120316 Conditions Assessment Report_16 March 2012

7/27/2019 120316 Conditions Assessment Report_16 March 2012

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Loudoun County Virginia

Department of Construction & Waste Manage

Lovettsvil le Community Center

Conditions Assessment Repor

March 16, 2012

Project Management / Architectural

Louviere, Stratton Yokel , LLC

8484 Georgia Ave., Suite 650


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Loudoun County Community Center Conditions Assessment Report

Louviere, Stratton & Yokel, LLC

Table of Contents

Executive Summary

1. Project Overview

1.1. Background

1.2. Methodology

1.3. Applicable Codes

2. Site Conditi on

2.1. General

2.2. Zoning Ordinance Compliance2.2.1. Applicable Zoning Ordinance2.2.2. Zoning District2.2.3. 50% Rule

2.2.4. Required Parking2.2.5. Buffer, Yard (Setback) & Building Height Requirements

2.3. Handicap Accessibility

2.4. Drainage Systems2.4.1. Site Drainage2.4.2. Building Roof Drainage

2.5. Utility Systems

2.5.1. Water2.5.2. Sanitary

2.6. Fire Water Systems

2.7. Parking and Pavement

2.8. Vehicular Circulation

2.9. Pedestrian Circulation

2.10. Ball Fields2.10.1. Softball Field2.10.2. Tennis & Basketball Courts

2.11. Playground

2.12. Landscaping


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3.3. Code Compliance3.3.1. Child Day Care Regulations3.3.2. Building Code

3.4. Architectural3.4.1. Building Envelope3.4.2. Interior Conditions3.4.3. Doors and Hardware3.4.4. Kitchen Equipment

3.5. Structural3.5.1. Methodology3.5.2. Prior Modifications3.5.3. Structural Condition Assessment

3.6. Mechanical3.6.1. Rooftop Units3.6.2. Air Distribution System3.6.3. Controls

3.6.4. Mechanical HVAC Deficiencies3.6.5. Recommendations for System Upgrades

3.7. Electrical3.7.1. Electrical Service and Distribution3.7.2. Building Lighting3.7.3. Electrical Equipment

3.8. Plumbing3.8.1. Plumbing Fixtures3.8.2. Domestic Water Heating3.8.3. Building Storm Water System3.8.4. Domestic Water System3.8.5. Domestic Water Service3.8.6. Recommendations for Improvements

3.9. Fire Protection3.9.1. Fire Alarm System3.9.2. Automatic Sprinkler System

3.10. Telephone / Data

3.11. Security

3.12. Hazardous Materials

4. Swimming Pool Building Condition


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4.5. Mechanical

4.6. Electrical4.6.1. Electrical Service4.6.2. Building Lighting

4.7. Plumbing4.7.1. Plumbing Fixtures4.7.2. Domestic Water Heating4.7.3. Building Storm System

4.7.4. Domestic Water Service4.7.5. Recommendations for Upgrades

4.8. Fire Protection


5. Storage Shed Building Conditi on

5.1. General

5.2. Handicap Accessibility5.3. Architectural

5.3.1. Automatic Fire Protection System

AppendicesAppendix A Community Center Appraisal

Appendix B General Site Plan & Community Center Building Plans

Appendix C Meeting Minutes

Appendix D Hazardous Materials Survey Report


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Executive Summary

The building conditions assessment teamconducted a survey of the community centerbuildings and site in late February, 2012. Thestudy team included architects and civil,structural, mechanical and electricalengineers. A hazardous materials surveywas also conducted.

The buildings and grounds were found to bewell maintained, but showing signs of age asmight be expected for facilities builtessentially in the late 1970s and 1980s. Of particular concern is the nearly compllack of conformity with current handicap accessibility regulations in the main commcenter. Other major deficiencies include insufficient parking, poor vehicular sitecirculation, and inefficient and ineffective electrical and mechanical systems. Consthe extensive use of the property by preschool age children, and the flammableconstruction classification of the building, the absence of an automatic fire suppressystem should also be considered a deficiency.

It is possible to correct all of the deficiencies in the building and grounds by renovathe existing structures and augmenting the existing site organization of the propertySuch a renovation is likely to be reasonably expensive in comparison to the size anvalue of the existing property. A renovated community center will, by its nature, resmany functional compromises that would not be necessary in a new building. For treason, the study team recommends developing one or more new building conceptaddition to a renovation concept to allow Loudoun County to compare the efficacy orenovation strategy against a new building strategy.


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1. Project Overview1.1. Background

The Lovettsville Community Center is a multipurpose county facility that prorecreational and community services to the Town of Lovettsville. Activities programs include a wide range of childrens activities including a preschool program for 3 5 year olds, before and after school programs, and recreatioprograms. Adult programs include instructional and recreational programs, meeting spaces and event facility rental opportunities. Special events are cthe center and include dances, festivals, and other celebratory events. Genrecreational facilities include an indoor gymnasium, a community pool, lightcourts, outdoor basketball courts, and a baseball field. A large playground preschool and daycare programs and is available for general community us

The main community center building was originally a small high school cons1940, containing two classrooms for boys, two classrooms for girls, and a cadministrative office. At some point, the gymnasium and two additional clasadded to the original structure with the added facilities configured at half flo

relative to the original school floor levels. The buildings circulation system at that time adding multiple staircases to access all of the disparate levels in

After the Loudoun County school system was desegregated in the 1960s, aschool was constructed, and the old high school was re-purposed as a comcenter. A fire in the late 1970s required rebuilding the structure. The curreis essentially unchanged from that 1977 construction.

The swimming pool complex (building, pool and associated decks) was con1989. The building is a small structure housing an entry control function, ch

rooms, toilet and shower facilities, pump room, and concessions. The buildsimple masonry bearing wall structure with wood framing.

Funding has been appropriated to correct all handicap accessibility, life safehazardous materials issues that may be present in the facilities. At the samcounty intends to generally update the facility wherever conditions are foundcorrection. This conditions assessment report is the first step in developingcomprehensive program to economically achieve the modernization goals fcommunity center.

1.2. Methodology

The multidiscipline conditions assessment team included civil, structural, meand electrical engineers, architects, and an industrial hygienist. Site visits wconducted to observe the general condition of the site, community center buswimming pool house, and storage structure. The industrial hygienist cond


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1.3. Applicable Codes

The following codes, ordinances and standards are applicable to this projec

Zoning Ordinance: Town of Lovettsville Zoning Ordinance, A9/21/2006, amended 12/8/2011

Town of Lovettsville 2011 Comprehensivadopted 2/24/2011

Standards for Licensed ChildDay Centers:

Commonwealth of Virginia, Department oServices, Standards for Licensed Child Drevised effective 1/5/2012

Building Codes: Codified Ordinances of Loudoun CountyBuilding and Housing Code, 2008 Replac

Chap. 1410 Virginia Uniform StatewCode (USBC)

2009 Commonwealth of Virginia BFire Code Related Regulations, Ma

2009 ICC International Building

2009 ICC International Fire Co

2009 ICC International Plumbin

2009 ICC International Mechan

2008 ICC International Electric

2009 ICC International Fuel Ga

2009 Commonwealth of Virginia EConservation Code


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2. Site Conditi on

2.1. General

The Lovettsville Community Centersite is intensively utilized byimprovements that include threebuildings, parking and vehicular driveaisles, a playground, a communityswimming pool, tennis courts, a

basketball court, a softball field, anda memorial garden. The site issteeply sloped presenting significantchallenges in terms of fitting all ofthese disparate facilities onto thesite. The topography also constrainsthe ability to access the site from theadjacent public roads. Only oneentrance is practical due to the steepembankments that have resultedfrom the intense development that has taken place over time on the site. Treasonably well maintained.

Inadequate parking is the overarching issue mentioned by both the Town ofand the community center management staff. Underutilization of the portiooccupied by the softball field was also discussed.

2.2. Zoning Ordinance Compliance

2.2.1. Applicable Zoning Ordinance: Town of Lovettsville Zoning Ordinance adop9/21/2006 with Amendments through 12/8/2011. The Towns Comprehensthat version adopted 2/24/2011.

2.2.2. Zoning District: The community center lot is located in the R-1 Residential Currently, the community center use is a non-conforming use because:

The various occupancies and use types (pre-school, child daycacenter, interior recreation, etc.) are not listed in the R-1 District,

Uses list, and most of the various occupancies are not listed in the R-1 District

Permitted Uses list and the County has not sought a Conditionalfor those that are listed.

To resolve the non-conformance issue (see 50% Rule paragraph below), thshould request an Amendment to the Zoning Ordinance that adds Commun


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fee would be required. The submittal would be likely be forwarded to VDOTMarshal, City Zoning Administrator, and County Erosion and Sediment Confor comment.

2.2.3. 50% Rule: The town will use the 50% Rule to determine if the project retaits grandfathered non-conforming use permission. If the cost of renovation of the appraised value of the building(s) being renovated, then the grandfathconforming use status is lost and the County will be required to seek town athe non-conforming use after renovation. The value of the community centeestimated by Loudoun County at $1.257 million (net of non-building improve

Appraisal attached as Appendix A). Any renovation option that exceeds $6need to correct all items that are non-compliant with current zoning regulatio

2.2.4. Required Parking: If the project cost exceeds 50% of the building value, theneed to address both quantitative (numbers of spaces) and qualitative (sizeaisles, landscaping, etc.) aspects of the zoning ordinance.

2.2.4.1. Number of Parking Spaces:

Existing: Currently the community center is served by 65 parking spaces. O

number, 3 are passenger vehicle handicap accessible spaces, 3 are 15 mintime drop-off spaces, and 3 are signed as private use spaces (serving an adresidence). A total of 56 parking spaces are available for general, non-rest

Demand: The Lovettsville Town Manager and Loudoun County Recreationmanagement and staff are in agreement that the existing number of parkinginsufficient for the current level of activity at the community center. The roathe community center property are not well configured for parallel parking, ethe parking deficiency that currently exists. Three levels of traffic (parking d

described:

Weekdays (light parking demand): Weekday use is limited during thyear to the preschool and child daycare uses. During the summer, cweekday use includes the community pool, child daycare, and varioprograms. The current number of parking spaces is generally adeqthese periods.

Weekends and Concurrent Activity Days (moderate parking demand

weekends, especially in the summer, and evenings, the community insufficient parking spaces when multiple events are occurring simuExamples include when swimming pool use coincides with a softbalscheduled activities in the community center (gymnasium, art classe

Appendix H, Parking Analysis for an analysis of the number of parkiprovided at other Loudoun County community centers. Based on thtotal of 100 parking spaces are recommended provided a strategy fo


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parking strategy be developed either on-site or across the street on County Park site.

Recommended Number of Spaces for Project not exceeding 50% Rule: Forenovation project whose cost does not exceed 50% of the community centwe recommend improving the efficiency of the existing paving to provide adparking spaces, and providing additional paved area to increase parking, suavailability of funding.

Number of Spaces Required for Project exceeding 50% Rule: The number

required will be determined by negotiation with the Town of Lovettsville as pConditional Use Permit process. We recommend the County propose a totspaces, determined by an analysis of parking that would be required by theCounty Zoning Code for community centers (Appendix H).

2.2.5. Buffer, Yard (Setback) & Building Height Requirements: Existing building isfrom front street ROW approximately 120 feet. Excepting that, the existing compliance with all buffer, yard and height requirements.

Buffers: Buffers will not be required since the parcel will remain R-1 and is

by R-1 lots.

Yard & Setbacks: Yards, setbacks, open space and other similar requiremerequired by the R-1 district designation.

Front Yard: Minimum of 20 feet and a maximum of 40 feet from the way. If design analysis suggests a good reason for deviating from trequirement, County will need to negotiate a waiver from this requireof the Conditional Use Permit process.

Side Yard: Minimum side yard setback for the main structure is 8 festructures not exceeding 15 feet in height may be located a minimumfrom side or rear property lines.

Rear Yard: Main structures, 25 feet.

Building Height: Maximum 30 feet.


Three (3) handicapped accessible spaces are provided throughout the site,(2) do not meet code. Code requires a maximum surface slope of 2.0% in awithin the space and access aisle. The single car-accessible space servingentrance has a 5.9% cross slope and a 5.6% longitudinal slope. The path faccess aisle to the main entrance appears to meet code as slopes are gentnorth side of the fire lane (1-2%). The single car-accessible space serving thas slopes less than 2% in all directions therefore meets code for the pool


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2.4.1. Site Drainage: The site topography generally slopes from the southwest to

with grades ranging from 1.0% in the front courtyard to 50% in the vegetateslopes near the property lines. There appear to be several storm water outfthe north and east edges of the site. These vary from grass swale and pipedirect sheet surface runoff. The outfalls and slope tie-outs appear to be staerosion observed. Minor erosion was observed downstream of an onsite Pbetween the baseball field and basketball court. It is believed that this PVCthe inlet near the swimming pool building and some of the community centedownspouts. The baseball field, basketball court, tennis courts, and playgro

drain offsite via sheet flow to onsite grass swales or with direct surface runoswimming pool decks and the swimming pool building are served by a deckdrain system that daylights to the northeast.

2.4.2. Building Roof Drainage: The community center building drainage is handleof gutters and downspouts on each face of the structure. Some of the downconnect to an underground perimeter PVC system while the majority splashdirectly adjacent to the building face which has led to erosion and rutting.

2.5. Utility Systems

2.5.1. Water: The site is served by two waterlines, one 1-1/2 service line for the ccenter building and one 2 PVC service for the pool building. Both sizes wedetermined from as-built drawings dated 1977 and 1989, respectively. Bothmeet code in that they have a minimum 6 foot horizontal separation with salaterals, a minimum 5 foot separation with driveways, and a minimum 5 footbetween their connections along the main. Both service lines have individuthat are approximately 40 feet from the 6 water main in East Broad Way.

2.5.2. Sanitary: The site is served by two waste lines, one 4 gravity lateral drain community center building and one 2 force main for the pool building. Boththe existing sanitary manhole and 8 main in East Broad Way. This manhoupstream beginning of the sanitary sewer system that drains toward the Towlateral and the force main lines should have sufficient capacity based on sizlines, current square footage and uses of buildings.

2.6. Fire Water Systems

There is an existing fire hydrant on the south side of East Broad Way, direc

from the community center entrance. The community center building has ahydrant protection in that a maximum of 300 feet of hose would be requiredpoint on the exterior of the building. The pool building does not have adequprotection because it is approximately 350 feet from the existing hydrant. Itdetermined in final design that a looped domestic water and fire system be an additional fire hydrant onsite.


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and park property has been used for overflow parking. Potential areas for a

parking will be evaluated during the preliminary concept design phase.

The parking lot and drive isles are paved with asphalt and parking spaces aby wheel stops so no curb and gutter is present. The slopes in the parking l0.5% near the front of the building to 20% at the rear access drives. The noparking several parking spaces with cross slopes exceeding 10% which is ninclement weather. The south lot has slopes ranging from 3 to 8%. All parkstriping appears to be newer and in good condition.

2.8. Vehicular CirculationGeneral: The community center is served by two parking areas on the nortsoutheast sides of the main building respectively, entered by a single vehicufrom East Broad Way at the western corner of the site. The two lots are codrive aisle along and tight to the front of the main building. The northwest pis orthogonal and has a reasonably efficient layout and circulation pattern. southeast parking area is non-orthogonal and has an inefficient layout.

Fire Lane: A very tight and poorly configured fire lane connects the northwe

southeast lots between the rear of the main building and front of the pool holane is steeply sloped, particularly on the northeast corner of the main buildrailroad tie retaining wall provides the required cross section permitting the The lane is acceptable to the Authority Having Jurisdiction (AHJ) and must

Buses: Buses that transport children participating in after school programs use a backing motion to turn around in the parking lot. Safety would be impbuses were able to turn around without backing up.

Loading: A single loading space is provided for one dumpster. The dumpsin the eastern corner of the southeast parking lot. The current location of this not ideal and creates a difficult frontal access and turn around circulation garbage truck.

Drop Off Parking: Three 15 minute drop off spaces are located at the front building. The location is not ideal because children and their parents cross aisle connecting the two parking lots to enter the building.

2.9. Pedestrian Circulation

Pedestrian circulation on the site is mostly byway of walking through the parking lots anddrive aisles. The one exception is a clearlyarticulated sidewalk connecting the easternside of the community center with theplayground East Broadway does not


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slope toward the infield, this is not standard

and could be leading to the erosion. TheLoudoun County PRCS standards call for1.5% slopes away from the infield.Crabgrass and weeds are present in bothinfield and outfield which can be a hazard tousers of the field. The field could be rotatedand re-graded to better function and drain.If it is determined that the field is no longer

needed with the completion of theLovettsville Community Park, then an optioncan be explored of converting this area toadditional parking with another sport court.

2.10.2. Tennis & Basketball Courts: The double tennis courts and the basketball copavement appear to be in good condition. The basketball court lacks a conperimeter fence. The tennis court fence is in need of repair in some locatiocourt appears to be experiencing cracking or drainage problems.

2.11. Playground

General: A fenced outside play areais located on the eastern corner of thesite. A concrete sidewalk providesaccess to the play area from allentrances located on the southeastside of the community center. Theplay area is relatively new and is well

designed and configured for itspurpose. All play and other equipmentis in very good condition.

2.12. Landscaping

General: The community center site has relatively little landscape material.nearly fully utilized by buildings, paved parking lots and aisles, paved swimmand deck, paved tennis courts, non-landscaped play area, and a turf ball fie

between these facilities are mostly covered with turf grass. The portion of tfront of the center is partially paved for parking and a drive aisle, but the remthis zone contains a memorial garden at thecenter of the site and a large and very beautifulsycamore located at the western (front) cornerof the site.


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Otherwise, the garden is not especially well maintained, and its design does

encourage very much active use.

2.13. Site Lighting

The site lighting consists parking lot lighting, tennis court lighting and pool aplayground lighting.

2.13.1. General

The parking lot lighting consists of wall packs on the building and pole lights

parking lot. The wall packs appear old and discolored which affects the lightpole lights are sparse in the parking lot and are a decorative type fixture memore subtle glow as opposed to a fixture meant for a high light output. The level of the parking lot should be between 5 and 10 footcandles to provide asafe parking lot. 1 to 2 footcandles is the bare minimum required by code; hdoes not provide an attractive amount of light or a convenient amount of lighwho have to use the parking lot after dark. The parking lot is currently not adfor safety and appears not adequately lit to meet the bare code minimum. Tlot lighting fixtures should be replaced with fixtures that are meant for site lig

more fixtures should be added to the parking lot to bring the footcandle leve10 footcandles.

By code, each egress door should have a light above it on an emergency ciare lights that are recessed in the concrete above each exterior door, howewere not on. So, it does not appear that these fixtures are wired ahead of thon an un-switched circuit as they should be so that they are always providinan egress door.

2.13.2. Ball Field LightingThe pool area and playground lighting consists of pole mounted shoe box tyfixtures with 250 Watt Metal Halide lamps that are meant for site lighting. Ththe fixtures are facing onto the Community Center Property which keeps thedirected onto the property and not onto the neighboring property line. The fiappear to be in good condition and appear to provide safe and adequate ligpool and playground area. However, there appears to be no emergency soupool lighting and no back up lamp source for the metal halide lamps. A meta

fixture does not come on instantly, if power is interrupted, the fixtures will redown period of 510 minutes before the lamp can be re-started. For safety many metal-halide fixtures have a backup tungsten-halogen incandescent loperates during cool-down and restrike. The backup tungsten-halogen incalamp also supplies the emergency lighting which by code must come on witseconds. It appears that there is no emergency generator to provide a backsource to the pool to provide emergency lighting if there was a loss of powe


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The basketball court does not have lighting. The baseball field does not hav

The basketball court and the baseball fields cannot be utilized after dark behave no lighting source.

To summarize the parking lot requires new fixtures and more fixtures to brinlevel up to 5 to 10 footcandles and these fixtures should be controlled by a time clock. A time clock is a better solution if there is no need for the lights tnight. There should also be some lighting in the pool area and tennis court aphotocell or time clock to provides a safe amount of light after hours as peoleaving the pool or tennis court. For security reasons, having a few fixtures

photocell to be on all night may be something to consider. There should alsemergency source to some of the parking lot, pool and tennis court fixtures generator source or a battery source to light the site in the event of a loss o

2.14. Power Distribution

There appear to be four separate utility services that feed this site. There isprovided to the pool house, a service provided to the tennis court lighting, aprovided to the storage building, and a service provided to the Community C

Building.The service to the pool house is a 120/208V, 3 phase, 4 wire, 200A servicecomes in underground and feeds a C/T and meter cabinet in the pool houseroom. The feeders enter a trough that feeds a 240V rated 200A fused safety200A fuses that feeds a 120/208V, 3 phase, 4 wire, 225A Main Lug Only (Mthat feeds the pool house loads.

The service to the tennis court lighting appears to enter a C/T and meter caswitches or breakers that feed the tennis court lighting. This C/T and meter

located outside next to the tennis court.

The service to the storage building located next to the base ball field is provpole hung transformer. The wires run over head from the transformer on themeter cabinet located on the front of the storage house.

The service to the community center building is provided by a pad mountedVirginia power company transformer with a secondary voltage of 120/208V,Wire. This transformer feeds a 120/208V, 3 Phase, 4 Wire, 1000A switchbo

main electrical room located on the main level of the building.


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3. Community Center Building Condition

3.1. General

The community center buildingis extremely well utilized andhouses a broad range ofcommunity assembly,educational and recreationalfunctions. Despite its age and

unusual layout, the basicclassrooms, gymnasium,kitchen and administrative areafunction reasonably well for the activities taking place within them.

Unfortunately, the number of floor levels and generally poor organization of render the building virtually inaccessible to anyone with even the mildest mochallenge. From the two entry lobbies, it is impossible to access 95% of thewithout negotiating one and usually multiple flights of stairs. The number a

toilet facilities are inadequate both in terms of adequately serving the childreprograms and in terms of handicap accessibility. The engineering infrastrucand is energy inefficient. The building lacks an automatic fire suppression s

Generally, though well maintained, the building will require a major renovatialleviate various handicap accessibility and general building deficiencies. Tteam recommends comparison of renovation versus whole structure replacestrategies to determine the most cost effective means of correcting the notedeficiencies.


The building is balkanized into eight distinctareas separated from one another by one ormore flights of stairs. Two entry lobbies servesegregated east and west sides of the building.Eight sets of stairs connect the various areas ofthe building. From one or the other entry lobby,only a single room is accessible without the use

of stairs.

A single, handicapped accessible, unisex toiletroom was recently added serving thegymnasium. The accessible toilet is located ona level that is inaccessible from any other level in the building, and the gymis not provided with a code compliant accessible route from a handicap park


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3.3.1.1. Applicable Child Day Care Regulations: Department of Social S

Commonwealth of Virginia, Standards for Licensed Child Day Cerevised effective 1/5/2012.

3.3.1.2. General: The community centerhouses several childrens programsthat require compliance with thechild day center regulations. Theyare:

Preschool Program: Thelicensed preschool programserves approximately eightypreschool (3 to 5 year old)children in 4 classrooms withshared use of the gymnasium and playground. The programthe classrooms from 8:30am to 2:30pm. The program mirrorschool system and does not operate during summer vacation

Child Day Care Program: The licensed child day care prograapproximately twenty preschool (3 to 5 year old) children in aclassroom with shared use of the gymnasium and playgrounclassroom is occupied from 7:00am to 6:00pm. The programyear round.

After School Program: The after school program serves 35 tage (kindergarten through 5thgrade) children in a single clasprogram uses the gymnasium and playground. The program

public school calendar and does not operate during summer Other Miscellaneous Childrens Activity Programs: Various c

classes and programs operate in various rooms and the gymduring weekends, holidays and summer months. The prograprimarily school age children.

Unlicensed Programs: Unlicensed childrens recreational clapreschool children ages 2 to 5.

3.3.1.3. Plans Approval (22VAC 15-30-320, pg. 30 of 75)AHJ Approval: The renovation will require approval by the authojurisdiction (AHJ) that building meets building and fire codes.

Exception: Currently licensed schools only serving children 2age or older.


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Unsafe Conditions: The renovation will be required to eliminate

conditions including chipped or peeling paint, visible cracks, heahazards etc.

Outside Lighting: Outside lighting must be provided at entranceused by children before sunrise or after sundown.

3.3.1.5. Hazardous Substances (22VAC 15-30-350, pg. 33 of 75): Hazasubstances such as cleaning supplies, pesticides and insecticidekept in a locked place.

3.3.1.6. General Requirements for Centers Serving Preschool or Younge(22VAC 15-30-360, pg. 34 of 75)

Guardrails and Handrails: In accordance with USBC in effect at occupancy or construction.

Electric Outlet Covers: Provide protective outlet covers that do nswallow / choke hazard.

3.3.1.7. Required Areas (22VAC 15-30-380, pgs. 35/36 of 75)

Measurement: Net inside wall to wall, excluding areas not routinchildren. For this facility indoor space includes the net area of cand gymnasium. Indoor space will exclude offices, hallways, reskitchen and storage rooms / closets.

Requirements: Effective 6/1/2008, requirement is 35 nsf per chi

Exception: Current licensees may continue to provide 25 ns

Additions: New additions must provide 35 nsf per child.

Existing Indoor Area: The following table documents the indoor existing facility. The area provided within the existing facility (81is in compliance with the regulations for both existing and new f

Occupancy(3 -5 yr olds)

Net Area(nsf)

R(ns

Room 1 (Preschool) 20 632 Room 2 (Preschool) 20 592 Room 3 (Preschool) 20 657 Room 4 (Preschool) 20 585 Room 5 (Special Activities) 0 585 Room 6 (Child Day Care) 20 632 G i 0 4498


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Segregated Space: A separate space must be designated for ill

children. The existing facility designates the office area as that sarea.

3.3.1.8. Restrooms (22VAC 15-30-390, pgs. 36/37 of 75)

Minimum Requirement: One toilet and one sink per 20 preschooand one standard size toilet and one sink per 30 school age childrestrooms can substitute urinals for not more than 1/2 the require

Total Requirement: 100 children / 20 equals 5 toilets and 5 s

appropriately between sexes.

Male: 2 toilets, 1 urinal, 3 sinks.Female: 3 toilets, 3 sinks.

Preschool children may use unisex restrooms. School age chave segregated restrooms.

Restrooms serving preschool children that have standard sizhave one or more platforms or steps available.

Adequacy of Existing Facilities (for purpose of State childcare licTwo toilets and two sinks are provided in the Womens room. Ourinal and one sink is provided in the Mens room. Two toilets aare provided in two unisex toilet rooms. The existing fixture couminimally compliant with State licensure requirements.

3.3.1.9. Play Areas (22VAC 15-30-410, pgs. 37/38 of 75)

Resilient Surfacing: Resilient surfacing material compliant with A

standard F1292-99 (figures 2 and 3 of the regulations) shall be paround play equipment with moving parts or which presents fall h

Existing resilient surfacing: The existing playground has ressurfacing (wood chips) that appears to be well maintained ancompliance with the regulations.

Protection of Ground Supports: Ground supports must be covermaterials that protect children from injury.

Existing protection: The existing playground is a modern dessmoothly articulated, large diameter steel pipes that are in cowith the regulations.

Shade: A shady area must be provided during the months of JuAugust.

C C C C


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Existing Facility Staff: 2 staff are provided for each classroom ho

approximately 20, 2 5 year old children. The absence of toilet within or immediately adjacent to the classrooms (gymnasium toare used) requires administrative personnel to accompany childrrestroom whenever more than 10 children are present in the clasorder to avoid reducing the number of staff supervising children the classroom.

3.3.1.11. Play Equipment and Childrens Personal Belongings (22VAC 1551/52 of 75)

Openings: Openings above ground larger than 3 1/2 x 6 1/4 incallow a 9 inch circle to fit though the opening. Openings in the eequipment is in compliance with this requirement.

Height: The unenclosed climbing portion of slides and climbing cannot exceed 7 feet in height unless installed after 6/1/2005 whrequirement was revised to 6 feet. The existing play equipment compliance with this requirement.

Personal Belongings Storage: An individual space for each childbelongings must be provided. The existing facility is in complianrequirement.

3.3.2. Building Code

3.3.2.1. Authority Having Jurisdiction (AHJ): The county Fire Marshal doa role in plans review prior to construction nor inspection during of projects in Loudoun County. The Fire Marshal is charged withenforcement after occupancy. The county Building and DevelopDepartment (B&D) is responsible for plans review, including all fissues. B&D has its own fire inspectors who conduct inspectionconstruction. The Loudoun County Building and Development Dthe AHJ for the project.

3.3.2.2. Occupancy Classifications: The community center is a non-sepause building that, additionally, has more than one occupancy typtimes in the same rooms. For rooms with multiple occupancy tyrequirements for each individual occupancy type will be met. Gebuilding houses:

3.3.2.2.1. Assembly Group A, A-3, gymnasiums, community hahalls, meeting rooms, etc.

3.3.2.2.2. Educational Group E, educational use through the 6tday care ages 2 through 5

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3.3.2.3. Type of Construction Classification: The existing building is Typ

Incombustible 2 hour exterior walls, combustible interior construc

3.3.2.4. Allowable Height and Area

3.3.2.4.1. Allowable Height (Table 503)

Tabular Height: (A-3, E, I-4) 2 Stories, 55 feet.

Automatic Sprinkler Increase: 1 Story, 20 feet.

Total Allowable Height: 3 Stories, 75 feet.

Existing Building Height: 2 Stories, 28 feet.

3.3.2.4.2. Allowable Area per Story (Table 503)Tabular Areas: A-3 9,500 sf E 14,500 sf I-4 13,

Allowable Area (Aa): Aa = { At + [At* If] + [At* Is] }If = [ (F / P) - 0.25 ] W / 30If = [ (480 / 480) - 0.25 ] 30 / 30If = [ 0.75 ] 1 = 0.75

Aa= { 9,500+ [9,500 * 0.75] +Aa= 35,625 sf per story

Existing Building Area: Ground Floor 10,420 gsfUpper Floor 3,330 gsf

3.3.2.5. Number of Occupants: The number of building occupants for asof the building will be determined using a tables and chairs metsf per occupant) and posting the occupancy limit for/in each roomcurrent posted occupant limit for the gym is 305 occupants whichconsistent with this methodology. The existing building occupanfollows on a calculated basis:

Space Area OccupantLoad

Gymnasium (A-3) 4,606 nsf 308Classroom 1 (E) 630 nsf 32Classroom 2 (E) 651 nsf 33

Classroom 3 (E) 651 nsf 33Classroom 4 (E) 651 nsf 33Classroom 5 (E) 651 nsf 33Childcare Room (E) 630 nsf 32Kitchen/Storage (B) 1,400 nsf 14

Admin Offices (B) 1,085 nsf 11



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3.3.2.7. Remoteness: The 2009 IBC changed the test to be 1/3 the diag

dimension of the room. The USBC amended that back to be 1/4dimension (as it was in the 2006 code).

3.3.2.8. Toilet Count:

Total Occupants 557Occ. WC/U WC Urinals La

Men

A-3 Occupancy 154 1.3 0E Occupancy 110 2.2 2B Occupancy 13 0.5 0

Subtotal, Men 277 4 2 2 Women

A-3 Occupancy 154 2.4 0E Occupancy 110 2.2 2B Occupancy 13 0.5 0

Subtotal, Women 277 6

3.3.2.9. Dual Lobbies: The existing building has two independent, non-clobbies. The current code would require one of the two to be profire separation.

3.4. Architectural

3.4.1. Building Envelope

3.4.1.1. Roof: The main roof waterproofingsystem is a non-ballasted built-upbitumen membrane roof. The roof iscomposed of one large tee shapedroof with two sub-roof areasapproximately 3 4 feet higher thanthe main roof. All roof surfaces aresloped to a perimeter aluminum

gutter and downspout system.Visual inspection suggests theroofing was properly installed withoutevidence of ponding or otherwisetrapped water. The membrane appears sound without evidencecracking or other deterioration. Flashings and counter-flashings



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Small canopy roofs over entrance doors were not replaced when

roofing membrane was last installed. These membrane roofs arand show considerable wear, including the presence of moss gromembranes. These roof membranes should be replaced.

3.4.1.2. Masonry Walls: Exterior wallsare concrete and masonry.The original 1940 walls arelikely solid brick masonry withinterior furred plaster finish.

The 1977 addition walls areconcrete masonry with brickveneer construction. Theoriginal large window openingsin the original school have beenpartially filled with masonry tocreate smaller window openings. A large opening for a future prstage at the north end of the gymnasium is filled with brick maso

The masonry is in reasonably good shape with only very localizedamage in various places. Masonry joints are aging (72 years anold) but have been repointed recently where necessary. The folrepairs are recommended:

Replace poorly installed sealants at the perimeter of alumwindows in brick masonry openings.

At north faade of gymnasium, remove several courses othe head of the large future proscenium opening, inspectflashing systems, and repair opening with new masonry. faade.

At northwest concrete stairs, repair failed anchorage of hProvide new high performance coating over existing conc

Inspect and repair / replace all sealant in expansion jointwings.

3.4.1.3. Exterior Windows: Windows are 1977 vintage clear anodic alumin good condition. Repair nor replacement is required.

3.4.2. Interior Conditions

Generally, the condition of interior finishes is what you would expect from a renovated in 1977 and experiencing intense use. Despite very capable math fi i h it ld i i d t i ti b t th i



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3.4.2.2. Administrative Offices: Finish systems are in good repair but ca

ceiling tiles are showing significant signs of age.3.4.2.3. Classroom 1 (and adjoining Toilet): Finish systems are in good

Ceiling tiles are showing significant signs of age.

3.4.2.4. Classroom 2: Room is one of the originalclassrooms with plaster walls and ceiling, andmaple flooring. Plaster is in generally goodcondition excepting only a minor settlementcrack in one corner. The maple floor is invery good shape for its age. Refinishing andminor repair is warranted.

3.4.2.5. Classroom 3: This classroom is one of theoriginal classrooms and is approximately 6feet or so below grade. It is situatedapproximately a half level below the level ofthe gymnasium and accessed by a flight ofstairs. A non-rated storage closet has beenconstructed at the base of the stairs whichconstitutes a hazard to exiting through theonly means of exit available to the classroom.This closet should be removed. Waterinfiltration damage is present on two of the exteriorwalls of the room. At a minimum the exterior wallsshould be excavated and effectively waterproofed toeliminate the water at its source. Otherwise, the

plaster wall and ceiling finish is in good repair as is theVCT flooring.

3.4.2.6. Classroom 4: This classroom is symmetrical to Classroom 3 exclevel was raised in 1977 to be at the same level as the gymnasiuis a multipurpose room and used for dance, music and other funwalls and ceiling are plaster and are in good condition. The flooin good repair.

3.4.2.7. Room 5: This classroom is symmetrical to Classroom 2 and alsowalls and ceiling, and mapleflooring. The plaster is ingood condition. The maplefloor is in very good shape forits age. Refinishing andminor repair is warranted



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3.4.3. Doors and Hardware

Doors are well maintained and appropriate for the intended use. Wire glassvision panels in doors. Consideration should be given to replace wire glassrated glass to eliminate the hazard posed by wire glass. A majority of doorsfacility do not have lever type trim required to meet current handicap accessThese hardware sets should be replaced.

3.4.4. Kitchen Equipment

The kitchen is heavily used for rental and other

functions. The current layout is ratherdisorganized but makes the best of the irregularplan layout available for the function.Residential grade appliances include threerefrigerator / freezers, one chest freezer, andtwo combination range / ovens (electric, total 8burners). A commercial grade ice machine andlarge three compartment stainless steel scullerysink complete the food preparation equipment.Wooden wall cabinets provide ample dry goodsstorage and in good condition. One stainlesssteel and one Rubbermaid plastic table provide food preparation and staginwork surfaces. The kitchen is not provided with an exhaust kitchen hood sy

Recommended Corrective Action: LSY recommends studying the kitchen ladetermine if a more effective layout is possible within the constraints of the shape and utilizing new commercial grade appliances. Explore the feasibiliproviding an exhaust system for the range areas of the kitchen.

3.5. Structural

3.5.1. Methodology: This structural conditions assessment has been developed bvisit to the Community Center on 27 February 2012. SGH was provided acinterior spaces and we also walked around the perimeter of each building.

3.5.2. Prior Modifications: Based on construction documents made available for osignificant alterations and additions were constructed to adjoin the three orisegments in the late 1970s which created circulation space, additional clasa gymnasium.

3.5.3. Structural Condition Assessment: The following structural issues were obse

3.5.3.1. General Exterior Wall Condition: The exterior wall exhibits normtear for a building of this age.



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the exterior, it appears that water may have infiltrated the gymna

causing localized damage to the horizontal joint between the softhe masonry wall infill. The interior horizontal crack and the extewhich is laterally displaced could be the result of freezing water osteel potentially creating the localized jacking forces from within.

3.5.3.3.1. We recommend that at a selected location the masonremoved both above and below the horizontal crack from the extobserve the original construction, the fastening mechanisms, andcondition of the embedded steel members. Once more is known

current conditions a repair sequence can be proposed for the enthe wall infill to resolve any overall stability concerns, if present.

3.5.3.4. Cracking: Miscellaneous cracks in the masonry were noted arouperimeter but are likely caused by building settlement or due to stemperature effects.

3.5.3.5. Water Damage: Water damage was observed on the exterior wlowest most classroom on the east side of the building. We feel noted that during the 70s addition the lowest classroom on the wthe building was infilled so that the floor level now aligns with the

3.5.3.6. Seismic Adequacy: If the current use of the facility doesnt chansignificantly and the masonry bearing walls are maintained with changes, it is likely the building will not require a full seismic anachange in occupancy or a major change to the existing bearing wtrigger a code required lateral analysis resulting in the potential sof existing structural systems.

3.5.3.7. General Condition: Though it is clear that various modifications implemented over the life of the building, the overall structural cosound. To keep water from infiltrating the brick faade and the fpiers localized repairs are recommended.

3.6. Mechanical

3.6.1. Rooftop Units

The building and its original heating, ventilation and

air-conditioning (HVAC) system were constructed in1977. The entire main community center, with theexception of the pool house and storage building, isair-conditioned. The main community center HVACsystem consists of seven direct expansion, constantvolume, heat pump rooftop units (RTU-1 through



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comparable in size and capacity to the original build-out. The new rooftop u

manufactured by YORK International, Inc a subsidiary of Johnson Controls Products and come from the YORK XP line. Each rooftop unit contains of aoutdoor air mixing plenum, a filter bank section, a supply air fan and direct ecooling coil. Each condenser coil is in a V-configuration with two stages of ccompressor. Based on the unit tonnage, each is provided in a single or duaconfiguration, along with the associated condenser fans. Refer to Table-1 forooftop heat pump unit nameplate and performance data.

3.6.2. Air Distribution System

3.6.2.1. Classrooms: Classrooms 1 and 2 are being conditioned via rectasupply ductwork located in architectural bulkheads on each side Each classroom has three equally sized 20x6 single-deflection swith an approximate capacity of 300 to 350 cubic feet per minuteeach. In classrooms 3 and 4, the air capacity is approximately 40per minute (CFM) per diffuser, but distribution is provided by foudiffusers located in the architectural ceiling. The return air is ducthe unit though a wall grille in each room. Although the rooftop u

replaced recently, the ductwork is part of the original build-out anbeen modified. Each rooftop unit is being controlled though a locmounted in the space.

3.6.2.2. Administrative Area: The office space is served by ducted supplocated in the ceiling plenum and distributed to the space via 12xarchitectural diffusers, four serving the office area and four servimultipurpose room. Temperature is being controlled by a local thmounted on the wall.

3.6.2.3. Gymnasium: The existing gymnasium is being served by four eqrooftop units. The air is being distributed to the space via a commsupply/return air plenum. The rooftop units serving the gymnasiucontrolled via local thermostats mounted on the wall.

3.6.2.4. Toilets: There are four roof-mounted exhaust fans, with associaserving the two unisex toilets on the main level and the boys andbathrooms located on the lower level.

3.6.3. ControlsThe existing HVAC control system is very simplistic and easy to operate. Eacontrolled by a local digital thermostat mounted in the associated conditioneThe stand-alone control systems are programmable and can be configured different set points at different times. The periods are commonly labeled MoEvening and Night although nothing constrains the time intervals



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poor maintenance of the air-handling units are the most probable

poor indoor air quality.3.6.4.2. Zoning and Temperature Control: The existing heat pumps are

controlled by a single thermostat that is located in each classroogymnasium. A single-zone, constant-volume system delivers a cquantity of air to a single zone. The thermostat measures dry-butemperature within the zone and compares it to the desired setpresponse to a deviation from that setpoint, the thermostat sends vary the cooling or heating capacity of the system. Becaus

fan delivers a constant quantity of air to the zone, this reduction heating capacity varies the temperature of the supply air at part-conditions.

If the zone is comprised of multiple conditioned spaces (i.e. multclassrooms), the space in which the thermostat is located dictateoperation of the HVAC system. All other spaces must accept thelevel of comfort based on the space containing the thermostat. Ifthermostat calls for more cooling, all spaces get more cooling, re

uncomfortable conditions for the rest of the spaces.In a building with this type of system, it is common to use severasystems to satisfy the different thermal requirements of each spaOtherwise, providing acceptable comfort to all spaces of the builchallenge, particularly during significant diversity in occupancy athrough each class period.

3.6.4.3. Humidity Control: The existing constant-volume heat pump roofconsist of a fan and a cold coil, indirectly affecting indoor humiditthermostat located in the occupied space compares the dry-bulbin the space to the setpoint; it then modulates the cooling coil uncapacity matches the sensible loadthat is, until the space tempsetpoint match. Reduction in the capacity of the cooling coil resuwarmer coil surface and less dehumidification.

The peak sensible load on the cooling coil rarely coincides with tlatent load. So a cooling coil selected for the highest sensible loaprovide sufficient capacity when the highest latent load occurs. Ocooling coil that is controlled to maintain the space dry-bulb tempoperates without adequate moisture-removal capacity at peak laconditions which, results in elevated space relative humidity.

3.6.5. Recommendations for System Upgrades

3 6 5 1 Improving Ventilation: Although the mechanical system has bee



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HVAC unit. The DOAS units can be mounted on the roof and su

existing units. The DOAS units will be equipped with MERV-8 anfilter sections, pre-heating coils and direct expansion coils for dethe air prior serving the existing heat pumps.

3.6.5.2. Improving System Control and Thermal Comfort: To improve Coof the system and thermal comfort we do recommend convertingconstant volume rooftop unit to variable air volume system (VAVprocess can be accomplished by adding variable frequency driveboth units serving the classroom areas and installing terminal fa

boxes per classroom for air distribution and thermal comfort.3.6.5.3. Building Automation System Improvements: Most of the listed it

corresponding controls component required to get the most effecon the upfront investment. Each item includes programming or uthe building controls to make the proposed recommendation effe

Additional upgrades are as follows:

3.6.5.3.1. Upgraded Modern Direct Digital Controls (DDC) BuildAutomation System (BAS): Replace, upgrade, integrexisting BAS systems in the building to produce a coarchitecture and single point of use system capable oconfigured to perform the advanced energy strategiebelow.

3.6.5.3.2. Optimum Start and Stop Control Sequence: Optimumstop is a control strategy that leverages the thermal cbuilding to reduce the hours of equipment operation. constructed, light weight concrete or pre-fabricated cobuildings respond more quickly to the operation of ansystem than buildings constructed of denser materialbrick. Knowing how quickly the target temperature in can be achieved lets you minimize the length of time HVAC system operates before the occupied period bStarting equipment as late (and stopping it as early) abased on scheduled occupancy, ambient conditions, thermal characteristics of the building, can yield signi

savings without sacrificing comfort.3.6.5.3.3. Night Purge Control Sequence: Unoccupied ventilati

as an effective tool to improve indoor-air quality by fluindoor contaminants from the building. This practice ilarge quantities of outdoor air to purge stale air from twithout increasing the cooling load In climates with c


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eliminates the morning pull-down load that often deve

building during the cooling season.3.6.5.3.4. Demand Control Ventilation Sequence: Carbon Diox

based Demand Controlled Ventilation (DCV) is a conto vary the amount of ventilation outside air deliveredbased on input from a carbon dioxide sensor, which irepresentative of the quantity of occupants within theprovides a precise and appropriate amount of outsidespace based on actual occupant density, as opposed

constant outside air amount based on the design occspace.

3.7. Electrical

3.7.1. Electrical Service and Distribution

The service to the community center building is provided by a pad mountedVirginia power company transformer with a secondary voltage of 120/208V,Wire. This transformer feeds a C/T cabinet and meter in the main electrical

main level of the building and the C/T feeds a 120/208V, 3 Phase, 4 Wire, 1switchboard via a wire trough on the floor. This service provides an adequaapproximately 64 watts per square foot for all systems such as lighting, recemechanical loads based on a usable square footage of 5,600. The switchbomanufactured by Square D and consists of a main section with a 1000A maand a section for distribution. The distribution section includes seven (7) thbreakers that feed the roof top units, 1,2,3,4,5,7 and 8. and one (1) one threhundred and twenty five amp (125A) breaker that feeds a single section 125Only (MLO) panel, LP3 located next to the MDP. The MDP includes one (1)

one hundred and seventy-five amp (175A) breaker that feeds the water heaMDP feeds a two section 225A Main Lug Only (MLO) panel, LP1 and LP2 anext to the MDP. The MDP includes three 3-pole spaces for possible future

3.7.2. Building Lighting

3.7.2.1. Gymnasium Lighting: The gymnasium lighting consists of surfac400 Watt Metal Halide fixtures. The fixtures are controlled by keythat are located at the bottom of the stairs entering from the mai

gymnasium. There appear to be no occupancy sensors in the gyand the lights seem to be on at all times whether the gymnasiumnot.

3.7.2.2. Classroom Lighting: The classroom lighting consists of 4-40 Watfixtures. The fixtures in the classrooms have two ballasts with onthe door operating one ballast and the other switch at the door o


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fixtures on a night light circuit wired ahead of the switch to provid

lighting during normal operation. There are battery packs light fixwalls to provide emergency lighting in the event that the power isbuilding.

3.7.2.4. Kitchen Lighting: The kitchen lighting consists of surface mountewith 2 T12 lamps in them. There are no occupancy sensors in th

3.7.2.5. 2009 International Energy Code: The 2009 International Energyrequires the lighting power density to be 1.2 watt per square foottype building. For any future renovations to the lighting the 2009 will have to be complied with. The classrooms are currently desiapproximately 2.7 watts per square foot with the 40 Watt, T12 laused in the fixtures. One option to comply is to apply for one of texceptions to the energy code which allows for the wattage per sbe larger than 1.2 watt as long as less than half of the fixtures arand the post design wattage is less than the pre-design wattagethis, some fixtures would have to be removed and the fixtures thwill have to be relocated to provide an even distribution of light o

candles to the classroom. Another option to comply is by anothewhich allows for the wattage per square foot to be larger than 1.2all of the lamps and ballasts in the fixtures were changed and thewattage is less than the pre-design wattage. A higher energy savbut more costly up front, would be to remove all of the existing ligand replace them with new, 2 lamp, T5, 28 Watt fixtures. The T5provides a higher lumens per watt than the T8 or T12 lamp so lewould be needed. This should only be applied as a building widechange the base building lamp to a T5 lamp so that only one typhave to be stocked. The T5 lamps cannot be used in fixtures thaor T12 lamps. The ballasts in the fixtures are designed to drive eT12 lamps or the T5 lamps, they are not interchangeable. This wdemolishing the existing fixtures and providing new fixtures with and ballasts.

The 2009 International Energy Code also requires that occupantreduce the connected lighting load by 50% and that buildings lar5,000 square feet are equipped with an automatic control device

lighting. The classrooms currently have dual switching which alloreduce their connected load by 50%. However, there are no occsensors in the classrooms, or the gymnasium or in the common building is renovated, occupancy sensors will have to be incorponew lighting design. Ceiling mounted occupancy sensors would in the open areas class rooms and any other large rooms or offi


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receptacles near the equipment on the roof. Per the National Ele

a weatherproof receptacle must be installed within 25 feet of the3.7.3.2. Power Receptacles: The receptacles in the classrooms were no

receptacles. These should be replaced with safety type receptacreceptacles in the gymnasium were not all safety type receptaclesome of them have been retrofitted with safety type covers. Thersurface mounted receptacle that has been retrofitted with a safetand the cover is pulling away from the back box exposing wires.

3.8. Plumbing

3.8.1. Plumbing Fixtures

The toilet room fixtures in the Community Center appear to be a mix of origupgraded. The original fixtures were installed in 1977. There are 3 unisex two on the main level and one located at the lower level. Each unisex toilet single tank type water closet and a single wall hung lavatory sink. There artoilet rooms on the lower level. The boys toilet room consists of 1-tank typurinal and 4- wall hung lavatories. The girls toilet room consists of 2-tank ty

and 4-wall hung lavatories. The material of the fixtures is white, vitreous chcondition of the fixtures is fair to poor but in working order, with faucet trim sfixture older and in need of replacement to the latest lower flow models. Mwere not noted under sinks for limiting temperature at the boys and girls toilThe equivalent gallon per minute for all toilet rooms combined is 23gpm. Tgallon per minute usage for the community center building is 25gpm.

There is one drinking fountain outside one of the unisex toilet rooms on the floor. It is in poor condition, appears to be original and it does not currently

handicapped accessibility guidelines.The fixtures in the kitchen consist of a 3 compartment sink and a hand sinkmade of stainless steel and appear to be in good condition and in good wor

There is one floor mounted mop sink located next to the water heater in thejanitors closet, located next to the kitchen. It is in fair condition, and appeafunctioning as it should.

3.8.2. Domestic Water Heating

The existing 50 gallon, electric, 208 volt, 4500 watt, 6 element water heater community center appears to be in good operating condition. An expansionnot noted at heater.

3.8.3. Building Storm Water System

The existing storm water system on the building is being handled via alumin




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(cold water, hot water), are still in place. The water quality has not been det

there are no existing water softening systems in place to address water quacurrent age of the copper piping is 35 years and what was visible during insappeared to be in fair condition.

3.8.5. Recommendations for Improvements

3.8.5.1. Modify the existing toilet rooms as necessary to comply with currequirements and make areas accessible to, functional for, and sby persons with disabilities. Include additional grab bars, manespace in front of the sink, door swing, and maintain water tempe

degrees F at hand sinks via mixing valves as required to meet custandards for plumbing codes and accessibility codes.

3.8.5.2. The existing toilet rooms are currently being used by children, nowere specific for serving children. It is recommended where chilthe primary user, best practices specify that elements and facilitiprovided at heights and locations appropriate for the primary useThe extent of ADA accessibility specific to children should be invbased on occupancy classification and use group type of buildin

3.8.5.3. The following is our recommendation for plumbing fixture replaceenhance water consumption in the existing facility:

3.8.5.3.1. Water Closets:

Option 1: American Standard Cadet Model 2467gallon per flush, low flow, pressure assisted, tank with elongated bowl and ADA compliant.

Option 2: Kohler Kingston K-4330, wall mount toiSloan Model 8111, 1.6 gallon per flush, battery opvalve. (This option requires a water service upgraaccommodate larger water volume requirements wall to accommodate the toilet carrier system).

3.8.5.3.2. Urinals:

Option 1: Replace manual urinal flush valve with operated 0.5 GPF sensor valve with 0.125 GPF h

fixture, utilization of this product would require repentire fixture and flush valve. The benefit to usingis in the water conservation.

Sloan Ecos model 8186, battery powered, sactivated, 0.13 gallon per flush high efficienc




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, ,

Speakman Model 4141-BO

Option 2: Replace standard faucets with battery soperated faucets with 0.5 GPM for greater water savailable under Option no.1.

Zurn Model Z6915-F.

Sloan Model EBF-655.

3.8.5.3.4. Drinking fountain:

Option 1: Replace existing with new high/low foModel LZSTL8C, electric water cooler, with Wfilters system. Electrical power required to chill wa

Option 2: Replace existing with Oasis Model MMbi-level modular drinking fountain. Fountain is a n

ADA compliant drinking fountain.

3.8.5.3.5. Kitchen Fixtures:

The existing Kitchen design does not address gRecommendations include installing a 25-30 gpinterior grease interceptor at the 3 compartmminimize grease introduction into the sanitary sfrom dish and pot washing. Scoping of the srecommended for assessing general condition opiping is restricted or clogged, it is recommendrain be snaked with an auger or water jetted blockages.

Water filtration and check valves should be insbeverage dispenser, coffee maker, ice maker or water source that will be consumed by the public.

3.9. Fire Protection

3.9.1. Fire Alarm System

The fire alarm system appears to be a conventional wired system as oppos

addressable system. The Fire Alarm Control Panel (FACP) is located in theelectrical room of the building. The fire alarm system consists of initiating denotification appliances. The notification appliances in the building consist ofdevices such as strobes and audio devices such as speakers and combinatvisual devices such as speaker-strobes. The strobes are adjustable and ap

ADA compliant. The initiating devices in the building consist of smoke detec




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classrooms also have a smoke detector mounted to the ceiling of each room

gymnasium has a combination speaker strobe located at each end of the rostrobe is set to 110 candela which is adequate to cover a 54'X54' area, so tgymnasium has adequate coverage. There is curtain that has been installedof the gymnasium to separate the play area of the gymnasium from equipmThis curtain is blocking one of the fire alarm strobes, which leaves half of thwithout fire alarm strobe coverage. If this curtain is going to remain in placeadditional fire alarm strobe should be added to the side wall of the gymnasicoverage to that end.

The gymnasium is served by four 4 roof top units. The units are connected detectors that mounted to the ceiling of the gymnasium. There are eight smmounted to the gymnasium ceiling which appears to provide an adequate cThere is also a duct mounted smoke detector mounted to each unit penetragymnasium ceiling. There is also a pull station at each exterior door in the gwhich has a protective plastic cover so that it is not accidentally bumped.

The kitchen is used daily for preparing snacks that do not require cooking. Tused twice a month to cook senior meals, which includes soups and stews

items and no grease cooking. Therefore, there is no need for a grease hoodsuppression system with the current use of the kitchen.

The fire alarm system appears to be adequate for the current use of the buiappears to be in good condition and up to code.

3.9.2. Automatic Sprinkler System

The kitchen is used daily for preparing snacks that do not require cooking. Tused twice a month to cook senior meals, which includes soups and stews

items and no grease cooking. Therefore, there is no need for a grease hoodsuppression system with the current use of the kitchen.

An automatic sprinkler system is provided in the lowest level storage room athe kitchen. Otherwise, the building is not protected with an automatic sprin


The telephone and data service comes in to the main electrical room and frofeeds the building. There is a conduit that runs out to the pool building that p

telephone and data service to the pool building.There did not appear to be many data drops in the classrooms and no data gymnasium. The office area appeared to have the majority of the data dropcurrent system appears adequate for the current use with limited data dropsbuilding.




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4. Swimming Pool Building Condition


The swimming pool building is reasonably handicap accessible despite not compliance with the current code. While grab bars are available in one wateach in the Mens and Womens toilets, the dimensions of the stalls do not mcode. Correction of this deficiency is not, however, achievable without redu

number of fixtures and incurring unreasonable expense. Thermal insulationprovided under the sink to avoid a scald hazard to wheelchair bound person

4.2. Architectural

4.2.1. Building Envelope

4.2.1.1. Exterior Walls: The exterior walls are constructed with painted cmasonry units. The structure is well maintained and the masonrgood condition. A small wood frame addition has been added o

deck side of the building and houses a concession stand. The wand structure are sound and in good condition.

4.2.1.2. Roof: The roof is an un-ballastedEPDM roof membrane which appearsto be in very good condition. Acrylicskylights are in functional condition but




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4.2.3. Doors and Hardware

The swimming pool building has a couple of hollow metal doors and framesthe pump room and electrical closet. Both doors are beginning to show rusgeneral deterioration. The concession stand has residential grade fiberglasThese doors are in good condition. An overhead coiling door at the exterioarea is in good condition.

4.3. Filtration Equipment

The main filtration tank is showing signs of rust. Unless it has been replace

1988 and now, the equipment is nearing 25 years of age and is approachinglife expectancy. Filtration system design has evolved since 1988 and new emay represent opportunities for energy savings.

4.4. Structural

The pool house was built in the late 1980s and has had a small addition cothe pool side of the building. The building is simply constructed using concrunit bearing walls and light wood roof framing. SGH did not observe any sstructural issues other than normal wear and tear on a facility that is used o

summer months.

4.5. Mechanical

The pool house is a summer use structure and is open to the air without a msystem. The concession room (stand) is an enclosed room with operable wis uncomfortably hot.

4.6. Electrical

4.6.1. Electrical Service

The service to the pool house is a 120/208V, 3 phase, 4 wire, 200A servicecomes in underground and feeds a C/T and meter cabinet in the pool houseroom. The feeders enter a trough that feeds a 240V rated 200A fused safety200A fuses that feeds a 120/208V, 3 phase, 4 wire, 225A Main Lug Only (Mthat feeds the pool house loads. This service entrance equipment is very rushould be replaced with weather proof equipment. The trough is open expowires from the C/T to the disconnect which is a very dangerous situation sinunprotected feeder from the utility. This electrical room is full of recreationalequipment that is leaning up against the electrical trough and panel. Anyoneaccesses this room to retrieve this pool equipment is in danger of coming inthis live and unprotected feeder. A cover should be put on this trough imme

The water heater is a 27KW tank type and is located in a small room in the by the electrical room and is fed from a 240V 3 pole 100A disconnect The




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To comply with the 2009 International Energy Code the lighting should be re

energy efficient fixtures and each room should have occupancy sensor withswitch or the lights should be controlled by a time clock.

4.7. Plumbing

4.7.1. Plumbing Fixtures:

The toilet room fixtures in the pool building appear to from 1977. There are 2 main toilet/shower rooms. Ttoilet/shower room consists of 2-flush valve type toilet

2-shower stalls, (one handicapped accessible), and 3lavatories. The girls toilet room consists of 2-flush vatoilets, 2-shower stalls, (one handicapped accessible)hung lavatories. Although there are handicapped heigaccessible toilets installed, the stalls themselves are naccessible. The material of the fixtures is white, vitreoThe condition of the fixtures are poor but in fair workinfaucet trims serving each fixture older and in need of r

to the latest lower flow models and sensor operated. mop sink and one exterior drinking fountain serving thBoth are in fair to poor condition and original to the building. The entire gallon per for the pool building toilet rooms is 65gpm.

4.7.2. Domestic Water Heating:

The existing 119 gallon, electric, 208 volt, 27 KW, water heater serving the

appears to be in good to fair condition. It is not the original water heater buthat was done within the past 5-7 years. An expansion tank was not noted

4.7.3. Building Storm System:

The existing storm water system on the building is being handled via aluminand downspouts. The condition of the gutters and downspouts are in fair coappear to be functioning properly.

4.7.4. Domestic Water Service:The existing copper water service serving the pool house building is 2.5 anbe in fair to good condition.

4.7.5. Recommendations for upgrades:

4 7 5 1 Modify the existing toilet rooms as necessary to comply with cur




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4.7.5.2.1. Water closets:

Option 1: Kohler Highcliff K-4368, Floor mouSloan Model 8111, 1.6 gallon per flush, battery ovalve.

Option 2: American Standard Madera Model 3gallon per flush, ADA accessible, high efconsumption model with Sloan Model WES 111flush manual valve.

4.7.5.2.2. Urinals: Option 1: Replace manual urinal flush valve w

operated 0.5 GPF sensor valve with 0.125 GPF hfixture, utilization of this product would require reentire fixture and flush valve. The benefit to usingis in the water conservation.

Sloan Ecos model 8186, battery powered, sactivated, 0.13 gpf high efficiency valve.

4.7.5.2.3. Lavatories:

Option 1: Replace standard operating faucetsmetered faucets. The advantage to this system isreduce water consumption.

T&S Brass Model B-0837.

Chicago Model 802-665CP.

Speakman Model 4141-BO.

Option 2: Replace standard faucets with baoperated faucets with 0.5 GPM for greater wateravailable under Option no.1.

Zurn Model Z6915-F.

Sloan Model EBF-655.

4.7.5.2.4. Drinking fountain: Option 1: Replace existing with new high/low fo

Model LK4593, barrier free,

Stone, wall mount fountain with freeze resissystem (LK4593FR)




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people such as during a swim meet, a fire alarm system should be consider

be required4.9. Telephone / Data

There is an area in the pool house with an Uninterruptable Power System (Ucomputer and a phone. There is a conduit that runs back to the community building for the cabling for the phone and data service to the pool house. Thappears adequate for the current use of the swimming pool building.




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5. Storage Shed Building Conditi on

5.1. General

The history of this wood framed structurewas not determined by the study team,however the building is quite old and mayhave been a school house or a large outbuilding of agricultural origin. The buildingis a simple gable structure with paintedclapboard siding. The original openings

have been closed with painted plywood.The building appears to be sitting on amodern concrete masonry foundation,indicating it may have been moved to itscurrent location at some time in the past.The building has a brick masonry chimney,now abandoned, but originally designed and intended to receive the flue froburning stove. The building is currently used for bulk storage by the commu


The building is not currently accessible to the handicapped. A ramped entrbe added to make the building accessible.

5.3. Architectural

The building appears to be in very good condition. No rot or deterioration ostructure or siding is evident. The roof has a generous overhang which prosiding from rain damage. On the interior, the building is essentially unfinish

adequately good condition.Lighting is poor. The study team recommends improving the lighting with thnew lighting fixtures.

5.3.1. Automatic Fire Suppression System

Considering the quantity of flammable materials stored in the building and tnature of the building structure; the County may want to consider adding a fsuppression system in the building. The code does not mandate this impro

the total value of the building may not warrant the expense. The absence osuppression system does not pose a life safety issue.




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Appendix A Community Center Appraisal




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Loudoun County, Virginiawww.loudoun.gov

Office of the County Assessor


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y

1 Harrison Street, S.E., 5th Floor, MSC #07, P.O. Box 7000, Leesburg, VA 2017

Telephone (703) 777-0267 Fax (703) 771-5234 e-mail [email protected]

To: Paul Brown Office of Capital Construction

From: Todd Kaufman, County Assessor

Subject: Reconciliation Lovettsville Community Center, PIN 334-46-3908-000

Date: March 22, 2012

Staff reconciled the improvements to the parcel identified as the Lovettsville Comm

in the manner in which you requested. The depreciated value of the different comp

follows:

334463908000 SF/Amount

CommunityCenter 18,444 $1,723,223

FinishedBasement 3,596 $53,940

Gym

3,120 $317,959

$2,095,122

YrBuilt(est1925)EffAge1985 $838,049

CommunityCenter $1,257,073

Misc.Improvements(incl.Depreciation):

AsphaltPaving(est) 26,800 $60,300

OpenPorch 620 $10,602

OpenPorch

36 $616

MercuryLightsSingle 2 $1,500

TotalMisc.Improvement $73,018

CommunityCenter&MiscImprovements $1,330,091

334463908000000001 SF/Amount

PoolHouse(Incl.Depreciation) 1,542 $52,428

Misc.Improvements(incl.Depreciation):

TennisCourt

2 $80,100

Pool 1 $226,350

BaseballField 1 $13,500

MercuryLightsDouble 6 $5,400


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Appendix B General Site Plan & Community Center Building Plans




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485

480

490


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500

495

490

505

500

485

510

495

515

505

490

495

500

500

TENNIS

COURTS

SOFTBALL FEILD

BASKETBALL

COURT

EAST BROADWAY

65 PARKING

SPACES

0'60' 30' 60' 120'

TRUE

NORTH

NORTH


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GYM

1/16" = 1'-0"SKA 02

LOWER LEVEL FLOOR PLAN1


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GY

1/16" = 1'-0"SKA 03

MAIN LEVEL FLOOR PLAN1


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Appendix C Meeting Minutes




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Loudoun Community Center Renovation - Lovettsville

LSY #11034

Meeting No: 3

Meeting Date: February 21, 2012

Topic: Project Kick-off

At tendees:Name Organization Telephone Email

Elizabeth Bracey LCC 540.822.5284 Elizabeth.Bracey@

Jan Nelson LC-DPRCS 703.777.0192 jan.nelson@loudou

Paul Brown LC-DCWM 703.777.0293 paul.brown@loudou

Sam Odeh LC-DCWM 703.737.8821 Sam.Odeh@loudou

Alfons Massoud LC-DCWM 571.258.3447 Alfons.massoud@lo

Kiran Parikh LC-DCWM 703.737.8022 Kiran.Parikh@loudo

Mark Hoffman LC-DCWM 703.771.5323 Mark.Hoffman@lou

Laurie Sibani L2S 703.380.9900 [email protected]

Bill Stratton LSY 301.588.1500 wstratton@lsyarchit

Roger Watson LSY 301.588.1500 rwatson@lsyarchite

Heather Johnson LSY 301.588.1500 hjohnson@lsyarchit

Meeting Purpose: To review the scope of w

Documents

120316 Conditions Assessment Report_16 March 2012