SSOE 2020 Facility Assessment

TRINITY EPISCOPAL CHURCH Facility Assessment 2020

1 2 3 4 5 6 25

COVER INDEX OVERVIEW SYSTEM SUMMARY CATEGORY PLANS

IMMEDIATE DEFERRED MAINTENANCE REFRESH A SUBSTRUCTURE $ $ 31,500 $ EPISCOPAL TRINITY CHURCH FACILITY$ASSESSMENT B SHELL $ 909,000 $ 163,500 $ 51,000 $ C INTERIORS $ 127,500 $ 869,000 $ 548,900 $ SPECIAL CONSTRUCTION & DEMOLITION D SERVICES $ 161,300 $ 504,800 $ 947,000 $ E EQUIPMENT & FURNISHINGS $ $ $ 430,000 $ EQUIPMENT & FURNISHINGS F SPECIAL CONSTRUCTION & DEMOLITION $ 95,000 $ 115,000 $ 140,000 $ TOTAL $ 1,292,800 $ 1,683,800 $ 2,116,900 $

31,500 1,123,500 1,545,400 1,613,100 430,000 350,000 5,093,500

SERVICES INTERIORS SHELL SUBSTRUCTURE $-

$200,000

$400,000

IMMEDIATE

$600,000

$800,000

DEFERRED MAINTENANCE

$1,000,000

$1,200,000

$1,400,000

$1,600,000

$1,800,000

REFRESH

PURPOSE The Facility Assessment was conducted concurrently with the Visioning Session. The assessment and vision will be the key building blocks for the development and creation of a Facility Master Plan. + The Facility Assessment is a tool that subjectively assigns costs to express the overall health of the physical building. + Dollars expressing the repair or replacement cost of a system, or portion of a system, were placed in three categories. + The dollar amounts are relative, they do not include escalation costs, soft costs (design, legal, testing, etc.) and industry impacts. + The dollar amounts also do not take into account ancillary repairs associated with an improvement. + The assessment is a snapshot in time that records the visual assement of the condition of the facilities.

CONCLUSION + The Vision Document and the Assessment will infoorm the Master Plan. + The Master Plan may yield mulitple phased projects. + Consideration should be given to 'Make Way' projects; projects that occur before the Master Plan is fully implemented.

1/27/2020

OVERVIEW

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SUBSTRUCTURE

D50 Electrical B30 Roofing C30 Interior Finishes SHELL C20 Stairs EQUIPMENT & FURNISHINGS D10 Conveying SPECIAL CONSTRUCTION & DEMOLITION C10 Interior Construction E20 Furnishings F20 Selective Building Demolition B20 Exterior Enclosure F10 Special Construction INTERIORS E10 Equipment SERVICES B10 Superstructure D30 HVAC D20 Plumbing A10 Foundations D40 Fire Protection A20 Basement Construction

SYSTEMS A20 Basement Construction SYSTEMS RANKING D40 Fire Protection A10 Foundations D20 Plumbing D30 HVAC B10 Superstructure E10 Equipment F10

Special Construction

B20 Exterior Enclosure F20

Selective Building Demolition

E20 C10 D10 C20 C30 B30 D50

Furnishings Interior Construction Conveying Stairs Interior Finishes Roofing Electrical

$-

$200,000

$400,000

BUDGET $ $ 30,000 $ 31,500 $ 31,500 $ 72,000 $ 90,000 $ 150,000 $ 165,000 $ 173,500 $ 185,000 $ 280,000 $ 285,500 $ 500,000 $ 572,000 $ 687,900 $ 860,000 $ 979,600

$600,000

$800,000

$1,000,000

$1,200,000

SYSTEMS RANKINGS The Systems Rankings is a representation of the health of the system relative to other systems.

[D50] ELECTRICAL - This includes power, lighting, fire alarm and security.

[B30] ROOFING - This includes the plaza as well as other maintenance on the roof systems.

[C30] INTERIOR FINISHES - This includes general improvements to the walls, floors and ceilings.

[C20] STAIRS - This includes encolosure of exit stairways and ancillary construction to fire rate the existing walls and structure.

Depending on the extent of the improvements and interpretation of the Chief Building Official, enclosure may not be required.

[D10] CONVEYING SYSTEMS - The existing limited use elevator cannot be retrofitted for a contemporary ADA elevator.

Of these five high ranking systems, Interior Finish improvements could be Make Way projects implemented prior to the completion of the Master Plan. However, those proposed areas would need to address Electrical, Roofing and SHELL issues relative to the proposed area of improvement.

1/27/2020

SYSTEM

4 of 25

On November 25, 2019, SSOE Group toured the facility: Bob Siebenaller (architectural), Loni Leveridge (architectural), Jennifer Hrosko (interiors), Aaron Stage (structural), Dave Schoonmaker, (HVAC), Bruce Schaff (plumbing), Rocky Steele (fire protection), Brian Lassen (electrical), and Evan Baker (data/fire/security). The overall area is liste din AERIS as being built in 1875 and totaling 50,000 gross square feet. The Parish Hall renovation ocurred in 1998. Improvements without inflation average $110/SF.

CATEGORY

A

B

C

D

E

F

IMMEDIATE

DEFERRED MAINTENANCE

REFRESH

TOTAL

0-12 months, hazard, could cause damage to other systems,…

12-24 months, system repair, utility savings,…

16-36 months, improve quality of space, improve use of space, …

Immediate + Deferred Maintenance + Refresh

SUBSTRUCTURE A10 Foundations A20 Basement Construction SHELL B10 Superstructure B20 Exterior Enclosure B30 Roofing INTERIORS C10 Interior Construction C20 Stairs C30 Interior Finishes SERVICES D10 Conveying D20 Plumbing D30 HVAC D40 Fire Protection D50 Electrical EQUIPMENT & FURNISHINGS E10 Equipment E20 Furnishings SPECIAL CONSTRUCTION & DEMOLITION F10 Special Construction F20 Selective Building Demolition SUBTOTAL

1/27/2020

$0 $0

$31,500 $0

$0 $0

$31,500 $0

$85,000 $14,000 $810,000

$5,000 $118,500 $40,000

$0 $41,000 $10,000

$90,000 $173,500 $860,000

$5,000 $0 $122,500

$120,000 $572,000 $177,000

$160,500 $0 $388,400

$285,500 $572,000 $687,900

$0 $2,000 $15,000 $0 $144,300

$0 $0 $27,000 $0 $477,800

$500,000 $29,500 $30,000 $30,000 $357,500

$500,000 $31,500 $72,000 $30,000 $979,600

$0 $0

$0 $0

$150,000 $280,000

$150,000 $280,000

$25,000 $70,000 $1,292,800

$115,000 $0 $1,683,800

$25,000 $115,000 $2,116,900

$165,000 $185,000 $5,093,500

SUMMARY

5 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

A SUBSTRUCTURE A10 Foundations A1010 Standard Foundations

A1020 A1030

Special Foundations Slab on Grade

a b

A20 Basement Construction A2010 Basement Excavation A2020 Basement Walls B SHELL B10 Superstructure B1010 Floor Construction

Roof Construction

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0 $0

$0 $30,000

$0 $0

$0 $30,000

$0 $0

$0 $0

$0 $0

$0 $0

$0

$1,500

$0

$1,500

a a

No sign of improper fill materials / settlements No sign of damages (aside from potential roof leak)

$0 $0

$0 $0

$0 $0

$0 $0

a

Southeast corner of Entry 102 is experiencing differential settlement between the foundation and interior construction. The floor system is yielding to pressure and rebounding after pressure is removed.

The facility drawings indicate the floor system as "existing" in 1998. The floor system should be removed to allow for investigation and remediation.

Patio water infiltration may have caused structural deterioration. Budget for repair.

Plug for unseen structural damage associated with water infiltration at the plaza.

Interior Wood Framing - Bell tower framing is water damaged along the gable side of the sanctuary. Clean and sample wood for soundness.

$20,000

$0

$0

$20,000

$15,000

$0

$0

$15,000

$50,000

$0

$0

$50,000

$0

$5,000

$0

$5,000

a a

b B1020

REFRESH

No sign of excessive settlements.

The foundation walls along Adams Street at the planting beds are allowing water to enter the building.

Interior slabs and walls are experiencing efflorescence.

Excavate planting beds and waterproof exterior walls.

See B2010.a.

N/A No sign of excessive deterioration or differential movement.

Exterior slabs that meet building should have sealant removed and resealed.

b

a b

1/27/2020

DEFERRED MAINTENANCE

DETAIL

6 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

B20 Exterior Enclosure B2010 Exterior Walls

a

b

c d e f g h i j k

B2020 B2030

Exterior Windows Exterior Doors

B30 Roofing B3010 Roof Coverings

1/27/2020

DEFERRED MAINTENANCE

a a b

a

Install copper down pipe on Adams Street at the east planting bed. Install exterior sumps to collect and discharge storm water.

Exterior Masonry - Sandstone scaling requires removal of loose material and color match for specific area.

Included in B2010.b.

Exterior Masonry - Broken Lintel, replace . Included in B2010.b.

Exterior Masonry - Repoint Masonry. Included in B2010.b.

Exterior Masonry - Repair broken boss. Included in B2010.b.

Interior Masonry - Repoint masonry at upper levels.

Interior Masonry - Repoint masonry at in bell tower.

Clean Masonry on exterior of building.

Clean Masonry on interior of building. Complete B3010.e work first.

Replace PVC gutters and downspouts with copper.

Repair flashing at kitchen chimney and repair loose mortar. Investigate flue and determine if a new liner and hood are required.

Exterior Doors require minor servicing.

(4) Plaza doors should be replaced with plaza work.

At-grade Exterior Doors require minor servicing.

Reports of sheeting ice and snow were made on the lower level of the St. Clair Entry. Snow birds could be installed in the slate roofing.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$1,000

$7,000

$0

$8,000

$0

$70,000

$0

$70,000

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0 $0 $0 $0

$0 $0 $36,500 $0

$8,400 $1,000 $0 $9,600

$8,400 $1,000 $36,500 $9,600

$0 $1,000

$0 $0

$2,000 $0

$2,000 $1,000

$0 $12,000 $0 $0

$0 $0 $5,000 $0

$20,000 $0 $0 $0

$20,000 $12,000 $5,000 $0

$0

$10,000

$0

$10,000

7 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

b

c d

e f g

B3020

Roof Openings

a

Reports of sheeting ice, snow and rain were made on the lower level of the St. Clair Entry. Provide a low profile Multiwall Polycarbonate panel system, clear and colorless with aluminum framing, or similar product to allow daylight to the lower level. Review with Historic Authority.

Repair roofing and coping where main gable meets bell tower.

Roofing - Install snowbirds over all exterior entrances/exits to prevent sheeting ice from reaching the ground in one section.

Reseal center flat roof along sanctuary wall and complete re-roofing of area (50% complete).

Slate Roofing - Ongoing repair to slate shingles.

Patio - Replace waterproofing and wear surfaces.

Install drainage system. Seal along building.

Provide roof condensing unit enclosure at patio to allow for air flow and prevent rain from entering.

b C INTERIORS C10 Interior Construction C1010 Partitions

a

b c d

1/27/2020

DEFERRED MAINTENANCE

Fire Rated Partitions missing from Basement Classrooms which are being used as storage. - Add Partitions to close off windows.

Minor Wall Damage Throughout the Building.

Patch/Repair/Finish In Basement Water Damage should be removed/ repaired and finished.

Next to New Store Requires fire rating. Add a fire rated door, frame and hardware to the doors entering adjacent interior spaces.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

$5,000

$0

$5,000

$0

$5,000

$0

$5,000

$0

$10,000

$0

$10,000

$0

$10,000

$0

$10,000

$0 $800,000

$0 $0

$10,000

$0

$0

$10,000

$0

$0

$0

$0

$0

$10,000

$33,600

$43,600

$0

$0

$0

$0

$15,000

$15,000

$0

$10,000

$0

$10,000

$10,000 $10,000 $0 $800,000

$100,000 $100,000

8 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

C1020

Interior Doors

a

b

c

d e

f

g

C1030

1/27/2020

DEFERRED MAINTENANCE

Fittings

a

Door from the Parish Walbridge room encroaches on the minimum path of egress of the employee hall by more than 1/2. Replace door frame and hardware and swing the door into the room.

Sanctuary door on North Western exterior side adjacent Adams is not usable. Remove storage items.

Adjust Replace Door Hardware so that doors can be operated for exiting.

Sanctuary Narthex side doors are slightly heavy.

Ensure they require no more than 5' of pressure to operate for egress. Add an auto operator to two doors.

ADA Nursery Room Entry door does not have clearance on push side of door. Provide Auto Operator. ADA St. Mark's Chapel does not have an accessible exit to the street. The vestibule doors are too close together.

Provide Doors with clearances to exit by relocating walls. ADA Doors with knobs should be replaced with accessible hardware for ease of access. Accessible doors are in the first floor office building. All other doors are considered inaccessible since the doors do not have handles. Replace Hardware. ADA Move furniture items away from doors in public space and office spaces so that there is at least 1' of clearance on the push side of the door and 18" of clearance on the pull side of the door Immediate. No cost impact. ADA Interior Sign and Wayfinding Program. ADA

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$5,000

$0

$0

$5,000

$0

$5,000

$0

$5,000

$0

$10,000

$0

$10,000

$0

$5,000

$0

$5,000

$0

$20,000

$0

$20,000

$0

$60,000

$0

$60,000

$0

$0

$0

$0

$0 $0

$0 $0

$0 $11,900

$0 $11,900

9 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

C20 Stairs C2010 Stair Construction

a

16-36 months, improve quality of space, improve use of space, …

$50,000

$0

$450,000

$0

$10,000

$0

$10,000

$0

$2,000

$0

$2,000

$0

$50,000

$0

$50,000

$0

$5,000

$0

$5,000

g

Next to New Hall Ramp requires handrails and a landing.

Stairs to kitchen storage on second floor need to be updated per code require a landing at the top and compliant handrails.

$0

$5,000

$0

$5,000

a

Carpet of Stair needs to be replaced, see C2020.

$0

$0

$0

$0

d e

f

Stair Finishes

TOTAL

$0

c

C2020

REFRESH

Sanctuary (Adams & N. St. Clair) stairs do not have railings which are to code. The top rail is less than 34", and much thicker than the maximum 2" in diameter.

The balusters cannot allow a 4" sphere to pass through any point. Although these stairs do not meet the current building code, they are historic and may qualify for exemption.

Stair wells are not fire rated. Enclose and rate stair wells.

Minor maintenance on stair from the sanctuary to the balcony.

Cloister / Narthex slope exceeds 1/2" and should be considered a ramp. Handrails should be added.

Sanctuary (Adams & N. St. Clair) stair steps to balcony are not to code. Tread depth varies. At corners of stairs the stairs continue where landings should be.

Provide landings at the corners in lieu of having the stairs create even tread depth and width. Although these stairs do not meet the current building code, they are historic and may qualify for exemption.

b

1/27/2020

DEFERRED MAINTENANCE

DETAIL

$0

$50,000

$0 $450,000

10 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

C30 Interior Finishes C3010 Wall Finishes

a b

c d

e

f g

h i

1/27/2020

DEFERRED MAINTENANCE

Recommend testing for lead paint, see F2020.b.

Overall areas with brick / stone walls or glazed CMU seemed to be in good shape and still functional.

Cleaning needed at base where brick meets the floor or could apply rubber base if dirt is reoccurring.

Wood paneling appears to be in good shape and still functional.

Restrooms recommend new finishes with moisture resistance material up to 48" above finish floor at water walls to meet Code with epoxy paint throughout where walls are painted. Wall protection panels are still functional just look dated and they don’t allow or patching if plumbing is reworked.

Entry 102, Vestibule 101, Lobby 103, Library Reading / Living Room 104, Nursery 107, Fishbowl 126, Walbridge Room and Administrative offices walls appear to be in good shape. Corners are showing some wear and will require touch-up or corner guards if areas continue to get wear.

Choir 117 walls appear to be in good shape.

Rear Hall 116, stairhall 113, rear stairwell 118 walls appear to be in good shape. Corners are showing some wear and will require touch-up or corner guards if areas continue to get wear. Where wear is happening recommend touch up.

Cloister 106 walls appear to be in good shape. See note b. of this section.

Sanctuary 131 space is a beautiful space. Walls appear to be in good shape. Where wear is happening recommend touch up.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0 $0

$0 $15,000

$0 $15,000

$0 $30,000

$0

$0

$0

$0

$5,000

$10,000

$10,000

$25,000

$2,000

$6,000

$6,000

$14,000

$0 $1,000

$0 $0

$0 $6,000

$0 $7,000

$0

$0

$0

$0

$0

$10,000

$20,000

$30,000

11 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

j

k l m n o p q

r

s

t

1/27/2020

DEFERRED MAINTENANCE

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

St. Mark's Chapel 127 walls appear to be in good shape. There is some bubbling at windows but areas seem stable and top surfaces are intact.

Narthex 132 walls are showing some wear recommend touch up.

Stair A walls appear to be wallcovering and are showing some bubbling.

Stair B walls appear to be in good shape.

Stair C see note b of this section. Walls are showing wear and bubbling.

Stair 105 walls are showing wear and bubbling.

Basement stair would recommend touch-up of metal elements that are showing wear.

My Brother's Place 209 and related spaces walls appear to be in good shape. See note c. of this section.

Corners are showing some wear and will require touchup or corner guards if areas continue to get wear.

$500

$0

$5,000

$5,500

$500

$0

$5,000

$5,500

$500

$2,000

$0

$2,500

$0 $500

$0 $2,000

$0 $0

$0 $2,500

$500 $0

$2,000 $5,000

$0 $5,000

$2,500 $10,000

$500

$0

$2,000

$2,500

Kitchen 210 and Storage 211 recommend sealing all gaps and or holes in wall protection. Areas where paint and wall are chipping will need to be repaired and painted.

Brides Room 212 and connected spaces wallcovering appears to functional. Paint appears to be in good shape.

Second Floor Conference Room 216 Office 217 and adjacent hallway walls appear to be in good shape.

Where wear is showing recommend touchup.

$2,000

$2,000

$400

$4,400

$0

$0

$0

$0

$500

$5,000

$0

$5,500

DETAIL

12 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

u

v

w

x

C3020

Floor Finishes

a b c d e

1/27/2020

DEFERRED MAINTENANCE

Third floor spaces overall walls are painted and functioning. Advise panels that wrap walls be tested for asbestos and potentially removed and walls skim coated and painted. There were some cracking on painted walls that we recommend be repaired. See note b and c of this section Basement areas varied with apparent flaking at exterior walls and entry doors, would recommend repair and repainting in areas where public is using spaces. Base was failing in areas, recommend replacement after wall is leveled. Storage areas were not fully evaluated.

Restroom 024 sink was removed from wall recommend fixing wall and painting wall with epoxy paint.

Recommend throughout touch-up for doors frames that are showing wear.

Would recommend testing flooring tiles for asbestos, see F2020.b.

Slate flooring looks good and is functional.

Base appears to be functional. Touch up may be required at wear.

Terrazzo floor and base looks good and is functional.

Restrooms 109, 110, 108, 125 flooring appeared to be functional. Restrooms with other flooring surfaces would recommend a replacement program due to materials showing wear.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

$0

$0

$0

$0

$0

$0

$0

$6,000

$0

$0

$6,000

$6,000

$6,000

$10,000

$22,000

$0

$0

$0

$0

$0 $2,000

$0 $5,000

$0 $5,000

$0 $12,000

$0 $10,000

$0 $10,000

$0 $15,000

$0 $35,000

13 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

f

Entry 102, Vestibule 101, Lobby 103, Library Reading / Living Room 104, Nursery 107, Fishbowl 126, Walbridge Room and Administrative offices walls: flooring surfaces (carpet, VCT tile and slate slate flooring) seems to be good and functional. Base was still fictional, would recommend general paint touch up in areas showing wear. See note b c of this section.

$0

$0

$30,000

$30,000

g

Choir 117 floor has significant cracks and floor should be patched and replaced.

Rear Hall 116, stairhall 113, rear stairwell 118 would recommend that flooring at stairs be replaced.

Cloister 106 slate tile appears to be in good shape.

Base was still functional, would recommend general paint/stain touch up in areas showing wear. See note b c of this section.

Sanctuary 131 wood flooring seems stable but showing marks and wear. See note b and c of this section.

$12,000

$0

$0

$12,000

$0

$20,000

$0

$20,000

$1,000

$0

$0

$1,000

$0

$0

h j

k

$130,000 $130,000

l

St. Mark's Chapel 127 flooring should be replaced to eliminate varying surfaces and types. Narthex 132 flooring seemed functional. See note c of this section.

$0

$0

$25,000

$25,000

m

Stair A walls slate and carpeting seems to be functional. See note b and c of this section.

Stair B carpeting seems to be functional. See note c of this section.

Stair C see note of this section. Would recommend replacement of carpet at landings.

Stair 105 See note d of this section.

Star D would wood replace flooring at basement level at first floor entry door repaint nosing where wear is showing.

$0

$0

$0

$0

$0

$0

$0

$0

$1,500

$0

$0

$1,500

$0 $3,000

$0 $0

$0 $0

$0 $3,000

n o p q

1/27/2020

DEFERRED MAINTENANCE

DETAIL

14 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

r s

t u v

w

x

C3030

Ceiling Finishes

a

b

c

1/27/2020

DEFERRED MAINTENANCE

Basement stair would recommend replacement of stair flooring.

My Brother's Place 209 and related spaces flooring appears to be in good shape. Carpet flooring in corridor adjacent to Brides room and Office 217 should be replaced. See note c of this section.

Kitchen 210 and Storage 211 would recommend new slip resistant sheet vinyl flooring with 6"H base.

Brides Room 212 and connected spaces flooring appears to be functional. See note c of this section.

Second Floor Conference Room 216 wood flooring appears to be in good shape and functional. Office 217 carpeting appears to be in good shape and functional.

See note c of this section.

Third floor spaces carpeted areas appear to be good and functional. Flooring in Phone Terminal 307 should be tested for asbestos and replaced. Landing carpet should be replaced. See note a and c of this section.

Basement areas flooring varied. Overall the VCT flooring appeared to be good and functioning. Would recommend a future replacement program as floor shows wear.

Advise panels that wrap ceilings be tested for asbestos and potentially removed and replaced with new ceiling system, see F2020.b.

Would recommend a replacement plan for acoustical ceilings throughout, focused on spaces where tiles are removed or damaged.

Stair A ceiling showed damage, but was not flaking.

Would recommend repair to all areas showing similar damage.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$3,000

$0

$0

$3,000

$3,000

$0

$0

$3,000

$0

$0

$5,000

$5,000

$0

$0

$0

$0

$0

$0

$0

$0

$1,000

$0

$0

$1,000

$0

$0

$15,000

$15,000

$0

$0 $0

$0

$0

$60,000

$70,000

$0

$0

$70,000 $200,000

$5,000

$5,000

15 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

d e

f

1/27/2020

DEFERRED MAINTENANCE

Restrooms with gypsum ceilings would recommend repainting with epoxy paint.

Kitchen 210 ceiling appeared to be functional, would recommend future replacement program with similar washable tile. Storage 211would recommend epoxy paint.

Repair Cloister Plaster

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

$2,000

$2,000

$4,000

$500

$0

$2,000

$2,500

$0

$5,000

$0

$5,000

16 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

D SERVICES D10 Conveying D1010 Elevators & Lifts

D1020 Escalators & Moving Walks D1090 Other Conveying Systems D20 Plumbing D2010 Plumbing Fixtures

D2020 Domestic Water Distribution

a

a

b

D2030

1/27/2020

DEFERRED MAINTENANCE

Sanitary Waste

a

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

Existing Limited Use-Limited Access Lift is in good working condition but does not provide for ADA Access. A new elevator and shaft would be required in the future. ADA N/A

$0

$0

$0

$0

$0

$0

N/A

$0

$0

$0

$0

All of the plumbing fixtures (toilets, lavatories, water cooler, sink) are old and need to be updated to meet ADA but only when the rooms are reworked architectually to meet the ADA space requirements.

Costs are for the fixtures only. ADA The building domestic cold water system is served from a water meter setting located in the basement in the space called room 027. The service size looks to be 1-1/4" serving the meter. No RPZ (backflow preventer) found on the discharge side. This could be a hazard if not corrected and is a code requirement.

Domestic water heater in Boiler Room 013 is a new indirect heated type using the heating boiler water to heat this domestic water heater tank. This appears to be serving the facility. This heater tank could use a recirculating pump and system to get the hot water to the fixtures quicker. A thermostatic mixing valve should also be installed on the hot water leaving the tank and mixing it down to a maximum of 120 degrees.

$0

$0

$22,500

$22,500

$2,000

$0

$0

$2,000

$0

$0

$5,000

$5,000

$0

$0

$0

$0

No reports or visible signs of issues.

DETAIL

$500,000 $500,000

17 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

D2040

Rain Water Drainage

a

b

D2090

Other Plumbing Systems a

D30 HVAC D3010 Energy Supply

D3020 Heat Generating Systems D3030 Cooling Generating Systems

1/27/2020

DEFERRED MAINTENANCE

a

a a

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

The storm water is mostly drained to gutters and exterior downspouts. There are areas that have replaced some of the copper downspout materials with PVC due to leaks or broken piping. It seems to be functional but doesn't look consistant with the historic look of the building. Could be replaced but not necessary except for looks. Say 100' at $20/ft.

The first floor area below the court yard that leaks. The whole area above the building space should be removed and properly replaced with membrane roofing properly flashed at walls and the deck drains to prevent this leaking. This cost should be reflected in the architectural costs.

The Baptismal Font plumbing located in the basement below the Font itself, looked to be in excellent condition. The backflow preventer, circulation pump, trap primer keeping the "P" trap on the floor drain wet, filter system, indirect waste to floor drain, all look new and properly installed.

$0

$0

$2,000

$2,000

$0

$0

$0

$0

$0

$0

$0

$0

As related to HVAC, the facility is fed by natural gas (boilers) and electricity (chiller, pumps, air side equipment). Heating water is generated by two (2) high efficiency natural gas boilers which appear to have been replaced within the past three (3) years. The boilers appear to have been installed properly and appear to operate well.

Two (2) natural gas fired boilers - newer - no work.

$0

$0

$0

$0

$0

$0

$0

$0

The facility is served by a single 26ton, air cooled chiller located on the north side of the building. It was replaced in 2019 - no work.

$0

$0

$0

$0

DETAIL

18 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

D3032

Ice Storage System

a

D3040 Distribution Systems D3044 Distribution Systems Hot Water

a a

D3050 Units

a

Terminal & Package

b

c

d

D3052 D3054

1/27/2020

DEFERRED MAINTENANCE

Fan-Coil Units DX Mini-Split Systems

a a

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

The facility has ice making / harvesting equipment installed adjacent to the chiller. This system – if functional – can make ice at night (during off-peak hours) and harvest it throughout the day.

Pumps, piping, ductwork - no immediate issues.

The hydronic pumps and piping system are utilized for distribution of both heating and chilled water.

The pumps appear to be in good condition and installed properly.

$0

$2,000

$15,000

$17,000

$0 $0

$0 $0

$0 $0

$0 $0

The air handling units associated with the hydronic system appear to be in good condition and facility personnel indicate overall satisfaction with the system, controls and comfort levels.

There is an air handling unit with a DX cooling coil located in a closet in the Brides Room. This unit does not appear to have a good return air system. Revise return air.

Facility staff reported a few areas where units are noisy or not working properly. This is not unexpected and it may be necessary to pin-point specific problems and have those units repaired and/or replaced.

$0

$0

$0

$0

$0

$5,000

$0

$5,000

$0

$3,000

$0

$3,000

Facility staff reported the blower coil unit in the basement Community Room (where Alcoholics Anonymous meets) does not produce heat.

$0

$2,000

$5,000

$7,000

$0 $5,000 $0

$0 $5,000 $0

$5,000 $5,000 $0

$5,000 $15,000 $0

Miscellaneous repair / replacement required New condition - no work.

DETAIL

19 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

D3060 Controls & Instrumentation

a

A partial electronic automation system was recently added to the facility. It is not completely clear what is controlled and what isn’t, but at a minimum the system controls heating to cooling change-over and occupancy / space temperature reset. The system that was installed has substantial capabilities and features that can be added as funding becomes available or as other needs arise.

D3070 Systems Testing & Balancing D3090 Other HVAC Systems & Equipment

a a

D40 Fire Protection D4010 Sprinklers D4020

Standpipes

D4030 Fire Protection Specialties D4090 Other Fire Protection Systems D50 Electrical D5010 Electrical Service & Distribution

1/27/2020

DEFERRED MAINTENANCE

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$10,000

$10,000

$0

$20,000

No recommendations

$0

$0

$0

$0

No recommendations

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$0

$30,000

$30,000

a

Basement coverage only. No alterations to coverage needed.

Riser is located in the basement and is not clearly accessible. Any changes to the coverage or basement system may require an update to this location in the future.

N/A

$0

$0

$0

$0

a

N/A

$0

$0

$0

$0

a

Main Distribution Panel 'MDP' is functioning as intended without issue but is nearing the end of its useful life. It is recommended to perform an infrared scan to detect any possible wear and/or loose connections and to repair and/or replace those worn parts or connections. This panelboard shall be considered to be replaced in the near future.

$0

$3,000

$0

$3,000

a a

DETAIL

20 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

b

c d

D5020 Wiring

Lighting and Branch

a b c d

e

f g h I

1/27/2020

DEFERRED MAINTENANCE

The unlabeled switch and fuse panelboard located in the basement corridor of the Boiler Room Hall, is outdated and past its useful life. It is recommended that this panelboard be replaced with new of same mounting, voltage and ampere as existing.

Replace breaker panel located in Corridor 029, with new of same mounting, voltage and ampere rating.

Five (5) unlabeled Bulldog pushmatic panelboards throughout the facility are outdated and past their useful life. It is recommended that these be replaced with new of same mounting, voltage and ampere rating as existing.

Clean and relamp luminaires in need of new bulbs throughout the facility Clean and relamp decorative pendant mount luminaires in the Sanctuary.

Replace surface mounted spot lights in sanctuary with new equivalent LED luminaires Replace luminaires and controls throughout the facility with LED equivalent type fixtures, 0-10v dimming and occupancy/vacancy sensing controls.

Perform testing on all emergency egress lighting to ensure proper functionality. Repair or replace any worn or damaged parts or non functioning luminaires.

Replace wiring associated with all pushmatic panelboards being replaced.

Replace lighting control wiring for new LED dimming, and occupancy/vacancy controls Perform asbestos abatement on all outdated Bulldog pushmatic panelboards.

Replace wiring associated with unlabeled switch and fuse distribution panelboard being replaced.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$13,000

$0

$0

$13,000

$7,000

$0

$0

$7,000

$35,000

$0

$0

$35,000

$0 $7,400

$0 $0

$0 $0

$0 $7,400

$4,000

$0

$0

$4,000

$5,900

$0

$0

$5,900

$0

$0

$0

$7,300

$0

$7,300

$30,000

$0

$0

$30,000

$0

$0

$25,000

$0

$0

$25,000

$17,000

$0

$0

$17,000

$227,500 $227,500

$130,000 $130,000

21 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

D5030 Communications & Security

D5090

E20 Furnishings E2010 Fixed Furnishings

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

Replace outdated intrusion detection system with new zoned system to improve security in building around the leased spaces. Replace damaged and dated motion sensors with dual technology sensors. Add glass break sensors in main entry. Provide panic buttons in areas where public interacts with staff.

Provide video intercoms at main entry points and master station at receptionist area. Add door position switches at ALL exterior doors. Consolidate monitoring of system into one service provider.

Update Video Surveillance system to IP system with remote viewing capabilities and Megapixel HD cameras and monitoring station in staff area.

Replace three existing fire alarm systems (FireLite, FireLite SPF-1024, and SimplexGrinnell 4010) with new addressable voice fire alarm system. Existing smoke detectors are beyond end of life. Manual pull stations are not at ADA accessible height. ADA

$0

$150,000

$0 $150,000

$0

$130,000

$0 $130,000

$0

$187,500

$0 $187,500

a a a a

N/A N/A N/A Kitchen equipment may need to be replaced due to age in 2nd Floor and Basement but is working at this time.

$0 $0 $0 $0

$0 $0 $0

$0 $0 $0 $150,000 $150,000

a b

Overall fixed furnishing were functioning.

$0 $0

$0 $0

a

Other Electrical Systems a

E EQUIPMENT & FURNISHINGS E10 Equipment E1010 Commercial Equipment E1020 Institutional Equipment E1030 Vehicular Equipment E1090 Other Equipment

REFRESH

$0

b

1/27/2020

DEFERRED MAINTENANCE

DETAIL

$0

$0

$0

$0 $0 $0

$30,000 $0

$30,000 $0

22 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

E2020

Movable Furnishings

a

Overall furnishings seemed to be functioning. Would recommend a phased replacement when pieces no longer function ($500,000 in the future).

F SPECIAL CONSTRUCTION & DEMOLITION F10 Special Construction F1010 Special Structures a N/A F1020 Integrated Construction a N/A F1030 Special Construction Systems F1040 Special Facilities

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

$0

$250,000 $250,000

$0 $0

$0 $0

$0 $0

$0 $0

N/A

$0

$0

$0

$0

a

Toilets at Landings in Stair A, Stair C and Stair D are not accessible. Provide an accessible Unisex restroom on the 2nd Floor. ADA Women's and Men's Toilet 109 and 110 adjacent the Walbridge room require 60" of clear floor space adjacent the accessible toilet. Remove the toilet fixture add the adjacent stall toilet and replace the partitions.

Ensure sink clearance from the top of the sink to the floor does not exceed 34" and the knee clearance is provided at 27" clear. Provide 36" 42" and 18" vertical grab bars. Mirror is not mounted at the correct height 40" maximum from finished floor to the reflective surface of the mirror. Provide trap wrap at all sinks with exposed pipes. ADA The second floor conference room and Bridal Room are using the mechanical spaces as storage. Remove storage items.

Nursery Toilet 108 -Upgrade Toilet for AccessibilitY. ADA ADA Allowance. ADA N/A

$0

$50,000

$0

$50,000

$0

$30,000

$0

$30,000

$0

$0

$0

$0

$0

$10,000

$0

$10,000

$25,000 $0

$25,000 $0

$25,000 $0

$75,000 $0

c

d

F1050 Special Controls and Instrumentation

REFRESH

a

b

1/27/2020

DEFERRED MAINTENANCE

e a

DETAIL

23 of 25

CATEGORY

IMMEDIATE

0-12 months, 12-24 months, hazard, could system repair, cause damage to utility savings,… other systems,…

ADA

F20 Selective Building Demolition F2010 Building Elements a Demolition F2020 Hazardous Components a Abatement

b

c

1/27/2020

DEFERRED MAINTENANCE

N/A The first floor business area from the Lobby to the Choir Room has evidence of ceiling wall and floor water penetration issues. Mildew and Mold odors are evident. Ceiling tiles are missing swollen and stained from multiple leaks above. Wall tile is in similar condition. This is especially evident in the Nursery, Nursery Toilet and the Fish Bowl. Carpet will also need to be replaced.

Asbestos may exist in floor ceiling and wall of other floors. Before any demolition or renovations occur test for hazardous components (i.e. asbestos, mercury, lead, etc…)

Some Third Floor wall and ceiling finishes appeared to be asbestos. Encapsulate or abate the asbestos.

DETAIL

REFRESH

TOTAL

16-36 months, improve quality of space, improve use of space, …

$0

$0

$0

$0

$70,000

$0

$0

$70,000

$0

$0

$15,000

$15,000

$0

$0

$100,000 $100,000

24 of 25

TRINITY EPISCOPAL CHURCH FLOOR PLANS