RBF Feasibility Study Approved

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January 3, 2007

FEASIBILITY

STUDY

St. Joseph CountyPublic LibraryRoger B. Francis

Branch Expansion

JamesChildsArchitects


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INDEX

EXECUTIVE SUMMARY AND RECOMMENDATIONS Tab 1

IntroductionSummary

Recommendation

BUILDING PROGRAM EXCERPTS Tab 2

Vision

Look and Feel

Basic Public Library Design Principles

Square Footage Allocations

Graphic Program

EXISTING BUILDING EVALUATION Tab 3

Site Plan

Floor Plans

Space Tabulation/Program Variance

Existing Condition Assessment

Overview

Existing Site Review

Architectural/Structural Review

Mechanical Systems Review

Electrical Systems ReviewPreliminary Zoning Analysis

Preliminary Code Analysis

ADDITION/RENOVATION SCHEME Tab 4

Site Plan

Floor Plan

Space Tabulation

Phasing Diagrams

Statement of Probable Cost

NEW CONSTRUCTION SCHEME Tab 5

Site Plan

Floor Plan

Space Tabulation

Statement of Probable Cost


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EXECUTIVE SUMMARY AND RECOMMENDATIONS Tab 1


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EXECUTIVE SUMMARY

AND RECOMMENDATION

ROGER B. FRANCIS BRANCH EXPANSION January 3, 2007St. Joseph County Public Library52655 Ironwood RoadSouth Bend, Indiana 46635

INTRODUCTION

The Design Team is pleased to assist the St. Joseph County Public Library in its effort to preparethe Roger B. Francis Branch Library for the future. The response to this challenge involved afacility study which compared two alternative courses of action. Design Team members began byparticipating in several Planning Team meetings which explored the various needs for the branchand then developed an overall building program. This program information was then applied to thetwo scenarios. Refer to Tab 2 for building program excerpts.

The first course of action focused on implementation of the program within, and adding to, theexisting building. The second course of action involved the construction of a new library buildingon the existing site. The conclusions of the study summarize the required commitment of time andmoney which would be necessary to implement both of these approaches, and to note wherelimitations may exist in either scenario.

The course of action which dealt with the possible construction of a new building was relativelystraightforward. Once the building program was developed, the Team analyzed this information anddeveloped a schematic plan which was used to generate the estimated cost and schedulinginformation. Refer to Tab 5 for a complete description of this option.

The approach to the renovation and addition scenario was quite different. The Team proceeded firstby visiting, evaluating and recording details of the existing construction and carefully studying theexisting building plans provided. This examination included items such as the existing finishes andmechanical and electrical systems. The floor plan of the existing building was then imported intoa computer aided design program; and the sizes and uses of all spaces in the building werecatalogued. The building was also reviewed for basic code compliance issues and an evaluation wasmade regarding the condition of the building envelope and structure. Equally important, existingsite information was gathered, evaluated and imported. This research is summarized under Tab 3.

A schematic plan was then developed, showing the proposed program overlaid on the existingbuilding. Selective demolition and the construction of new connector areas were studied as well.The schematic plan was then evaluated in terms of cost, construction sequencing, the impact on the

library operation, and the impact on the surrounding site. The conclusions are presented in Tab 4.

Because of the preliminary nature of both designs, a square footage based component cost approachwas undertaken. This was done in lieu of a detailed line-by-line takeoff type of approach. However,the analysis presented provides a sound basis upon which decisions can be made.


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EXECUTIVE SUMMARY -2- January 3, 2007AND RECOMMENDATION

The Design Team gratefully acknowledges Casteel Construction Corporation for its assistance withthe development of the construction cost estimate and schedule information presented herein.

SUMMARY

The following is a summary of findings which emerged after studying the two options:

1. The existing Roger B. Francis Branch Library was built in 1977, and was designed toaccommodate approximately 80,000 volumes. The current branch collection contains over110,000 volumes. St. Joseph County Public Library staff have indicated that this collectionmust continue to grow in order to meet the needs of the local population.

2. The existing building contains approximately 17,423 square feet, over 4,000 of which islocated in the basement and not accessible or open to the public. The Building Programanticipates that 23,744 square feet will be required.

3. The current site contains approximately 2.5 acres.

4. As directed by the St. Joseph County Public Library staff, both planning schemes are basedupon the existing Roger B. Francis Branch Library remaining open during a majority ofthe construction. Short term closure of the branch should be expected for move-in as wellas certain construction phase transitions where applicable.

5. A renovation and addition scheme is feasible while keeping the existing library in service.The scheme includes over 13,000 s.f. of renovation (excluding the basement) and over9,000 s.f. of addition, and would cost approximately $4.40 million, excluding soft costs.

a. At least three distinct phases of construction would be required for this scheme:

i. Phase One would divide the parking lot into patron parking at the east andconstruction staging to the west. Additions would be built to the north andwest. Connections between the existing building and the additions would bemade. Current library operations would remain largely unchanged.

ii. Phase Two would switch the patron parking and construction staging. Atemporary entry would be created at the west addition. A northern additionwould be built, and the northern 1/3 of the existing building would berenovated. Library operations would significantly change due to relocation

of staff work areas, public areas and the entry.

iii. Phase Three would be marked by the return of the main entry to the originallocation. The library would operate out of the Phase One additions and thePhase Two renovations. The southern 2/3 of the existing building would thenbe renovated. Again, library operations would significantly change due torelocation of staff work areas, public areas, entry relocation and therelocation of the reading/stack areas.


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b. Construction for this scheme is expected to take 18 months to complete, assuminga Spring 2008 start.

c. During renovation, the Library function would be severely disrupted. The addition

spaces would be constructed first. These would then be used as temporary locationsfor functions which are displaced by the subsequent renovation phases. Severaldouble moves may be involved (e.g., Circulation/Reference Desk). The costs ofsuch moves are not reflected in the construction costs.

6. A new construction scheme is also possible while maintaining operation of the currentlibrary building. The scheme consists of over 23,000 s.f. of new building, new parking lotareas and the demolition of the existing building, at a cost of approximately $4.65 million,excluding soft costs.

a. This scheme is contingent on the successful acquisition of additional property to thewest and north, either purchased or temporarily leased, in order to provide temporarypatron parking and construction staging. (NOTE: As of 12/22/06, the adjacentlandowner has confirmed to the SJCPL that the necessary land would be availablefor lease.)

b. Construction of a new library building would be expected to take approximately 14months, assuming a Spring 2008 start.

c. A variance would be required in order to allow parking in the setbacks.

RECOMMENDATION

The following matrix is a useful tool in evaluating the two schemes:

CriteriaAddition/Renovation

SchemeNew Construction

Scheme

Responsiveness to Program Good Good

Resolution to Existing Problems Fair Good

Bonus Space 4,000 S.F. Basement None

Construction Duration 18 Months 14 Months

Construction Convenience Poor Good

Construction Cost $4.4 Million $4.65 Million

Parking Variance Not Required Required


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In the opinion of the Design Team, the New Construction Scheme should be selected by theLibrary. This recommendation is supported by several factors, including the following:

1. The estimated cost of the New Construction Scheme exceeds that of the Addition/

Renovation Scheme by only 6%.

2. The inconvenience which would be experienced by the patrons and staff is considerablygreater for the Addition/Renovation Scheme. This inconvenience would also last forapproximately four months longer than under the New Construction scenario.

3. The basement bonus space was not programmed. If the Planning Team truly valued suchspace, it would have been included in the program.

4. The architectural style and appearance of the existing building would have to beacknowledged and respected under the Addition/Renovation Scheme. The NewConstruction Scheme presents a clean slate in terms of expression.

END OF EXECUTIVE SUMMARY AND RECOMMENDATION


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BUILDING PROGRAM EXCERPTS Tab 2


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EXISTING BUILDING EVALUATION Tab 3


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SPACE TABULATION/

PROGRAM VARIANCE

ROGER B. FRANCIS BRANCH EXPANSION January 3, 2007

St. Joseph County Public Library

52655 Ironwood Road

South Bend, Indiana 46635

Space

Existing

Building

Building

Program Variance

Entry Vestibule 60 436 - 376

Public Restrooms 181 500 - 319

Large Meeting Room 912 1,000 - 88

Meeting Room Storage 93 200 - 107

Meeting Room Kitchen 20 100 - 80

Small Meeting Room 0 390 - 390

Adult Reading Area 4,851 7,200 - 2,349

Childrens Reading Area 2,933 4,400 - 1,467

Caf/Vending 0 400 - 400

Circulation/Reference 967 1,100 - 133

Branch Librarians Office 168 140 + 28

Staff Workroom 881 1,100 - 219

Temporary Holding/Storage 117 Note 1 715 - 598

Staff Lounge 342 300 + 42

Staff Restrooms 128 99 + 29

Staff Lockers 0 74 - 74

Telecommunications Room 0 48 - 48

Custodial Room 116 100 + 16

Outside Storage 196 200 - 4

Mechanical Room 500 617 - 117

Receiving Area 0 215 - 215

Basement Storage 3,124 0 + 3,124

Subtotal (Net Area) 15,589 19,334 - 3,745 Note 2

Mechanical/Walls/Circulation 1,837 4,410

Total (Gross Area) 17,426 SF 23,744 SF

Net to Gross Ratio (Approx.) 89.5% Note 1 81.4%

NOTES:

1. The Building Program tabulation inadvertently omitted the Temporary Holding/Storage space for the Existing

Building. This has been corrected here. Similarly, a typographical error which appeared on the Net to Gross

Ratio has been corrected.

2. The Net Area Program Variance is -3,745 SF. This increases to -6,869 when the Basement Storage

(unprogrammed space) is excluded from the calculation. The -6,869 net area figure corresponds to a Gross

Area of approximately -8,439 SF. This figure represents the approximate size of the required ground floor

addition.

END OF SPACE TABULATION/PROGRAM VARIANCE


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EXISTING CONDITION

ASSESSMENT



52655 Ironwood Road


OVERVIEW

The study of the existing building was begun by determining ages of the various components of the

building. This was followed by an analysis of the present condition and expected life of the various

mechanical systems, finishes and equipment which are part of the existing building construction.

Following this introduction is a summary of these findings. Included in this section are drawings which

depict the existing site and floor plans as well as a tabulation of the existing spaces within the building.

During the review of the site and building, an effort was also made to look for potential code

compliance deficiencies. This type of review in an older building is difficult due to the fact that anexisting facility is not required to meet all current requirements for new construction. Additions can

sometimes be made to a building without requiring all construction to be brought up to current

standards (if appropriate fire separation is provided, for example).

Since the scope of the project has not been fully developed, it is premature to speculate if the Indiana

Department of Fire and Building Services would consider the possibility of grandfathering the

existing building under prior code provisions.

In a separate but related matter, the provisions of the Americans with Disabilities Act (ADA) come

into play when major improvements are planned at an existing facility. Should the existing building

receive a major renovation without major areas of handicapped accessibility being brought intocompliance, then the St. Joseph County Public Library (SJCPL) could be liable in a civil complaint.

The extent of this exposure would have to be determined by legal counsel. Examples of

handicapped accessibility deficiencies in the existing building include the lack of lever type door

hardware, inadequate door clearances, and inadequate toilet room arrangements. Additionally, there

are other problems with the existing plumbing, electrical and communications systems in the

building from a handicapped accessibility standpoint.

During the investigation, no obvious instances of environmental hazards, such as asbestos or lead-

based paint, were encountered. However, due to the age of the building (built in 1977), it is possible

that both asbestos and lead-based paint could have been used during construction, and a more

detailed review by a qualified inspection agency is recommended.

In terms of the current use of the existing facility, there are several general observations that arise

after viewing the building, watching its operation, and conducting discussions with the staff. It is

apparent that the building is operating at maximum capacity with the current collection and

programs provided. This limits the abilities of the patrons and staff to take full advantage of the

librarys potential. Also, the flow through the library space is poor due to the volume of the

collection and the fixed nature of several display features. Staff work spaces appear to be small and

over utilized. Thematic elements in the childrens area impede staff work tasks and offer little in

the way of storage or display space.


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EXISTING CONDITION -2- January 3, 2007

ASSESSMENT

EXISTING SITE REVIEW

The Roger B. Francis Branch Library is located approximately five miles north of downtown South

Bend on Ironwood Drive. The surrounding area is a mix of residential (to the south and east) and

agricultural (to the west and north). City utilities serve the site, with the exception of an on-site wellfor water service. However, there is a fire hydrant at the northeast corner of the property, suggesting

the presence of a water main along Ironwood Drive.

Approximately 2.5 acres of land is owned by the St. Joseph County Public Library at this location.

According to information received from the SJCPL, land owners to the west of the site have been

contacted with respect to selling property to the library if necessary. Currently, land to the west of

the site is zoned as Single Family Residential. Libraries are Permitted, Primary Use buildings in

Single Family Residential Districts.

Access to the site is via two curb cuts in Ironwood Drive - one for entering traffic and the other for

exiting. Signage at these curb cuts is small but effective. Traffic seems to flow reasonably wellthrough the site, however the book drop-off location is not ideal since it is not located on the drivers

side. Another conflict occurs where patrons must walk across the exit lane in order to enter the

building.

Paved parking exists at the north end of site, and supports approximately 140 vehicles. Per the

Francis Branch Library staff, the parking lot is almost never completely filled. However, it was

noted that if the lot does fill, there is nowhere else to park with access to the library. The parking

lot was reconfigured, enlarged and re-graded in 1993. Six pole mounted light fixtures illuminate

the parking area and building entry. SJCPL indicated that these light fixtures were recently added

to address lighting concerns in the parking lot.

The library building is situated at the southern end of the site, with a north facing entry. A small

lawn is located at the southwest corner of the site, which has a drop in elevation of approximately

six feet. Numerous drywells have been installed in this area to facilitate site drainage. Outdoor

access to the basement of the building is located at the southwest corner. Adjacent to the basement

door is a concrete retaining wall and stairs. The retaining wall has a guardrail, but the stairs have

no handrails.

Site landscape plantings appear to be in very good condition and are well maintained. Site furniture

is minimal and consists of only a bike rack and picnic table. Site signage is also minimal. In

addition to the entry and exit signs, there is a monument sign which is difficult to see because it is

located under the leaf canopy of a large maple tree.

ARCHITECTURAL/STRUCTURAL REVIEW

The existing Roger B. Francis Branch Library was originally built as the Clay Township Branch

Library, and was opened in 1977 to serve the growing population north of South Bend. In 1989, a

portion of the building was renovated, removing the bookmobile garage to add space for the public

collection and for more staff workspace. A 2001 renovation added a Northwoods theme to the

childrens area, featuring a reading tree, a stream and bridge, a ranger station and volcano corner.


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ASSESSMENT

Exterior Building Envelope

The exterior walls are clad with either face brick or metal panels. The exterior brick and mortar

joints are generally in very good condition. Prefinished metal panel cladding can be found at the

north and south facades and on walls above the central roof mass. The metal panels appear to beoriginal to the building and are in fair condition. While structurally sound and still weather resistant,

the metal panels are dented and/or fading in several locations. The fascia, gutters and downspouts

are all prefinished metal and are in fair condition although also dented and faded. SJCPL has

installed heat tape along the eaves and gutters on the east and west exterior walls to keep ice dams

from forming. Soffits, where they occur, appear to be a stucco finish and have grilles for attic

ventilation. Plans obtained from SJCPL show that there is 1" of rigid insulation within the wall

cavities.

Roofing at the east and west portions of the building are asphalt shingles on a 3 :12 slope roof.

These roofs do not have projecting eaves, resulting in the need for heat tape at the gutter. The center

roof mass (over the entryway through to the childrens area) has a fully adhered EPDM roofmembrane on a 1 : 12 slope roof. SJCPL staff has stated that this portion of the roof has been

prone to leaks throughout the buildings history. Maintenance staff on site indicated that this portion

of the roof has not had any problems since the EPDM roof was installed, approximately two years

ago. Insulation within the attic spaces consist primarily of fiberglass batts in varying depths.

The exterior windows have aluminum frames and insulated glazing units. The windows are

generally in good condition, however the seals on many of the glazing units have failed and no

longer perform at their optimal levels. Entryway doors are aluminum framed and fully glazed.

These doors also have push button automatic openers for handicapped accessibility. Francis Branch

Library staff indicate that the automatic openers allow a considerable amount of outside air into the

building, and it is especially noticeable during the winter. The remaining exterior doors and frames

are painted steel. These doors are generally in poor condition - most are dented, rusting and have

improperly functioning hardware.

Interior Finishes

Interior walls consist of painted concrete block or painted gypsum wall board. Interior steel columns

are encased in face brick which extends the full height of the column. Painting of the walls is well

maintained, and numerous locations have hand painted murals or accents.

The existing ceilings at the east and west portion of the building are made up of 2' x 2' lay-in

acoustical tiles and painted gypsum board soffits. The existing ceiling in the center, high volume

space is a stained wood plank system. SJCPL staff has indicated that numerous roof leaks have

occurred in the past in the high volume space, especially around the skylights and where it abuts the

east and west walls.

Flooring throughout the reading areas and stack areas is carpet and is generally in good condition.

It does show wear at high foot traffic areas though, such as at the information and circulation desks.

Ceramic tile is used at the entry vestibule and in toilet rooms.


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ASSESSMENT

Interior doors are generally woodgrain patterned plastic laminate, with knob type hardware. Door

frames are painted hollow metal. The pair of doors accessing the meeting room are painted steel

doors. A stainless steel coiling gate is positioned to separate the library stacks from the meeting

room and toilet rooms, such that the meeting room can be used independently from the rest of the

library. Window treatments in the staff workrooms and the meeting room are vertical blinds. Otherwindows throughout the library have no window treatments on them.

The built-in appliances and cabinetry in the building appear to be original and are generally in poor

condition or do not function. Loose furniture is solid wood and appears to be about twenty years

old. There is a small lift for transporting items between the basement and main floor. Per Francis

Branch Library staff, the lift is operational and is maintained only on an as-needed basis. The

collection shelving systems consist of cantilever shelves and free-standing display units.

Throughout the library, the shelves are generally filled to capacity and closely spaced.

The basement level is primarily used for the branch library storage, SJCPL general storage and for

heating, cooling and electrical equipment. The perimeter walls and the floors are cast-in-placeconcrete which show water staining in numerous places. Per SJCPL, there is a history of flooding

in the basement during heavy rains. With that in mind, all the stored items are placed on pallets or

on upper shelves and away from walls. Partition walls at the mechanical/electrical room are

concrete block, unpainted. The ceiling is gypsum board, taped and mudded but not painted, with

surface mounted light fixtures. The southwest door to the exterior is labeled as an exit door but is

very difficult to open and has knob hardware. The mechanical room has a sump pump adjacent to

the lift.

MECHANICAL SYSTEMS REVIEW

Process

In the fall and winter of 2006, M/E Design Services reviewed building plans and conducted a brief

walk-through and interviews with the Library maintenance staff to evaluate the existing mechanical

and electrical systems in light of the proposed renovation. This service was not exhaustive, did not

include any tear-down or testing of equipment, and is not intended to warrant or certify the operation

of systems or equipment. In some cases, typical examples of various equipment types were

observed. Conditions observed at individual components or items of equipment may not reflect

conditions at all locations.

The building is approximately 17,000 square feet, of which 3000 square feet is the basement. The

building was constructed in 1976, with a partial renovation in the 1980's for conversion of the garage

to staff office space. Mechanical and Electrical Design Drawings for both projects were available

to assist in the review.

Plumbing System

The building domestic water service is provided through an on-site well system. Sewer is provided

by an on-site septic system. These were excluded in this review and will need to be reviewed further

as design proceeds, and coordinated with the availability of public water and sewer.


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ASSESSMENT

Natural Gas is provided to the building through the meter on the west side of the building. The

service will need to be relocated with the proposed renovation.

The building currently does not have a fire sprinkler system. It is likely that renovations will require

a sprinkler system to be added to the basement. The requirements for a first floor sprinkler systemwill need to be evaluated further during design. A public water supply would be preferred if a

sprinkler system is installed due to pressure and flow requirements.

There are Public and Staff, Mens and Womens Toilet Rooms, of which the fixture porcelain

appears in good condition. The chrome work shows some signs of aging, with instances of pitting

and corrosion. The water closets and urinals are push-button, flush valve type. Lavatories are fitted

with knob style handles. If the fixtures are not affected by renovation activity, fittings could be

replaced for cosmetic purposes, although ADA accessibility requirements would need to be

addressed, which would likely require new fixtures. See architectural discussion regarding ADA

accessibility requirements. Also, fixtures should be considered for replacement if reductions in water

consumption are desired.

Hot water is provided locally, in rooms adjacent to the Toilet Rooms, by wall-mounted tank type

electric water heaters. There are two mop basins; one located in the Garage, and the other in the

Custodial room, which appear to be in good condition. There is an electric water cooler (newer) in

the Entry Lobby. The renovations will affect the areas with this equipment, as well as the Staff

Toilet Rooms. If desired, fixtures in good condition could be reviewed for salvage and re-use.

The basement includes a sump pump, which should remain in service with the renovation.

Piping systems (waste, vent, soil, water) are expected to provide useful future service life and will

be modified as needed for the renovation and addition. There are no reported major problems with

these systems.

Heating and Air Conditioning Systems

Heating and air conditioning for the Main portion of the Library and the Basement Storage Area is

provided through a multi-zone air handling unit (5-zones), with a ceiling supply air distribution

system and an at slab perimeter ducted return. It includes a roof-mounted outside air inlet and

pressure relief hood. This air handling unit incorporates a hot water coil and DX cooling coil with

a remote condensing unit, and appears to be the original system and in visibly good condition, with

the exception of the condensing unit. The compressor on this unit was changed out in the last two

years. Many of the air handler components, such as coils, fan, dampers, and drain pan could require

attention due to their age, and will require further evaluation in the design stages to determine if a

system replacement or refurbishment is warranted. By ASHRAE guidelines, this unit is nearing the

end of its useful life. If this unit were to be replaced, additional consideration will need to be given

to the structure, since the Basement Mechanical Room has very limited access and, as such, this unit

cannot be replaced without removing walls, and/or floors. In addition, the remote condensing unit

fans and coils are original and are at the end of their life expectancy. Given the constraints, it may

be more cost effective to consider a new unit/system type, in a new location. Consideration will need

to be given to the phasing of work, since this unit heats and cools the majority of the floor space of


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ASSESSMENT

the current library. Options to consider with the replacement include energy performance

improvements, such as VAV systems, which could also lend themselves to the addition. The

associated duct system for this unit may or may not be affected, depending on the scope of

renovations and the design intent (for example, changes with ceiling systems, space revisions, etc.).

See also discussion on duct systems.

The Meeting Room is served by a single-zone, constant volume air handling unit, with a ceiling

supply air distribution system and an at slab perimeter ducted return. This air handling unit

incorporates a hot water coil and DX cooling coil with a remote condensing unit, and appears to be

the original system. The unit is situated in the attic area above the Mens Toilet Room, and is

accessed through the suspended ceiling. The location poses service access concerns under current

codes and OSHA standards. It is also difficult to tell, at this point in time, if the unit has any ready

means for removal, without affecting the building structure. It is reported to have poor heating

performance, although, this may be related to the set back controls, and not a function of the unit

design. The air handling unit and its associated condensing unit are at or past their life expectancy.

Based on the access problems, and the prospective performance improvements that a new systemwould provide, the existing system should be replaced with renovation. A new air handling unit

location will need to be considered, which has appropriate service access and space. Alternatives

to an air handling unit might be possible under the renovation, such as serving this area from

systems which serve the addition. However, the high ventilation requirements for the occupancies

will require careful design and coordination if a dedicated air handling unit is not used. Options to

consider include a single-zone VAV system and heat recovery, due to the demands of ventilation.

The associated duct systems may or may not be affected, depending on the scope of renovations and

the design intent (for example, changes with ceiling systems). See also discussion on duct systems.

The Staff Workroom is served by a single-zone air handling unit with a ceiling supply and return

air distribution system, which was installed as a result of the 1980's renovation of this space. This

air handling unit incorporates a hot water coil and DX cooling coil with remote condensing unit, and

was the original unit, relocated in the 1980's renovation. The area which this unit serves will be

largely affected by the renovation and, hence, this unit will be removed, and the area served by the

new systems for the addition.

The Garage is heated through a hydronic ceiling-mounted cabinet heater and the Womens Staff

Toilet Room has a supplemental hydronic fin radiation heat section. The Entry Vestibule has an

electric cabinet heater and the Basement Stairwell includes a hydronic heating convector. These

areas, except the Stairwell, will be largely affected by renovation and, hence, these units will be

removed, and the areas served by the new systems for the addition.

The building hydronic heating system includes a Weil McClain gas-fired cast iron sectional boiler,

a circulation pump, hot water expansion tank, and piping with fiberglass insulation. In some

sections, Armaflex type insulation has been used, probably due to past renovation activity. The

boiler (approximately 78% efficiency) is relatively new, a result of replacement of the original boiler

within the last few years. There are no reported problems with the current system and, since the

boiler is relatively new, there will be no requirement to replace it based on age. There are concerns

though with the capacity for the addition and, as a consequence, additional boilers will need to be


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ASSESSMENT

considered if hydronic heating systems are used. Also, new boilers offer energy improvements ( a

priority for the Library), which will be taken into consideration with the hydronic system design.

The duct systems appear to utilize lined metal ductwork, which would have been indicative of

construction during the 1970's. In some instances, it was observed that the ceiling tiles have smudgemarks adjacent to the supply air grilles, which can be typical for lined duct systems of this age.

Further investigation should be performed on the duct lining systems to determine their integrity and

requirements for any remedial action.

The temperature controls are electric (Johnson Controls), and essentially in fair-to-good condition,

with little improvement from the original installation. New controls will be considered with

renovation, in order to maintain uniformity among building systems, and to capitalize on

technological improvements with remote viewing and control.

In general, the mechanical systems appear to be in good condition and would be anticipated to be

able to provide useful service life in the near future, provided there is ongoing routine maintenance.Due to their age, however, most equipment is at, or has exceeded, its typical useful equipment life,

as outlined by the American Society of Heating, Refrigeration, and Air Conditioning Engineers.

With the exceptions noted, improvements will be considered to these systems in order to bring them

up to current standards with ventilation, energy efficiency, and building codes. It might be possible

to utilize portions of the air distribution system, the multi-zone unit, and the existing boiler and

hydronic heating system under the renovation option. This will be reviewed in further detail with

the specific construction plans.

As design progresses, proposed mechanical systems will be reviewed in more detail, so as to merge

with the existing systems and work with the phased needs of the building addition. It is envisioned

that a good match would include additional boilers for hydronic heating systems and a chiller with

chilled water systems for cooling. Air distribution systems could include multiple unit, hot

water/chilled water VAV air handlers with reheat coils, and/or ducted hot water/chilled water fan

coil units for small zone applications. Heat recovery might be a consideration, where occupancy

requirements dictate high ventilation rates, and where duct and unit layouts lend themselves to this

approach. Programming for space of mechanical equipment will need to be reviewed, in order to

match the demands for zoning with multiple unit locations.

ELECTRICAL SYSTEMS REVIEW

The main electric service (underground) enters the building on the west side through a metering

cabinet. The service will need to be relocated as a consequence of the addition and, due to the

increased loads, it will be evaluated further as design progresses.

The main electric service for the building is through a Square D I-line panel, rated 800-amp

120/208-volt, three phase, 4-wire. The panel is provided with a main 800-amp breaker and sub-

breakers for major equipment and three electrical branch circuit board panels. It includes two blank

spaces. Branch circuit board panels A and B are Square D NQOB. This equipment is located in the

Basement Mechanical Room. On the First Floor, there is an additional Square D NQOD 100-amp

panel with ten available spaces, which is thought to accommodate computer equipment for the


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ASSESSMENT

building. It is anticipated that this equipment will remain in service and be modified as required for

renovation. Due to the loads of the addition, and change in building service location, additional

breaker space and/or a new distribution panel could be required. This will be evaluated as design

progresses. Existing panels and circuiting will be modified as required for the renovation.

The building includes a sidewalk snow-melt system and heat trace cable system for roof eaves and

gutters. The control panel is located in the First Floor Janitors Storage Room and is reported in

operating condition, however, the snow-melt system has some sections which are inoperative. The

existing snow-melt system will be removed as a consequence of the addition. Due to high energy

use, careful consideration should be given to the use of new snow-melt systems for the addition.

Wiring and insulation were not reviewed. There were no reported problems, and it is expected that

they will continue to perform well into the future. They could be modified as needed for the

renovation.

The quantity and location of power outlets were reported as a concern, mostly due to the increaseddemands of computer related equipment. The branch circuit wiring system will require additional

evaluation to determine if the building is wired using a shared neutral system (as opposed to the

more desirable dedicated neutral system that is used today). The shared neutral system allows three

separate phase conductors to utilize the same return current conductor, the neutral. On an evenly

balanced system, the separate phase currents cancel out, leaving little or no current on the neutral.

This type of branch circuit system is not recommended for modern building wiring systems. It is

unlikely today that loads will be balanced, which means that there is always current on the neutral

conductor. This unbalanced current does not necessarily present a problem by itself, but, when

combined with an altered current waveform attributed to Harmonics, the amount of current measured

on a shared neutral conductor can exceed the ampacity rating of the wire.

In brief, Harmonics are a reflection of the 60Hz sinusoidal waveform that is used to transmit

electricity. These reflections occur at multiples of the fundamental 60Hz frequency, i.e. 120Hz,

180Hz, 240Hz etc. These reflections generate heat and electronic noise on the neutral conductor.

This can result in overheated wires and electronic interference of sensitive electronic equipment.

Harmonics are created by the switched mode power supplies that are in almost all electronic

equipment that is manufactured today. The switched mode power supply converts an alternating

current sinusoidal waveform into direct current that is used to operate computers, fax machines,

electronic lamp ballasts and other devices. This issue should be carefully examined if the 120-volt

system will be heavily used.

Also, some shelving systems were observed with internal lighting. Related requirements will be

reviewed as design progresses, in conjunction with space use and furniture systems.

Interior light fixtures are mainly fluorescent, consisting of 2x4 and 1x4 light fixtures with 34W T-12

lamps, and are in good working condition. If there has not been a general ballast improvement, it

is likely that these lamps contain magnetic ballasts, some of which could contain PCBs. In general,

fluorescent light fixtures should be considered for replacement to obtain energy efficiency

improvements, and replaced under the renovation plans with new ceilings. Areas which do not see

high use, such as the utility spaces and the storage room, could retain their fixtures, if desired.


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ASSESSMENT

Existing exit lights include green and red lenses, which under renovation plans should be improved

for consistency and replaced where more energy efficient fixtures are available. An exit sign in the

basement storage room is obstructed by duct and should be relocated.

Emergency lighting is provided through battery pack wall-mount units. These will be evaluatedunder the renovation plan for improvements.

Exterior building lighting under the canopies appears to be the original recessed mercury vapor lamp

type units, which should be replaced under renovation options with more efficient lighting.

Site lighting is provided by two different styles of pole-mounted lights, and are believed to use

mercury vapor lamps. The renovation will change the parking lot and, as a consequence, most of

this lighting will be revised. New lighting could include metal halide fixtures for increased energy

efficiency and lamp life.

The building is equipped with an ADT fire alarm/security system and includes pull stations, smokedetectors, and horn strobe units. This system will need improvements under the renovation plans,

due to additional devices and the sprinkler system.

As design of the renovation progresses, proposed electrical systems will be evaluated in more detail.

In general, it is anticipated that lighting and power improvements will provide more energy efficient

systems, as well as providing the required function.

END OF EXISTING CONDITION ASSESSMENT


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PRELIMINARY

ZONING ANALYSIS


1. APPLICABLE ZONING ORDINANCE: St. Joseph County Zoning Ordinance, EffectiveDate June 13, 2005.

2. DISTRICT: R - Single Family District. Libraries are listed as Permitted, Primary Uses.

3. MINIMUM YARDS AND SETBACKS:

Front Yard and Building Setback (County Road) 75' from centerline

Side Yard and Building Setback 20' from lot line

Rear Yard and Building Setback 40' from lot line

Overhanging eaves and gutters may project 3' or less into Front or Rear Yards.Overhanging eaves and gutters may project 18" or less into Side Yards.

4. OFF-STREET PARKING:

Minimum Number Required: 10 spaces, plus 1 space for every 300 s.f. of gross floorarea over 2,000 s.f. Approximately 84 spaces required, 125 spaces programmed.

Minimum ADA Required: Minimum 5 parking spaces required for 125 total spaces

Minimum Size of Space: 9'-0" wide by 20'-0" deep (perpendicular parking)

Off-street parking is NOT allowed within the setback limits. The current parkinglayout does not conform to the zoning ordinance. According to information receivedfrom the St. Joseph County Building Department, the existing parking lot can beconsidered to be grandfathered, provided the existing pavement is not removed and replaced. This is applicable to the Addition/Renovation Scheme only. The NewConstruction Scheme will require either a variance or a reduction in parking ofapproximately 20 spaces.

5. LANDSCAPING:

Front Yard Landscaping: 1 shade tree for every 40' of lot line, or 1 ornamental tree for

every 25' of lot line.

Side and Rear Yard Landscaping: Type 1 - Open Landscaping

Parking Lot Landscaping: Minimum of 1 interior landscaping island per 30 parkingspaces, 8'-0" wide by 18'-0" deep (minimum). Parking lot screening required whereabutting residential use, using 24" high shrubs at 3'-0" on center.

END OF PRELIMINARY ZONING ANALYSIS


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PRELIMINARY

CODE ANALYSIS


1. APPLICABLE CODE: Indiana Building Code, 2003 Edition (2000 International BuildingCode amended)

2. OCCUPANCY GROUP: Assembly Group A-3

3. FIRE PROTECTION REQUIREMENTS: Automatic fire protection system required wherefire areas are greater than 12,000 square feet. Assume the entire building will be provided withan automatic fire protection (sprinkler) system.This is consistent with the Building Programrecommendation (reference section entitled Security on page 25).

4. CONSTRUCTION TYPE: V-B

5. ALLOWABLE FLOOR AREA:

Basic Allowable Floor Area: 6,000 s.f. (per floor)

Allowable Increase Due to Frontage: 4,500 s.f. (per floor)

Allowable Increase for Automatic Fire Protection System: 18,000 s.f. (per floor)

Floor Area Allowed: 28,500 s.f. (per floor)

Floor Area Proposed: 23,744 s.f.

6. ALLOWABLE BUILDING HEIGHT:

Building Height Allowed: 2 Stories, 60 feet

Building Height Proposed: 1 Story

END OF PRELIMINARY CODE ANALYSIS


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ADDITION/RENOVATION SCHEME Tab 4


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ADDITION / RENOVATION

SPACE TABULATION


SpaceBuildingProgram

ProposedAddition/

Renovation

Entry Vestibule 436 852

Public Restrooms 500 520

Large Meeting Room 1,000 1,006

Meeting Room Storage 200 201

Meeting Room Kitchen 100 113

Small Meeting Room 390 446

Adult Reading Area 7,200 8,008Childrens Reading Area 4,400 4,416

Caf/Vending 400 405

Circulation/Reference 1,100 1,104

Branch Librarians Office 140 144

Staff Workroom 1,100 1,134

Temporary Holding/Storage 715 715

Staff Lounge 300 320

Staff Restrooms 99 96

Staff Lockers 74 80

Telecommunications Room 48 67

Custodial Room 100 113Outside Storage 200 200

Mechanical Room 617 900 Note 1

Receiving Area 215 200

Basement Storage 0 3,124

Subtotal (Net Area) 19,334 24,164


Total (Gross Area) 23,744 26,831 Note 2

Net to Gross Ratio (Approx.) 81.4% 90.0%

NOTES:1. Two Mechanical Rooms are included. The room at the existing basement is 500 SF. The room at the Phase 1addition is 400 SF.

2. The total area is distributed as follows: Ground Floor Additions 9,408Ground Floor Renovation 13,342Basement 4,081

The size of the Ground Floor Addition exceeds the theoretical target of 8,439 SF which was calculated onthe Space Tabulation/Program Variance. This is due to a decrease in the efficiency of space utilization whichcan be attributed to working around an existing layout. Note that most of the additional space has beenallocated to the Adult Reading Area.

END OF ADDITION / RENOVATION SPACE TABULATION


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STATEMENT OF

PROBABLE COST


ADDITION/RENOVATION SCHEME

BUILDING AREA

Ground Floor Addition (Phase 1) 9,408 SFGround Floor Renovation (Phase 2) 4,702 SFGround Floor Renovation (Phase 3) 8,640 SFBasement Renovation (Phase 3) 4,081 SF

TOTAL 26,831 SF

CONSTRUCTION COSTS

Ground Floor Addition (Phase 1)(9,408 SF x $175/SF)

$ 1,646,400

Ground Floor Renovation (Phase 2)(4,702 SF x $115/SF)

$ 540,730

Ground Floor Renovation (Phase 3)(8,640 SF x $115/SF)

$ 993,600

Basement Renovation (Phase 3)(Allowance)

$ 50,000

Subtotal $ 3,230,730

Building Demolition Allowance $ 0Site Work $ 587,000


Design Contingency (15%) $ 572,660

TOTAL $ 4,390,390

END OF STATEMENT OF PROBABLE COST


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NEW CONSTRUCTION SCHEME Tab 5


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NEW CONSTRUCTION

SPACE TABULATION



52655 Ironwood Road


Space

Building

Program

Proposed

New

Construction

Entry Vestibule 436 624

Public Restrooms 500 480

Large Meeting Room 1,000 1,024

Meeting Room Storage 200 192

Meeting Room Kitchen 100 160Small Meeting Room 390 384

Adult Reading Area 7,200 7,168

Childrens Reading Area 4,400 4,608

Caf/Vending 400 512

Circulation/Reference 1,100 1,024

Branch Librarians Office 140 144

Staff Workroom 1,100 1,024

Temporary Holding/Storage 715 768

Staff Lounge 300 320

Staff Restrooms 99 96

Staff Lockers 74 128

Telecommunications Room 48 48

Custodial Room 100 96

Outside Storage 200 192

Mechanical Room 617 640

Receiving Area 215 272

Basement Storage 0 0

Subtotal (Net Area) 19,334 19,904


Total (Gross Area) 23,744 23,296

Net to Gross Ratio (Approx.) 81.4% 85.4%

END OF NEW CONSTRUCTION SPACE TABULATION


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STATEMENT OF

PROBABLE COST


NEW CONSTRUCTION SCHEME

BUILDING AREA

Ground Floor 23,296 SFBasement 0 SF

TOTAL 23,296 SF

CONSTRUCTION COSTS

Ground Floor (23,296 SF x $150/SF) $ 3,494,400

Basement $ 0


Building Demolition Allowance $ 60,000Site Work $ 625,000

Temporary Access Road/Staging/Parking $ 50,000


Design Contingency (10%) $ 422,940

TOTAL $ 4,652,340

END OF STATEMENT OF PROBABLE COST


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Documents

RBF Feasibility Study Approved