific factors that may increase project cost above typical market conditions (i.e.
work completed in off hours, procurement, union, insurance requirements, prevailing wage etc.)
3. Utilize the District of Columbia prevailing wage
4. Included for General Conditions and Architectural / Engineering fees (where applicable)
5. Utilize our Cost Estimators to develop opinions of cost considering various factors including 1, 2
and 3 above and as detailed below
It should be understood that costs provided are for planning purposes only. Actual project costs may vary
significantly to those projected based upon inflationary factors, weather and time of season, unforeseen
economic circumstances and market trends, contractor schedules, unusual owner requirements, and other
factors beyond our control.
2.9 Terminology & Limitations
This report and the attached expenditure forecast generally identify the Expected Useful Life (EUL) and the
Remaining Useful Life (RUL) of observed systems and components. EUL is projected based upon industry‐
standard guidelines and our experience with similar systems. RUL is projected based upon our assessment
of age, condition and maintenance / repair history. The timing of the projected expenditures and their
associated costs represent our opinion considering the aforementioned factors. Alternative methods of
managing the existing equipment or systems may be feasible over the 10 year study period. However,
these alternative methods will depend upon actual management practices, financing requirements, and
the ability of the engineering staff to perform some of the repairs in‐house. Alternative scenarios that have
not been presented to Faithful+Gould have not been considered within this report.
This report has been presented based upon our on‐site observations, information provided to us,
discussion with building management and maintenance staff, our review of available documentation (see
scope of services and document review section) and our experience with similar systems. If any
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 14 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
information becomes available that is not consistent with the observations or conclusions expressed within
this report, we request that this information be immediately forwarded to us. The evaluation of existing
structures requires that certain assumptions be made regarding existing conditions. This evaluation was
based upon our visual non‐destructive evaluation of accessible conditions of the Property. Furthermore,
this evaluation was limited in time on‐site, fee, and scope and was not based upon a comprehensive
engineering evaluation.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 15 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
SITE FEATURES
3.0 SITE SYSTEMS
Site features at the Property include an asphalt paved parking lot, cast‐in‐place concrete sidewalks and curb
and gutter, a raised planter, chain link perimeter fencing, landscaping and storm water management
features (reference Photographs 14, 15 & 17 in Appendix A).
3.1 Description
The Property contains a continuous asphalt‐paved parking lot located to the east and south
elevations. The pavement is accessed via entrances / exits off Central Avenue Southeast to the
North and 50th Street Southeast to the West. The lot contains 19 spaces plus one additional space
assigned for bus use. Standard spaces measured 19’ x 9’. Site development plans were not
reviewed, however the pavement has an asphaltic surface course and it is assumed that there is
also an asphaltic base, aggregate base and compacted subgrade. Plan 3‐1 provides a graphical
overview of the site areas considered by this report.
Plan 3‐1 – Aerial View of Property
Cast‐in‐place concrete sidewalks provide pedestrian access to the building from Central Avenue
Southeast. Sidewalks are laid in approximately 5’ x 4’ sections and laid to drain to the City
maintained stormwater systems. The parking areas are accented with cast‐in‐place concrete curb
and gutter sections. All concrete was assumed to be cast over compacted subgrade.
The extents of the parking lot are enclosed with dwarf height (approximately 2’ 6”) concrete wall. A
6’ tall steel chain link fence is mounted upon the perimeter concrete dwarf wall. There is a pair of
gates to the entrance of 50th Street Southeast which were locked at the time of the assessment.
Tables 3‐1 and 3‐2 on the following page summaries the site areas.
North
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 16 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Table 3‐1 – Parking Spaces Counted
Standard Bus Parking ADA Drop Off TOTAL
19 1 0 0 20
Table 3‐2 – Site Areas Measured
Asphalt Pavement Sidewalks Curb & Gutter
1,063 SY 736 SF 32 LF
There are landscaping features present to the the front of the Property. These consist of a raised
planter area contained within a brick enclosure, flagpole, cycle racks and grass lawn area.
Stormwater is collected within brick culverts which expel to the City maintained stormwater
management system.
3.2 Condition
The asphalt parking areas are generally in fair condition with considerable areas of longitudinal and
transverse cracks through the pavement wearing surface, unsealed construction joints and general
failure of surface markings noted. In addition, a section (approximately 26’ x 16’) of the pavement
has settled following the removal of an underground oil tank. This has caused ponding of the
surface water. In addition, vegetation growth has also penetrated through the wearing course
which is causing further deterioration in various locations.
To extend the life of the pavements, we recommend the implementation of a structured approach
to on‐going maintenance and repair. This should commence with resurfacing the asphalt pavement
wearing course in the near term. We recommend that the pavement wearing surface (the top 1” to
1 ½”) be edge milled and overlaid. Replacement of the asphalt pavement wearing course should be
followed by the mid‐term application of a two‐coat asphaltic based seal coat and the re‐application
of surface markings to prolong the life expectancy of the surface. This will reduce water ingress
(and resulting deterioration) of the pavement sub‐base and subgrade, increase the flexibility of the
pavement wearing surface (allowing it to accommodate movement) and maintain the appearance
of the pavements until the end of the study period.
Sidewalks were in generally good condition. However, the sidewalks adjacent to the front entrance
are in poor condition, with numerous areas of longitudinal cracks and surface spalls noted. Based
upon the public location of the sidewalks and the potential that tripping hazards will be caused by
the cracked concrete; we recommend budgeting for near‐term replacement of the failed sidewalk
panels. We have also included an allowance for mid‐ and late‐term replacement of sidewalk panels
in anticipation of future failed sections.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 17 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Concrete curb and gutter sections, landscaping and storm water management features are
considered to be fair condition. We do not anticipate budgeting for capital repair or replacement of
these elements within this study period.
The chain‐link fence is in fair condition with areas of surface corrosion. The posts and panels are
still in a functioning condition and have not yet reached the end of their effective life. In some
isolated areas, vegetation has started to grow through the fence from the neighboring property.
We have allowed for mid‐replacement of the chain link fence.
3.3 Projected Capital Expenditures
Required:
1. We recommend budgeting for edge milling and overlay (resurfacing) of the pavements in 2016.
Our opinion of cost for this work is $23,386 ($22 per square yard). This includes an allowance
for localized full depth replacement of the pavement (at areas of alligator cracking) and for the
installation of a geotextile fabric to help retard reflective cracking.
2. We recommend budgeting for the application of a two‐coat asphaltic‐based seal coating over
the asphaltic pavement, the re‐application of surface markings and filling of surface cracks. Our
opinion of cost for this work is $5,847 ($5.50 per square yard) in 2021.
3. We recommend budgeting for replacement of failed sidewalk panels contained at the front of
the building. Our opinion of cost for this work is $2,940 ($15 per square foot) in 2016.
4. We recommend budgeting for mid‐term replacement of the chain link fencing. Our opinion of
cost for this work is $9,025 ($25.00 per linear foot) in 2018.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 18 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
BUILDING ELEMENTS
4.0 STRUCTURAL SYSTEMS
The description of the respective structural systems is based upon our review of available drawings (see
document review section), and our observation of exposed portions of the building structure at the
mechanical room, at exposed columns, wall and floor assemblies, and at support rooms (reference
Photograph 46 in Appendix A).
4.1 Description
The structural system consists of a reinforced concrete superstructure (columns, concrete joists
and concrete beams) supporting the concrete floor and roof decks. The building is supported on a
combination of isolated and continuous cast in place footings varying in size and depth.
Concrete Strength
We were not provided with details in regard to concrete strength.
Foundations
Supporting columns were to be founded on isolated and continuous cast in place footings which
vary in size. The footings are recorded as having high strength reinforcing steel with intermediate
grade ties and stirrups. Major walls are supported on continuous footings.
Lowest Floor Level
The ground floor slabs comprises of reinforced concrete with a vapor barrier and a compacted
granular fill.
Superstructure
The structural system consists of a reinforced concrete superstructure (columns, concrete joists
and concrete beams) supporting the concrete floor and roof decks. The concrete beam schedule
indicates that the beams vary between 8” and 16” deep and 10” and 48” wide.
Internal Walls
Interior walls consist of 5/8” type X gypsum wallboard supported on either steel studs or 8” thick
concrete masonry units.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 19 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Ceilings
Common area ceiling systems consist of a combination of painted gypsum wallboard coffered
ceilings supported on a suspended ceiling grid, 2’ x 2’ suspended acoustical ceiling tiles placed
within a prefinished steel grid or the exposed underside of the roof structure.
Exterior Walls
The external walls are non‐load bearing and primarily consist of clay brick veneer and precast
concrete panels between the brickwork at horizontal and vertical interfaces. The exterior walls
also incorporate embedded steel lintels which are installed as through wall continuous flashing.
We could not ascertain the size of the lintels from the drawings and no opening up of the
structure was undertaken during the assessment.
Roof Structure
The roof structure consists of a 5½” thick reinforced concrete slab. The canopy roof also has a
concrete roof deck which is 4” thick and also has an additional 3” of concrete on top of the roof
deck underneath the built up roof.
4.2 Condition
The structural systems for the building appeared to be in good condition and should not require
repair or replacement within the study period. However, we noted stepped cracks at the exterior
wall system which serves the single level storage building located at the rear of the Property.
Based upon the minimal size of the building, we have anticipated that repair or localized
reconstruction of the building can be funded as an operational expense.
4.3 Projected Capital Expenditures
Required:
No Expenditures are anticipated.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 20 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
5.0 ROOFING COMPONENTS
The entire building is enclosed horizontally by a low‐slope roof covered with an asphalt built‐up
roofing (BUR) system installed in 1991 (reference Photographs 4 through 8 in Appendix A).
5.1 Description
The building is enclosed by a two level (main and canopy) low‐slope roof. Each roof level is
covered with an internally‐drained asphaltic based four‐ply built‐up roofing system installed in
1991. The sectional detail of the roof consists of the structural concrete deck, a base sheet,
tapered rigid insulation, the four‐ply asphaltic membrane and a field‐applied solar reflective
acrylic coating. Plan 5‐1 below indicates roof areas covered by the built‐up system.
Plan 5‐1 – Built‐Up Roofing Areas
The roof was enclosed by 3" to 8” tall parapet walls which consisted of an extension of the main
wall system to the outer face and an extension of the field membrane to the inner face. Base
flashings consist of a two‐ply modified bitumen membrane covered with the acrylic field coating
and applied over 4” wood cant strips. Cap flashings consist of standing seam steel caps attached
to 2” x 4” and 2” x 8” wood nailing blocks. Counter flashing consisted of stainless steel units. The
built‐up roofing areas are internally drained through 5” internal drainage outlets. Table 5‐1 on the
following page provides a summary of the built‐up roofing areas.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 21 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Table 5‐1 ‐ Summary of Roof Construction (BUR)
Roof Component Built‐Up Roof
Installation Date 1991 (Coating Applied 2009)
Roof Area
(SF / total / approx.) 9,351
Application/ Membrane 4‐Ply Built‐Up Roofing System
Manufacturer / Model Unknown
Surface Acrylic Coating
Deck Type Cast in Place Concrete
Insulation Rigid Tapered Insulation
Cover Board None
Drainage 5” Roof Drains
Overflow Scuppers 4" External
Base Flashings Modified Bitumen
Cap Flashings Steel Caps
Perimeter Enclosure Variable Height Parapet Wall
Warranty (Manufacturer) None
Warranty (Contractor) None
5.2 Condition
The built‐up roofing system was in generally fair to poor condition. Installed in 1991, we noted
numerous areas of blistering and general softness across the roof field (both indicative of trapped
moisture within the roof system), areas of poorly completed patch repairs, at the surface coating
areas of debonding and delamination, open and split base flashings, and areas of water ingress
through the roof system. Parapet walls were also generally in poor condition. A number of
sections have been damaged and aluminum parapet capping sections are missing, exposing
underlying wood blocking which are being subjected to water saturation. If not rectified, these
elements will deteriorate further, resulting in aesthetic and possibly structural failure. Costs for
the replacement of parapet covering have been included within the roof replacement cost. Based
upon the extent of deterioration noted, we have recommended budgeting for near‐term
replacement of the roof.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 22 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
5.3 Projected Capital Expenditures
Required:
1. We recommend budgeting for replacement of the built‐up roofing system in 2016. Our opinion
of cost is $130,914 ($14 per square foot). This opinion of cost assumes removal of the existing
roof (including all flashings) to the structural deck and the installation of a 60‐mil single‐ply
thermoplastic polyolefin roof membrane over tapered insulation.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 23 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
6.0 BUILDING EXTERIORS
The exterior wall systems consist of an anchored brick veneer, steel lintels, architectural precast concrete
cladding panels, anodized aluminum windows with painted metal security grills (ground floor only), glazed
storefront entrance doors and sealants at control joints and the perimeter of the openings (reference
Photographs 1, 2, 9 – 13, 18 and 19 in Appendix A).
6.1 Description
Brick Veneer
The primary exterior wall system consists of a clay brick veneer. The veneer is provided at
approximately 50% to 60% of each elevation with the sectional detail consisting of the 4” to 5”
clay face brick laid in stretching bond, supported on a steel shelf angle and placed against a
concrete masonry unit back‐up.
Precast Concrete Cladding Panels
Architectural precast concrete cladding panels make up approximately 25% of the wall area of
each elevation. The concrete masonry panels have a painted surface, are typically 3” to 4” thick
and form infill panels between the brickwork and the window units. The precast concrete panels
typically measure approximately 2’6” x 4’6” at each section with flush joints between each panel.
The brickwork is dowelled to the vertical concrete sections adjacent to each section of brickwork.
The concrete masonry panels are separated from the brickwork by vertical concrete sections
which protrude from the outer face of the elevation walls by approximately 4”. The precast panels
are interconnected using steel masonry ties.
Doors and Windows
The front entranceway includes glazed storefront doors consisting of anodized aluminum framing
members with single pane glazing. Doors are operable by the use of proximity sensors with level
access is afforded from street level. The current doors are not original and have been replaced.
Painted steel panel doors are located as secondary access / egress points at the sides and rear of
the building.
Windows at each elevation consist of operable, single glazed anodized aluminum framed hopper
style units. Glazing units are ¼” thick. The windows are fitted to the ground and first floors and the
ground floor windows are fitted with security grills for added security. With the exception of
replacement double glazed anodized aluminum windows installed at the rear of the main
reception desk, windows date from original construction.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 24 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Other Exterior Elements
A canopy is located along the north and west elevations over the main entrance to the building.
The canopy consists of a cantilevered assembly covered by a low‐slope roof.
6.2 Condition
Brick Veneer
The brickwork is currently suffering from expansion
within the mortar joints due to corroding of the
embedded steel shelf angles. Resulting from a lack of
through‐wall flashing, corrosion of the shelf angles has
caused separation which is approximately up to an inch
wide in a continuous linear pattern. The gap is visible
above the windows at each level around the entire
perimeter and is separated only by the windows and
concrete panels. The open gaps in the mortar joints
allows water penetration leading to further corrosion
and potentially damp and mold growth internally, if not
rectified.
We recommend scaffolding of the building, removing of three courses of brick above each shelf
angle, removing and replacing the shelf angle, installing a through‐wall flashing and reinstalling
(where possible) the removed brick.
In addition to concerns with the shelf angles, we noted stains on the brickwork, particularly to the
front elevation. While this is not considered to major issue, from an appearance point of view the
staining is particularly unsightly when viewed at street level. On this basis, we have allowed for
two terms of brick cleaning to be undertaken in the near and late terms of this study period for
approximately 15% of the external wall area.
Precast Concrete Cladding Panels
The condition of the precast concrete cladding panels ranges from fair to good with numerous
areas of surface and minor sectional cracks noted at the panels. We have recommended that the
defective panels be replaced in conjunction with correction of the previously cited shelf lintel issue.
In conjunction with this replacement work, we have also recommended that an allowance be made
for recoating of the cladding panels and replacement of sealants installed between the panels and
brick veneer.
Doors and Windows
Doors appeared to be in good condition. Assuming the completion of on‐going maintenance
replacement or capital expenditure should not be required within the study period.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 25 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Windows are in fair to poor condition due to their age/general wear and tear and are no longer
considered to be energy efficient. During our assessment we identified that daylight was visible
between the operable casement sections of the windows indicating that the frames have warped
over time which is exacerbated by the absence of seals. Gaps in the windows have a significant
affect upon the heating and cooling equipment, resulting in overuse, increased maintenance plus
unnecessary expenditure on fuel costs. We recommend that windows be replaced in the near
term with anodized aluminum framed double glazed units. This work should be completed in
conjunction with the previously discussed brick and precast work.
Other Exterior Elements
The entrance canopy appeared to be in good condition. However, we noted general failure of the
roof cover provided at the canopy and we have allowed for this to be replaced in the near‐term
along with the main roof.
The condition of sealants installed at the connection between the joints of the precast concrete
panels and the surrounding horizontal and vertical sections varied. Approximately 15 ‐ 20% of the
sealants were missing creating gaps between the sections. We have recommended budgeting for
near‐term replacement of currently failed sealant and replacement of all remaining sealant
towards the end of the study period.
6.3 Projected Capital Expenditures
Required:
Based upon the extent of the exterior defects noted and interconnected nature of the trades
involved in correction of those defects, we recommend budgeting for a multi faceted exterior
renovation project. Completed in a single phase / mobilization, the project should consist of the
items below.
Mobilization / Design
1. Prior to the commencement of any work, we recommend retaining a District of Columbia
registered architect to design, specify and monitor the replacement and repair work detailed
below. Our opinion of cost for this work is $30,408 in 2016.
2. Once designs are complete, bid and contractor(s) selected, scaffolding should be installed at
each elevation. Our opinion of cost for this work assuming a three month project schedule is
$29,200 in 2016.
Correct Deficiencies
3. We recommend removing of three courses of brick above each shelf angle, removing and
replacing the shelf angle, installing a through‐wall flashing and reinstalling (where possible) the
removed brick. Our opinion of cost for this work is $75,950 in 2016.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 26 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
4. We recommend budgeting for replacement of cracked precast concrete cladding panels. Our
opinion of cost for this work is $41,800 in 2016.
5. We recommend budgeting for recoating of the cladding panels and replacement of associated
sealants. Our opinion of cost for this work is $15,400 in 2016.
6. We recommend budgeting for cleaning of stains at the building exterior. Our opinion of cost
for this work is $9,243 in 2016.
7. We recommend that the existing windows are replaced with anodized aluminum windows.
Our opinion of the cost for replacement of the 4’3” x 2’1” windows is $57,750 in 2016.
8. We recommend that the existing windows are replaced with anodized aluminum windows.
Our opinion of the cost for replacement of the 2’4” x 2’ windows is $18,960 in 2016.
9. We recommend that the existing windows are replaced with anodized aluminum windows.
Our opinion of the cost for replacement of the single 0.91’ x 1’3” window is $620 in 2016.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 27 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
BUILDING SYSTEMS
7.0 MECHANICAL SYSTEMS
The following information was obtained through our visual observations of the building systems, review of
available documents, and discussions with building maintenance personnel. The heating, ventilation and
air conditioning systems consist of the constant volume system which incorporates the natural gas boiler,
chiller, cooling tower, three air‐handling units, exhaust fans and the direct digital control (DDC) system
(reference Photographs 16, 33, 34, 38 – 41 & 43 in Appendix A).
7.1 Heating Systems
Description
Heating hot water is generated by one natural heating boiler manufactured by Smith in 1991 with
a capacity of approximately 1,137‐MBH. Heating hot water is circulated to the multi‐ and single‐
zone air handling units, radiant heaters through the two pipe distribution system via two
circulation pumps operated in a duty and standby configuration.
System Capacity
Based upon discussions with maintenance personnel and our review of the equipment and
documentation, the heating load on the building is minimal and the system has adequate capacity
to meet comfort conditions.
Condition
The heating hot water distribution boiler and pumps appeared to be in fair condition with the
boiler being serviced at the time of our assessment, and with the pumps having been replaced
within the last five years. The boiler should be programmed for replacement near‐term. Assuming
the completion of on‐going repair and maintenance, we do not anticipate a requirement to
replace the pumps within the study period.
Projected Capital Expenditures
Required:
1. We recommend budgeting for replacement of the boiler in 2016. Our opinion of cost for this
work is $22,000.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 28 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
7.2 Cooling Systems
Description
Chilled water that is circulated within the air handling unit coils is produced by one fluid‐cooled
reciprocating liquid chiller. The chiller is located within the basement level boiler room and
consists of a 50 ton capacity unit manufactured by Carrier® and installed in 1991. The chiller
utilizes R‐22 refrigerant. Chilled water is distributed to the various air‐handling units via two 120‐
gpm pumps.
Condenser water for the chiller is generated by one cooling tower located at‐grade at the south
east corner of the Property. The cooling tower was manufactured by Baltimore Air Coil in 1991
and had a capacity of approximately 50‐tons. Condenser water is distributed via two approximate
150‐gpm pumps with two horsepower motors. Pumps for the cooling tower contained three
horsepower motors and were rated with a flow capacity of 170‐gpm.
Supplemental cooling for the elevator equipment room is provided by a split system air
conditioning unit with the remote condensing unit being mounted on the east side of the building.
The split system air conditioning unit has an approximate cooling capacity of 2‐tons and was
manufactured by Carrier.
System Capacity
Based upon discussions with maintenance personnel and our review of the equipment and
documentation, the chilled water and the condenser water systems are adequate for the
building’s cooling needs.
Condition
The chiller and the cooling tower appeared to be in fair condition having been in service for
almost 25 years. Based on the age of each unit, it is likely that replacement components will
become increasingly difficult to procure or become obsolete altogether. In addition,
advancements in technology have increased the energy efficiency of chillers and cooling towers
drastically since the existing units were installed. Based on these factors, we recommend
budgeting for the replacement of the chiller and cooling tower near‐term. When replacing the
existing units, it is possible that the existing pumps may require replacement based up on the new
capacity of the chiller, so the associated cost of replacing the distribution pumps have been
included within the chiller replacement cost.
The supplemental cooling unit appeared to be in good condition and should not require
replacement within the study period.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 29 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Projected Capital Expenditures
Required:
2. We recommend budgeting for replacement of the chiller in 2016. Our opinion of cost for this
work is $75,000.
3. We recommend budgeting for replacement of the cooling tower in 2016. Our opinion of cost
for this work is $30,000.
7.3 Air Distribution Systems
Description
Conditioned air is provided by two single‐zone and one multi‐zone air‐handling units
manufactured by ACME and equipped with hydronic coils. Conditioned air is then distributed
throughout each floor of the building via sheet metal ducts. Table 7‐1 provides a summary of the
air handling units.
Table 7‐1 – Air Handling Units
AHU # Location Served Capacity Installation Date
1 (Multi Zone) Principal Areas of the
Building
632,000 BTU/Hr
15,650 CFM 1962/3
2 (Single Zone) Meeting Room in
Basement
77,900 BTU/Hr
3,180 CFM 1962/3
3 (Single Zone) Hallways at 1st Floor Not Accessible 1962/3
System Capacity
Based upon discussions with maintenance personnel and our review of the equipment and
documentation, the air‐handling systems have the capacity to maintain comfort conditions within
the building.
Condition
The modular air‐handling units appeared to be in fair condition with coils replaced in 2007. We
noted widespread deterioration of the sheet metal housings and condensate pans noted. Based
upon the age of the units and the extent of housing and pan failure, we recommend budgeting for
replacement of the units near‐term.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 30 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Projected Capital Expenditures
Required:
4. We recommend budgeting for replacement of AHU # 1 in 2016. Our opinion of cost for this
work is $65,000.
5. We recommend budgeting for replacement of AHU # 2 in 2016. Our opinion of cost for this
work is $25,000.
6. We recommend budgeting for replacement of AHU # 3 in 2016. Our opinion of cost for this
work is $25,000.
7.4 Ventilation and Exhaust Systems
Description
Ventilation Air
Outside air for ventilation is supplied to the air‐handling units via various outside air fans. The
outside air fans are typical mounted within each of the mechanical rooms on the vertical outside
air duct. The individual outside air fans are typically rated at 1,200‐cfm.
Exhaust Systems
General building exhaust systems include exhaust fans for the restrooms and boiler room. The
various exhaust fans have rated capacities ranging from 580‐ to 9,840‐cfm.
System Capacity
In general the supply and exhaust systems for the building appear appropriate for the
applications. However, it is possible that the existing air‐handling units are not capable of meeting
new outside air ventilation rates.
Condition
The various supply and exhaust systems for the building appeared to be in good condition. The
estimated useful life for the types of fans used is 20 to 30 years. Based on the minimal cost of
replacement, we anticipate that the exhaust or ventilation fans will be replaced upon failure as a
routine maintenance expense.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 31 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Projected Capital Expenditures
Required:
No expenditures are anticipated at this time.
7.5 Temperature Control Systems
Description
Control of the air handling units and other equipment was via a digital control system
manufactured by Johnson Controls.
Condition
The digital control system appeared to be in good condition having been installed in 2010. Based
upon obsolescence, we have recommended budgeting for mid‐term upgrade of the supporting
software.
Projected Capital Expenditures
Required:
7. We recommend budgeting for upgrade of the building management software in 2018. Our
opinion of cost for this work is $5,000.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 32 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
8.0 ELECTRICAL SYSTEMS
The following information was obtained through our visual observations of the building systems, and
discussion with building maintenance personnel. The electrical systems include the incoming electrical
service, service switchgear and electrical distribution equipment, lighting systems, communications
systems, and security systems (reference Photographs28, 30, 36 & 37 in Appendix A).
8.1 Electrical Service and Distribution Equipment
Description
Electrical Service Equipment
Secondary electrical service is supplied at 208‐volts, 3‐phase from a PEPCO pole mounted
transformer located along 50th Street SE. Conductors from the transformer are then routed to a
400‐amp main C/T cabinet located in the basement boiler room. Service from the main C/T
cabinet is then routed to various breaker panels, fuse boxes, and fused disconnects to serve the
electrical loads throughout the building.
Power Distribution
Voltages
Large motors in the buildings (e.g. chillers and motors driving the HVAC system pumps, supply and
exhaust fans, and the boiler) are supplied at 208‐volts. Building fluorescent and interior and
exterior lighting fixtures, small motors, and miscellaneous power branch circuits are also supplied
from the 208/120‐volt system panels.
Wire and Conduit
Typical power distribution for feeders and branch circuits is accomplished using wire in conduit.
Observed wiring consists of copper with thermoplastic insulation. No aluminum wiring was
observed.
Conduit types varied in the buildings based on area and usage. Rigid metal conduit is used in areas
subject to constant moisture and physical damage. Electrical metallic tubing (EMT) is used in
interior spaces. Limited amounts of flexible metal conduit and Type MC cable are used.
Panelboards
Panel boards throughout the building range in capacity from 100‐amps up to 250‐amps. All panels
utilize either circuit breakers or plug type fuses for overcurrent and short circuit protection.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 33 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Condition
The electrical installations appeared to be in fair condition with most of the equipment and
components dating to the 1960’s. Based on the age and type of the electrical components, it is
likely that these components will reach the end of their service life and become increasingly
unreliable towards the end of the study period. We recommend budgeting for an electrical
system upgrade near to mid‐term to ensure the electrical systems continue to provide reliable
service.
System Capacity
The building is equipped an electrical service rated for 540‐kVA. Using a net building area of
22,240 square feet (SF) yields a unit load factor of 41.1‐VA/SF. Based on industry design standards,
the demand load for this building should be on the order of 8‐ to 10‐VA/SF. The building electrical
capacity appears to be more than adequate for the anticipated needs of this building.
Projected Capital Expenditures
Required:
1. We recommend budgeting for upgrading the main electrical system. Our opinion of cost for
this work is $75,000 in 2016.
8.2 Lighting Systems
Description
General office area lighting consists of nominal 2’ x 4’ lensed, lay‐in fluorescent fixtures.
Equipment areas are illuminated using fluorescent strip lighting. Linear fluorescent lamps are
F32T8 type. Fluorescent ballasts are energy saving electronic style. Most downlights in offices and
conference rooms utilize compact fluorescent lamps and electronic ballasts. Surface mounted
fixtures with metal halide lamps are used in the exterior.
Emergency egress lighting is provided by fixtures powered by the emergency power system.
Illuminated exit signs are installed at exit doors and along the path of egress. Exit signs styles vary
somewhat, but most are edge‐lit. Lighting is controlled by a combination of local switches and
sensors.
Condition
Fixtures generally appeared to be in good condition and appropriate for the applications. Most of
the fixtures have been replaced within the last ten years. We did note that some T12 fluorescent
fixtures are still installed in the main mechanical rooms.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 34 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Projected Capital Expenditures
Required:
No expenditures are required at this time.
8.3 Communication and Data Systems
Description
Telephone service enters the building at the basement level in the boiler room. Trunk cables are
then routed up through floor telephone closets to serve the main and second floor. Incoming
service cables belong to the telephone companies.
Condition
The data and telephone infrastructure appeared to be in good condition and should not require
significant repair or replacement within the ten‐year study period.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
8.4 Security Systems
Description
The building is protected by electronic security systems. A closed circuit television (CCTV) system
is installed throughout the building. A digital video recorder (DVR) manufactured by GE is installed
at the main entrance desk. In addition, an electronic anti theft system is installed at the main
library entrance.
Condition
The security systems appeared to be in good condition with the CCTV and DVR systems having
been upgraded within the last four years. The estimated useful life of the cameras and DVRs
equipment is typically 8 to 10 years due to advances in technology and systems obsolescence. We
recommend budgeting for the general replacement and upgrade of the security systems mid‐
term.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 35 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Projected Capital Expenditures
Required:
1. We recommend budgeting for the as needed replacement of the security cameras and DVRs
late‐term. Our opinion of cost for this work is $15,000 in 2018.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 36 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
9.0 PLUMBING SYSTEMS
The following information was obtained through our visual observations of the building systems and
discussions with building maintenance personnel. The plumbing systems include the domestic cold water
system, domestic hot water system, sanitary waste and vent system, and storm water collection system
(reference Photograph 42 in Appendix A).
9.1 Domestic Water Systems
Description
Domestic Cold Water
Domestic cold water service, consisting of a 2” diameter water main, enters the building at the
west side of the building in the boiler room. Shut‐off valves are installed shortly after the service
enters the building. The metered service is routed through a double check‐valve type backflow
prevention device, and then to the respective areas of the building and site. Water distribution
relies on the pressure from the service main at around 55‐ to 60‐psi.
Domestic Hot Water
Domestic hot water is generated by one natural gas fired water heater located in the boiler room
in the basement. The water heater has a storage capacity of approximately 60‐gallons and
appears to have been installed in 2010.
System Evaluation
The capacity and configuration of the water service to and through the building appears to be
appropriate. No problems were reported or noted concerning water distribution.
Condition
The domestic water systems appear to be in good condition. No leaks or restricted flow was noted
or reported within the piping systems. The domestic water heater was in good condition having
been installed in 2010. Future replacement should not be required within the study period.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 37 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
9.2 Sanitary Waste and Storm Drainage Systems
Description
Sanitary Waste Systems
Sanitary waste is collected from multiple riser stacks and routed to the municipal sanitary system
via a duplex sanitary booster pump system contained within the basement level boiler room.
Visible portions of the sanitary piping were of cast iron construction with some PVC repairs.
Storm Water Systems
Storm drainage from the low‐slope roof areas is via roof drains and internal leaders and
downspouts. Storm water is drained via gravity lines to site lines that discharge into the City
maintained system. Visible portions of the storm water piping were of cast iron construction with
some modifications being completed with PVC piping.
System Evaluation
The capacity and configuration of the sanitary and storm water collection systems for both
buildings appear to be appropriate for the current occupancy.
Condition
The sanitary and storm drainage systems appeared to be in fair to good condition with no
significant leaks or other areas of deterioration noted or reported to us. We do not anticipate a
requirement to complete significant repair or replacement of the sanitary systems within the ten‐
year study period. We do anticipate that one or both of the sump pumps and sewage ejector
pumps will need to be replaced during the study period. However, based upon the minimal
replacement cost of the pump and/or motor, we anticipate that they will be replaced upon failure
as a routine maintenance expense.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 38 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
10.0 FIRE AND LIFE SAFETY SYSTEMS
Fire and life safety elements observed audible fire alarm and detection system (fire alarm / annunciator
panels, duct detectors, strobes, pull stations, emergency and exit lights), handheld fire extinguishers, and
fire‐rated means of egress (reference Photographs 23 – 25, 29, 32 & 45 in Appendix A).
10.1 Code References
The building was designed in 1962 for construction and occupancy in 1963. The building was
constructed under the 1961 edition of the District of Columbia Building Code.
10.2 Structural Fire Protection
Description
The structure consisted of reinforced concrete columns and floors, some structural steel beams
and columns, concrete masonry unit (CMU) walls, and drywall partitions. Exit stairs are generally
enclosed, with the rated assemblies created using rated partitions. Shaft enclosures consist of
CMU walls with protected openings and penetrations. These elements have two hour fire
resistance rating construction. Fire rating labels at doors typically indicated a 1, 1 ½ or 2 hour
rating.
Condition
We noted the condition and adequacy of the structural fire protection systems at the mechanical,
electrical and telecommunication rooms, in the corridors and exit stairs, and above select ceiling
tiles. The structural fire protection appeared to be in good condition and generally installed in
accordance with industry accepted practice and the codes enforced at the time of construction.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
10.3 Means of Egress
Description
Primary exit stairwells are contained at the east and west of the building. Both exits expel to the
building exterior. Exit doors had a clear opening width of 33” per leaf. Exit signs are provided at
each exit and at appropriate locations along the path of egress. Emergency lighting serving the
egress paths and the interior of exit stairs is provided by selected ceiling mounted fixtures
powered by the emergency circuit and battery backups.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 39 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Condition
Means of egress comply with the fire codes enforced at the time of construction with regard to
exit discharge, travel distances and other factors. We do not anticipate a requirement to upgrade
the means of egress components during the study period.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
10.4 Fire Detection and Alarm Systems
Description
The building is protected by a Simplex 4100 addressable fire alarm system. The fire alarm control
panel (FACP) is located in the elevator control room. An annunciator panel is located at the main
library entrance near the service desk.
The fire alarm system monitors manual pull stations and smoke detectors throughout the
building. Duct detectors are provided in air‐handling units rated for more than 2,000 cubic feet
per minute (cfm) of airflow. Pull stations are provided at exits. Alarm notification is provided by
horn/strobe signals and strobe‐only signals located throughout the building.
Elevator recall is accomplished via an interface with the fire alarm system. Upon activation of a
smoke detector associated with an elevator lobby, machine room, or hoistway, the elevator is
recalled to the main access floor (or the alternate floor), the doors open, and the elevator is taken
out‐of‐service until re‐activated by emergency personnel.
Condition
The fire alarm system was upgraded in 2010 and appears to be in good condition. Replacement of
the existing system is not required as long as it continues to function. However, historically the
main fire alarm control panels often become obsolete after 10 to 15 years and must undergo
replacement to remain current and fully functional. This timing is beyond the 10 years considered
by this study.
Projected Capital Expenditures
Required:
No expenditures are required at this time.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 40 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
11.0 CONVEYANCE SYSTEMS
11.1 Description
The building contains one passenger elevator (reference Photograph 31 in Appendix A). The
elevator consists of a direct plunger basement hydraulic unit which serves the basement, 1st floor
and 2nd floor. The elevator consists of a wall‐mounted non proprietary solid state microprocessor
controller, a hydraulic oil tank with integral pump, the car and car guide rails, car doors and door
operator, travelling cables, the in‐ground double wall hydraulic cylinder, plunger and associated
PVC wrapping and stop ring, and the landing indicator, landing push buttons, landing doors, and
the car buttons and finishes. Omni Elevator Company is the current maintenance provider. Table
11‐1 provides a summary of the elevator systems.
Table 11‐1 ‐ Summary of Elevators
Elevator
Designation
Floor Levels
Served Type
Capacity
(LBS)
Speed
(FPM 1)
Passenger or
Freight
1 B, 1, 2 Hydraulic 2,500 150 Passenger
1. FPM indicates feet per minute
Machine Room Equipment
The machine room for the elevator is located adjacent to the elevator shaft at the lower level. The
machine room consists of a purpose built dedicated room and contains the microprocessor solid
state controller which is wall‐mounted adjacent to the pump unit. The controller consists of a
V3MH model non‐proprietary unit manufactured by Virginia Controllers and installed in 2007.
Pits & Hoistway
The elevator pit contains the major pieces of equipment listed in Table 12‐2.
Table 12‐2 ‐ Summary of Pit & Hoistway Equipment
Limit Switches Door Operating Equipment
Hoistway Wiring and Conduit Door Operators
Panels and Frames Car Operating Station
Fascias and Dust Covers Leveling Equipment
Spring Buffers PVC lined Double Walled Hydraulic
Jack Assembly
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 41 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Cab
The elevator cab consists of a steel enclosure with decorative finishes. A car‐operating panel is
provided within the cab. Raised numbers and Braille tags are provided at the operating panel. A
hands free communication system is provided within the cab. The cab is provided with side
opening single‐stage doors with infrared sensors. Cab finishes consist of 12” x 12” vinyl floor tiles,
wood laminate wall panels and an acrylic ceiling system.
Lobbies
Hall call risers are provided at each lobby serving the elevator. Hall buttons provided at the
passenger elevators are newer style and comply with the Americans with Disability Act
Accessibility Guidelines (ADAAG). Arrival lanterns and Braille floor designations are provided on
the hoistway entrances.
11.2 Condition
The elevator appeared to be in good condition with records reviewed detailing that the hydraulic
pump jack assembly is not loosing oil. Routine maintenance is completed by the Omni Elevator
Company. Based upon observed conditions and documents reviewed, it appears that the elevator
system was subject to large‐scale modernization in 2007. Modernization was generally completed
using non proprietary components and appeared to consist of the following general scope:
Machine Room
Replacement of the original relay logic controller with a with microprocessor controller
and new VVVF AC drive
Replacement of wiring
Replacement of hydraulic pump unit
Installation of a 1.5 ton capacity split system air conditioning unit
Fixtures
New main applied panel car station
New flushmount hall stations
New hall lantern inserts with LED lights and electronic gongs
Reuse of the jamb Braille
New lobby fire panel with required devices
Replacement of car finishes
Door Equipment
Installation of a closed loop door operator
Refurbishment of the car door tracks and hanger assemblies
Refurbishment of the existing hoistway door equipment (replace rollers, gibbs, closers,
interlocks as necessary)
Installation of new hoistway door astragals
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 42 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Hoistway Equipment
New wiring throughout (traveling cable, hoistway wiring, etc.)
New landing system (position transducer and limit switch package)
New load weighing devices
Refurbishment of the existing car and counterweight guides (replace rollers as necessary)
New cartop exit switch
Installation of bevel ledges through hoistway
Pit Equipment
New pit stop switch
New pit ladder as necessary to meet code requirements
Replacement of the hydraulic jack assembly
Based upon observed conditions, the use of long‐life non propriety equipment and the extent of
the 2007 modernization project, repeat cycle modernization of the elevator should not be
required until the existing components reach a 20 year age in circa 2027. This is beyond the
timeframe considered by this study.
11.3 Projected Capital Expenditures
Required:
No required expenditures are anticipated at this time.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 43 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
BUILDING INTERIORS AND FINISHES
12.0 INTERIOR FINISHES
The interior areas of the building can be divided into 1) the public areas, 2) meeting rooms and 3)
staff areas (reference Photographs 22 & 26 in Appendix A).
12.1 Description
The interior areas of the building can be divided into three principal areas (reference Photographs
xx through xx in Appendix A). These consist of 1) the public areas, 2) meeting rooms and 3) staff
areas. The public areas account for the majority of the building and consist of the entrance
vestibule and lobby, reception and the main library area on the ground floor. The first floor has
limited books and is primarily used as a meeting space.
Finishes within communal areas, such as library spaces typically have a carpet tiles. However,
finishes within communal staircases consist of resilient vinyl floor tiling and some lobby areas have
ceramic floor tiles. Wall finishes generally consist of painted gypsum board, however some areas
have concrete masonry units (CMU) with a painted finish.
Floor finishes within restrooms consist of ceramic mosaic tiling to the floors. Walls consist of
gypsum board and are a partially clad with ceramic tiling to a height of around five feet, the
remainder of the wall has a painted finish.
Ceiling finishes throughout consist of a suspended ceiling grid with 2x4' composite infill tiles.
12.2 Condition
Floor finishes throughout are in fair condition. Areas of carpeting were showing signs of wear and
had localized stains, it is therefore recommended that carpet tiles are replaced in the mid‐term. It
is assumed that all other floor finishes will be replaced during the next internal refurbishment
project. Wall finishes are in fair condition, it is however recommended that cyclical redecoration
works are undertaken ever 5‐7 years, however such costs have been excluded from this
assessment.
The condition of the interior finishes varied from fair (where original) to good (where replaced).
Replacement finishes consisted of carpet tiles and paint in the public areas and meeting rooms.
These finishes were replaced in 2012. We have included an allowance for periodic replacement of
interior finishes based upon observed conditions, discussion with management personal and our
experience with similar facilities.
The ceiling finishes are in fair condition and should not require any significant capital expenditures
during this study period.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 44 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
12.3 Projected Capital Expenditures
Required:
1. We recommend budgeting for replacement of carpet tiles in 2019. Our opinion of cost for this
work is $74,805.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 45 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
AMERICANS WITH DISABILITY ACT (ADA)
13.0 ACCESSIBILITY
13.1 The Guidelines
As a publically accessible office facility, the building should seek compliance with the 1991
Americans with Disability Act (ADA) Accessibility Guideline. This report section compares the
requirements of the ADA with as‐built conditions, and where applicable, recommends upgrades
required to achieve compliance. Specifically, two areas of the ADA have significant effect on the
physical aspects of the Property.
Title I deals with employment discrimination, and requires that employers not discriminate
against a disabled person in hiring or employment. This can impact the configuration and features
of buildings and those employers are expected to make “reasonable accommodation”, including
making facilities readily accessible to disabled employees.
Title III requires that public accommodation provide goods and services to disabled patrons on an
equal basis with the non‐disabled patrons. This title is the part of the ADA with perhaps the
greatest impact on buildings, which provide public accommodations, including libraries.
The ADA has provided a benchmark for measuring accessibility, primarily orientated towards new
construction. It also provides guidance for modification of existing facilities to eliminate barriers to
access. This benchmark is the ADA Accessibility Guidelines (ADAAG). The ADAAG was written by
the Architectural and Transportation Barriers Compliance Board, and first issued in final form in
July 1991. The stated purpose of the guidelines is to ensure that newly constructed facilities and
altered portions of existing facilities covered by the ADA are readily accessible to disabled
persons.
The ADA in its purest form relates only to facilities first occupied or significantly altered after
March 13, 1991. For facilities with Certificates of Occupancy issued prior to March 13, 1991 and
not significantly altered after this date, the ADA is seen as a “good practice guide” with a
requirement to complete accessibility upgrades typically made by civil suit and employee / user
request.
Regulatory implementation of the ADA includes the following prioritizes for barrier removal in
existing facilities:
Accessible Entrances. Providing access from public sidewalks, parking or public
transportation that enables disabled individuals to enter the facility.
Access to Goods and Services. Providing access to areas where goods and services are
made available to the public.
Usability of Restrooms. Providing access to restroom facilities.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 46 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
Removal of Remaining Barriers. Providing access to the goods, services, facilities,
privileges, advantages, or accommodations.
13.2 Applicability
The ADA relates primarily to facilities occupied or significantly altered after March 13, 1991. For
facilities with Certificates of Occupancy issued prior to March 13, 1991 and not significantly
altered after this date, the ADA is seen as a “good practice guide” with a requirement to complete
accessibility upgrades typically made by civil suit and employee / user request. The building was
first occupied in circa 1963. Therefore, compliance with the ADAAG is not necessarily required,
but compliance of the Property has been considered to be needed as a good practice.
13.3 Accessible Entrances
The first consideration relates to measures that will enable individuals with disabilities to
physically approach and enter a place of public accommodation. The priority of “getting through
the door” recognizes that providing actual physical access to a facility from public sidewalks,
public transportation, or parking, is generally preferable to any alternative arrangement in terms
of both business efficiency and the dignity of individuals with disabilities.
Persons travelling to the building via public transportation are likely to access the site from a small
section of private sidewalk which is accessed via public sidewalks located on either 50th Street SE
or Central Avenue SW. The sidewalks at the perimeter of the site are provided with curb ramps
where required and are generally accessible.
The building provides combined access for visitors and for employees. All parties entering the
building via public transport or from the parking stalls on site can enter via the main entrance
located at the corner of 50th Street SE and Central Avenue SW. Access vie the main entrance is
provided through a pair of glazed double doors with an adjacent vestibule and with power‐
assisted automatic opening devices. The entrance doors’ configuration is generally compliant with
the ADAAG. However, it should be noted that no accessible parking is provided at present and the
route from the parking lot to the main entrance is via a paved roadway.
The entrance doors’ configuration is generally compliant with the ADAAG. Once through the
elevator lobby entrance doors, access to the second floor’s main lobby and the upper floors is
unrestricted via an elevator. Door widths and hardware are compliant with the applicable
sections of the ADAAG.
An item to address as an operational expense is provision of directional signage at the entrance
drive and along the sidewalk indicating the accessible route to parking and the entrance at first
floor level.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 47 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
13.4 Accessible Drop‐Off and Pick‐Up Areas
If passenger drop‐off areas are provided, they must be accessible and an accessible route must
connect each accessible drop‐off area with the accessible entrance(s). Curb ramps must be
provided if the drop‐off area is next to a curb and raised sidewalk. The building is not provided
with a drop off area.
13.5 Route of Travel
Disabled persons wishing to access the Property are able to gain suitable means of entry via the
main entrance located at the corner of 50th Street SE and Central Avenue SW. This route of travel
utilized public and private sidewalks and is generally in compliance with ADAAG.
The route of travel, from the parking lot is partially restricted as access is provided via a paved
access road, which has locked gate outside of business hours.
13.6 Horizontal and Vertical Circulation
The building is served by a single passenger elevators that generally comply with the requirements
of Section 4.10 (Elevators) of the ADAAG, including hall call buttons, hall lanterns, raised and
Braille characters on hoistway entrances, and car controls.
Horizontal circulation throughout the building is in corridors or open areas with level floors and
typically of adequate width and configuration.
13.7 Door Widths and Signage
Section 4.13 (Doors) of the ADAAG states that doorways and gates, including security entrance
gates, shall have a minimum clear opening of 32‐inches. The doorways met this requirement with
a typical clear opening width of 33‐ to 34‐inches. The threshold at doorways is to not exceed ½‐
inches in height, and the door hardware (handles, pulls, latches, locks etc.) on accessible doors are
to have a shape that is easy to grasp with one hand and does not require tight grasping, tight
pinching, or twisting of the wrist to operate. The doorways at the Property were compliant with
these requirements.
The ADAAG states that signs that identify permanent rooms and spaces such as those identifying
restrooms and exits or providing room numbers must have Braille and raised letters or numbers to
allow them be read visually or tactilely. The ADAAG also states that signs must also meet specific
requirements for mounting location, color contrast, and non‐glare surface. Signs that provide
direction to, or information about, functional spaces must only comply with requirements for
character proportion, character height, and finish and with contrast between the characters and
background.
Signs used to identify offices and other permanent rooms and spaces within the Property meet
these requirements.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 48 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
13.8 Space Allowance and Reach Ranges
Section 4.2 (Space Allowance and Reach Ranges) of the ADAAG requires that a minimum clear
width for single wheelchair passage shall be 32‐inches, the minimum width for two wheelchairs to
pass is 60‐inches, the space required for a wheelchair to make a 180‐degree turn is a clear space
of 60‐inches, and the minimum clear floor or ground space required to accommodate a single,
stationary wheelchair occupant is 30‐inches by 48‐inches.
The Property generally complies with these requirements.
13.9 Protruding Objects
Section 4.4 (Protruding Objects) of the ADAAG requires that objects projecting from walls (e.g.
drinking fountains) with their leading edges between 27‐inches and 80‐inches above the finished
floor shall protrude no more than 4‐inches into walks, halls, corridors, passageways, or aisles.
Objects mounted with their leading edges at or below 27‐inches above the finished floor may
protrude any amount. Free‐standing objects mounted on posts or pylons may overhang 12‐inches
maximum from 27‐inches to 80‐inches above the ground or finished floor. Protruding objects shall
not reduce the clear width of an accessible route or maneuvering space.
The section also states that walks, halls, corridors, passageways, aisles, or other circulation spaces
shall have a minimum clear head room of 80‐inches. If a vertical clearance of an area adjoining an
accessible route is reduced to less than 80‐inches (nominal dimension), a barrier to warn blind or
visually‐impaired persons shall be provided.
The Property’s interior spaces generally comply with these requirements.
13.10 Ground and Floor Surfaces
Section 4.5 (Ground and Floor Surfaces) of the ADAAG requires that ground and floor surfaces
along accessible routes and in accessible rooms and spaces, including floors, walks, ramps, stairs,
and curb ramps, be stable, firm, and slip‐resistant.
Flooring within the Property generally complied with this requirement.
This section also requires that changes in level between ¼‐inches to ½‐inches be beveled with a
slope no greater than 1:2, and that changes in level greater than ½‐inches be accomplished by
means of a ramp. The section also states that carpet or carpet tile used on a ground or floor
surface be securely attached; have a firm cushion, pad, or backing or no cushion or pad; and have
a level loop, textured loop, level cut pile, or level cut/uncut pile texture. Where gratings are
located on walking surfaces, then they shall have spaces no greater than ½‐inches wide in one
direction.
Ground and floor surfaces for the Property were generally compliant.
Capitol View Branch Library 5001 Central Avenue, SE October 21, 2014 Washington, DC 20019 Page 49 of 49
Report of Facilities Condition Assessment F+G Project No. F09936511
13.11 Ramps
Section 4.8 (Ramps) of the ADAAG requires that any part of an accessible route with a slope
greater than 1:20 shall be considered a ramp. The Property does not contain ramps.
13.12 Accessible Amenities
ADAAG requires that the controls and operating mechanisms of vending machines in restaurants
and cafeterias comply with all of 4.27 (Controls and Operating Mechanisms) of the ADAAG.
Common area vending machines were not noted at the Property.
13.13 Usability of Restrooms
Sections 4.16 through 4.21 of the ADA detail those measures needed to provide individuals with
disabilities with access to restroom facilities. These include the height of fixtures, size and
arrangement of toilet stalls, location and height of grab bars and accessories, and floor and reach
range clearances. In general, the restrooms fixtures, stall configurations, dimensions and
accessories, the floor clearances and reach ranges to fixtures and accessories appear to comply
with the ADAAG.
13.14 Drinking Fountains
Bi‐level drinking fountains are provided on each floor level. Section 4.15.2 (Spout Height) of the
ADA requires that the spout height of drinking fountains no exceed 36”. The spout height of one
of the drinking fountains one each floor was compliant at 32”.
Drinking fountains were compliant with this section of the ADAAG.
13.15 Parking
An insufficient number of accessible parking spaces were provided for the building. ADA
requirements state that for a building which contains 20 spaces, one ADA compliant parking
spaces is required under Section 208.2, Parking Spaces ‐ Minimum Number, of the ADAAG and
only one was provided. No of accessible spaces are provided to the building, therefore parking
requirements are non‐compliant.
We recommend that an ADA compliant parking space is provided. This should be located at the
nearest point to the main building entrance. These works will likely be undertaken during the re‐
striping of the parking lot and have therefore been excluded from this assessment.
Projected Capital Expenditures
Required:
No required expenditures are anticipated at this time.
Photograph 03 Main roof covering in poor condition
Photograph 04 Peeling surface coating and evidence of ponding
Photograph 05 Missing capping and exposed timbers to roof perimeter
Photograph 06 Split and detached roof capping sheet
Photograph 07 Roof covering to canopy on the front elevation
Photograph 08 Missing roof covering and exposed timber decking to storage area (Rear elevation)
Photograph 09 Aluminum windows and security grills to lower level (Rear elevation)
Photograph 10 Precast concrete panels between brick work
Photograph 11 Damaged brickwork and corroding embedded steel lintel
Photograph 12 Efflorescence stained brickwork
Photograph 13 Corroded and detached rainwater pipe
Photograph 14
Patched and worn parking lot pavement with vegetation growth
Photograph 15 Cracking to parking pavement
Photograph No.01 Southeast Corner of the Property
Photograph 16 Cooling tower located in parking lot
Photograph 17 Main parking lot entrance and ponding water to pavement
Photograph 18 Debris build up on interior of aluminum windows
Photograph 19 Glazing obscured by etched effect to the surface
Photograph 20 Typical ceiling mounted CCTV camera
Photograph 23 Ceiling mounted smoke detection and strobe light
Photograph 24 Fire exit door from first floor
Photograph 27 Typical door furniture (Non ADA Compliant)
Photograph 28 Main electrical circuit breakers
Photograph 29 Fire alarm annunciator panel in reception
Photograph No.01 Southeast Corner of the Property
Photograph 30 Security barriers adjacent to exit doors
Component No. ComponentEstimated Useful
Life or Replacement Cycle (Yrs)
Remaining Useful Life (Yrs)
QuantityUnit of
MeasurementUnit Cost Immediate 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Req
uire
d
Year 0 1 2 3 4 5 6 7 8 9 10
Site Systems
Ten Year Capital Expenditure Forecast Capitol View Branch Library
5001 Central Avenue, SEWashington, DC
RequiredRequired
1 Resurface (Mill & Overlay) Asphalt Pavements 20 2 1,063 SY $22.00 $23,386 $23,386
2 Crack Fill, Seal Coat & Re-Stripe Asphalt Pavements 5 N/A 1,063 SY $5.50 $5,847 $5,847
3 Replace Failed Concrete at Building Entrance 20 1 196 SF $15.00 $2,940 $2,940
4 Allowance For Replacement of Perimeter Chain Link Fence 15 4 361 LF $25.00 $9,025 $9,025
Structural Systems
Roofing Systems
1 Replace Built-Up Roof System 20 1 9,351 SF $14.00 $130,914 $130,914
Exterior Elements
1 A/E Fees Relating to Recommendations 3 - 9 N/A 1 15 % $219,723.00 $32,958 $32,958
2 Scaffolding for Recommendations 3 - 9 N/A 1 1 LS $29,200.00 $29,200 $29,200
3 Refurbish or Replace Lintels and Install Through Wall Flashings 60 1 434 LF $175.00 $75,950 $75,950
4 Replace Failed Precast Concrete Panels 60 1 19 EA $2,200.00 $41,800 $41,800
5 Recoat Precast Concrete Panels and Apply Sealants 8 1 280 SF $55.00 $15,400 $15,400
6 Clean External Brickwork 15 1 1027 SF $9.00 $9,243 $9,243
7 Replace Windows (4'3" tall x 2'1" long) 35 1 55 EA $1,050.00 $57,750 $57,750
8 Replace Windows (2'4" tall x 2' long) 35 1 24 EA $790.00 $18,960 $18,960
9 Replace Windows (0.91' tall x 1'3" long) 35 1 1 EA $620.00 $620 $620
Mechanical
1 Replace Boiler 20 2 1 EA $22,000.00 $22,000 $22,000
2 Replace Chiller 20 2 50 Ton $1,500.00 $75,000 $75,000
3 Replace Cooling Tower 20 2 50 Ton $600.00 $30,000 $30,000
4 Replace AHU # 1 20 2 1 LS $55,000.00 $65,000 $65,000
5 Replace AHU # 2 20 2 1 LS $25,000.00 $25,000 $25,000
6 Replace AHU # 3 20 2 1 LS $25,000.00 $25,000 $25,000
7 Upgrade Software at Building Automation System 8 4 1 LS $5,000.00 $5,000 $5,000
Required
Required
Required
No Expenditures Required at This Time
Required
Component No. ComponentEstimated Useful
Life or Replacement Cycle (Yrs)
Remaining Useful Life (Yrs)
QuantityUnit of
MeasurementUnit Cost Immediate 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Req
uire
d
Year 0 1 2 3 4 5 6 7 8 9 10
Ten Year Capital Expenditure Forecast Capitol View Branch Library
5001 Central Avenue, SEWashington, DC
Electrical
1 Replace Electrical Switchgear 30 2 1 LS $75,000.00 $75,000 $75,000
2 Replace CCTV & Proximity Sensor Systems 8 4 1 LS $15,000.00 $15,000 $15,000
Plumbing
Fire & Life Safety
Interiors
1 Replace Carpet Tiles 8 5 14,961 SF $5.00 $74,805 $74,805
$0 $0 $756,121 $0 $29,025 $74,805 $0 $5,847 $0 $0 $0 $865,798
$0 $0 $778,805 $0 $31,716 $84,194 $0 $6,981 $0 $0 $0 $901,696Cost (Inflated @ 3% Per Yr.)
Required Cost (Present Worth)
Required
Required
No Expenditures Required at This Time
Required
Required
No Expenditures Required at This Time
Imran Ishaq , MRICS, CSCS Senior Facility Assessor Imran is a Chartered Building Surveyor with considerable experience in the Healthcare and Social Housing sector. He graduated from DeMontfort University, Leicester in 1999, started his career in London and returned to the North in June 2003 to commence employment with Faithful+Gould. Imran has undertaken projects from inception to completion and is familiar with contract procedures under JCT and NEC Forms of Contract. SELECTED PROJECT EXPERIENCE Sheffield City Council: Building fabric assessments using Apple iPad’s and Technology Forge IT platform to identify building pathology defects and estimated 5 year maintenance liability of municipal buildings including libraries, cemeteries and schools. Included the survey of Grade I Listed – Sheffield Town Hall. Lovell: Sheffield Family Courts – Condition assessment of building fabric and M&E installations to establish 20 year maintenance liability. Lovell: Fabric & M&E Condition assessments of 74nr residential properties using iPad technology and Kykloud Survey system. South Yorkshire Police: Condition assessment of building fabric and M&E installations to 72nr police properties including stations and other ancillary buildings. Anchor Housing Trust: Condition assessment of building fabric and M&E installations to 134 residential sites located in the Midlands, Yorkshire, Lancashire and North East. Development of specification documents and implementation of construction works. Halifax Plc: Project involved the survey and alteration of the building fabric and M&E to 1100 nationwide properties in accordance with Equality Act 2010. Doncaster Metropolitan Borough Council: Building fabric surveys to implement roof refurbishments to the Grade 1 & 2 Listed Buildings – Mansion House, Priory Place and Cusworth Hall.
Education B.S., Building Surveying,
University of West England, 2000
Certifications Professional Member of The
Royal Institute of Chartered Surveyors (MRICS)
Bachelor of Science Degree with Honours in Building Surveying
Achieved certification with the Construction Skills Certification scheme (CSCS)
NEBOSH general certificate in Health and Safety and NEBOSH fire safety and risk assessments
Years of Experience 16
Benjamin Dutton, FFB, MCIOB, MRICS Project Executive Benjamin Dutton is the director of Faithful+Gould’s facility condition assessment practice for North America. With more than 15 years of experience in facility assessments, Benjamin has worked in all sectors of the industry, from both municipal and federal governmental facilities to airports and resorts. Since 2005, Benjamin has grown Faithful+Gould’s condition assessment practice and built strong relationships with clients such as the District of Columbia Department of Real Estate Services (DRES), District of Columbia Public Schools, Archon Group and the U.S. General Services Administration. Benjamin’s driven nature and technical knowledge are assets as he spearheads Faithful+Gould’s condition assessment service across the United States and provides strategic facility information creating value for our clients. SELECTED PROJECT EXPERIENCE Archon Group Portfolio; Nationwide: Partnered with Archon Group on the condition assessment of more than 20 million square feet of office, hotel and related buildings under acquisition. National Institutes of Health (NIH); Bethesda, MD: Completed a comprehensive facility condition assessments on NIH’s 120-acre, 49-building campus to help them better understand the condition of its properties and develop a better maintenance system. Comerica Bank Portfolio; Various Locations, CA: Provided ongoing on-call due diligence engineering evaluations for various Comerica Bank properties varying in size of 5,000 square feet to 100,000 square feet. District of Columbia Department of General Services, City-wide Facility Assessment Portfolio; Washington, DC: Acted as project executive overseeing the comprehensive facility condition assessment of several different facility types for DRES such as office and administrative buildings, police stations, fire stations, the DC hospital, parks and recreation facilities, detentions facilities and much more. City of Milwaukie, City-wide Facility Assessment Property Portfolio; Milwaukie, OR: Provided executive oversight for the asset inventory, 10-year life cycle expenditure forecast and facility condition, energy and sustainability assessment consisting of the site systems, exterior and interior building systems, MEP systems and health/fire/life safety systems.
Education B.S., Building Surveying,
University of West England, 2000
Certifications Member of Royal Institution
of Chartered Surveyors (MRICS)
Member, Chartered Institute of Building (MCIOB)
Fellow, Faculty of Building (FFB)
Member, Society for the Protection of Ancient Buildings
Certified Reserved Specialist Faculty of Building CoreNet Global RICS, Royal Institution of
Chartered Surveyors, UK The Society for the Protection
of Ancient Buildings (SPAB)
Chartered Institute of Building (CIOB)
Years of Experience 15
Capitol View Branch LibraryNew BuildingWashington, D.C.D.C. Public Library Area:Rough Order of Magnitude Date:
Summary
DESCRIPTION TOTAL $/SF %
02 Sitework $998,244 $39.50 11.2%03 Concrete $612,846 $24.25 6.9%04 Masonry $884,520 $35.00 10.0%05 Metals $688,662 $27.25 7.8%06 Woods & Plastics $181,958 $7.20 2.0%07 Thermal & Moisture Protection $866,830 $34.30 9.8%08 Doors & Windows $574,938 $22.75 6.5%09 Finishes $796,068 $31.50 9.0%10 Specialties $214,812 $8.50 2.4%11 Equipment $353,808 $14.00 4.0%12 Furnishings $151,632 $6.00 1.7%13 Special Construction $189,540 $7.50 2.1%14 Conveying Systems $151,632 $6.00 1.7%15 Mechanical $1,405,123 $55.60 15.8%16 Electrical $808,704 $32.00 9.1%
Estimated Direct Construction Cost $8,879,317 $351.35 100.0%
Estimating & Design Contingency 10.0% $887,932
General Conditions & Overhead 12.0% $1,172,070Fee 3.0% $328,180
25,272 gsfOctober 20, 2014
Estimated Construction Cost Award (ECCA) $11,267,498 $445.85
Summary Page 1 of 1