Washington Highlands Cost Benefit

Washington Highlands Branch Library
115 Atlantic Street, SW

Washington, DC
Facility Condition Assessment/Cost Benefit Analysis

May 19, 2008
Prepared for:
By:
Setty & Associates International, PLLC

SAi No. 8006.00
Washington Highlands Branch Public Library Condition Assessment Report
Washington, DC
TABLE OF CONTENTS
Section
EXECUTIVE SUMMARY
with Zoning Considerations
PURPOSE AND SCOPE
SUMMARY OF FINDINGS
1.0 Substructure ............................................................................................................................... 1.0
2.1 Superstructure............................................................................................................................ 2.1
2.2 Exterior Walls, Windows, and Doors .......................................................................................... 2.2
2.3 Exterior Roofing.......................................................................................................................... 2.3
3.0 Interiors ...................................................................................................................................... 3.0
4.1 Conveying Systems.................................................................................................................... 4.1
4.2 Mechanical Systems................................................................................................................... 4.2
4.3 Electrical Systems ...................................................................................................................... 4.3
4.4 Plumbing Systems...................................................................................................................... 4.4
4.5 Fire Detection, Alarm and Suppression System ......................................................................... 4.5
5.0 Building Site Improvements........................................................................................................ 5.0
6.0 Accessibility Issues..................................................................................................................... 6.0
7.0 Safety/Security ........................................................................................................................... 7.0
8.0 Hazardous Materials .................................................................................................................. 8.0
Setty & Associates International, PLLC TOC

Washington, DC Executive Summary
EXECUTIVE SUMMARY
Setty & Associates International PLLC (SAI) has been contracted to perform a detailed condition assessment of the
Washington Highlands Branch Public Library. The assessment shall also take into consideration the cost of
replacement to systems and elements of the building to bring the library up to the current DCPL standards. A cost
analysis was also run for comparison of constructing a brand new library.
The Washington Highlands Branch Public Library is located at 115 Atlantic St., SW, Washington, DC. This area is a
medium density residential neighborhood. This building is a single story with a full basement. Construction of
building is brick and CMU. The building was built prior to any ADA requirements. As part of our assessment a
detailed survey was performed by SAI on March 6, 2008 following heavy rains on March 5, 2008. Water intrusion
from the ground and roof was apparent and has damaged the site and building. Each subsystem within the building
was surveyed analyzed and this has been presented in this report.
The tables below present the costs for renovating the existing 17,000 SF structure and incorporating a new 3,000 SF
addition. This will bring the building up to the programming requirements of a new library.
ESTIMATE OF NEW BUILDING CONSTRUCTION COST
Percent Square Foot Cost

Description
of Total Cost Summary
Building Area (gross sq. ft.) 20,000 $325.00
Site Development 7.97% $25.90 $518,000.00

Substructure 5.25% $17.06 $341,200.00
Superstructure 19.32% $62.79 $1,255,800.00
Exterior Enclosure 15.09% $49.04 $980,800.00
Roofing 2.30% $7.48 $149,600.00
Interior Construction 12.88% $41.86 $837,200.00
Elevator 2.67% $8.68 $173,600.00
Plumbing 4.88% $15.86 $317,200.00
HVAC 15.74% $51.16 $1,023,200.00
Fire Protection 3.13% $10.17 $203,400.00
Electrical 10.77% $35.00 $700,000.00
Subtotal Trades 100.00% $325.00 $6,500,000.00
Contractor Fees 20% $65.00 $1,300,000.00
Subtotal Construction $390.00 $7,800,000.00
Design Fees 8% $31.20 $624,000.00
Permits/Fees 5% $19.50 $390,000.00
Escalation 3% $11.70 $234,000.00
Total Building Replacement Cost $452.40 $9,048,000.00
Setty & Associates International, PLLC Executive Summary Page 1

ESTIMATE OF RENOVATED BUILDING CONSTRUCTION COST
Percent Square Foot Cost

Description
of Total Cost Summary
Building Area (gross sq. ft.) 20,000
Site Development 4.29% $11.75 $235,000

Substructure 1.16% $3.17 $63,440
Superstructure 0.00%
Exterior Enclosure 14.09% $38.59 $771,825
Roofing 5.58% $15.30 $306,000
Interior Construction 34.99% $95.87 $1,917,420
Elevator 4.56% $12.50 $250,000
Plumbing 3.38% $9.25 $185,000
HVAC 15.98% $43.78 $875,640
Fire Protection/Suppression 3.74% $10.25 $205,000
Electrical 4.01% $11.00 $220,000
ADA/CODE 8.22% $22.51 $450,280
Subtotal Construction $273.98 $5,479,605
Contractor Fees 20% $54.80 $1,095,921
Subtotal Construction $6,575,526
Design Fees 8% $26.30 $526,042.08
Permits/Fees 5% $16.44 $328,776.30
Escalation 3% $0.79 $15,781.26
Total $372.31 $7,446,126
The purpose of this estimate is to provide an opinion of the building construction cost in today’s dollars on a cost per
square foot basis. The building construction cost excludes land costs and interior furnishings, fixtures, and
equipment not associated with the building. The costs are based on a gross building area of 20,000 square feet, as
provided by the owner. These estimates are based upon RS Means estimating manuals and from knowledge of
historic construction costs in the Washington, DC, area.
In summary, based on the facility’s overall infrastructure and the cost associated with the renovation of the existing
49-year old facility, SAI views demolishing and removing the existing library as feasible. By renovating the existing
library, the overall look may not meet the expectations of the new DCPL format. Costs for major changes to the skin
and façade reconfigurations were not considered.

Washington Highlands Library Site Considerations
The existing site is located in Ward 8, Square No. 6172, Lot 813, at the corner of 115 Atlantic Street, SW and South
Capital Terrace, SW. The parcel is identified on the DC Zoning Map as R-2. Prior to proceeding with any designs for
a new building, the zoning should be confirmed by obtaining a zoning certification. R-2 districts are designed to
selectively restrict development in quiet residential areas while allowing for non residential uses that would support
desirable neighborhood activities such as schools, churches, community centers and libraries.
The R-2 zone permits matter-of-right development of single-family residential uses for detached and semi-detached
structures, with a minimum lot width of 40 feet and lot area of 4000 square feet for detached structures, and 30 feet
and 3000 square feet for semi-detached structures; a maximum lot occupancy of 60% for church and public school
use and 40% for all other structures, and a maximum height of three (3) stories/forty (40) feet.
The current Highlands Library site area is approximately 29, 793 sf. Maximizing the lot occupancy at the 40%
maximum allowable coverage yields a building footprint of 11,905 gsf. At the maximum height of three stories, this
would yield a hypothetical building area of 35,715 gsf. However, if the .9 FAR requirement is applied to the site as if
it were a school, the maximum building area would be 26, 813 gsf. The two-story plus basement structure on this
site would occupy less than 40% of the site and fall within the 8’ side yard and 20’ rear yard setbacks.
In considering the potential for a new facility in this community, the desired square footage is in the 20,000 gsf, range
according to the facility space program provided. A new building of this size could be of two story plus service
basement configuration with parking to be provided in the existing rear parking lot. This would leave sufficient space
for the required 18 parking spaces (1 space per 1,000 gsf except first 2,000 gsf require no spaces). However, the
existing parking lot in the rear of the building creates an undesirable dual public entry and /or long walk to the front
door for patrons. A single public entry from the parking area would be preferred for both security and access control
and monitoring. Reorganizing the site to provide a more accessible entry from the patron parking area should be a
high priority in a new replacement facility design.
The New Facility Construction Cost in the Estimated Cost Comparison chart represents the rough Square Foot Cost
for a new 20,000 S.F. facility based on the value derived from 2008 RS MEANS Square Foot Costs Book 29th
Annual Edition. The estimate is the raw building cost and does not include contingencies, Furnishings, Fixtures, and
Equipment (FF&E), and development “Soft Costs” other than the Architectural and Engineering fee.

Washington, DC Purpose and Scope
PURPOSE AND SCOPE
A. Purpose
The purpose of this assessment is to evaluate the condition of the existing building and site and provide a
cost-benefit analysis of renovation verses demolition and new construction. The report is based on those
conditions observed on the days the field assessment was accomplished and from information obtained
from our review of the available construction documents. This report is by no means a guarantee of the
overall condition of the facility.
B. Scope of Services
1. The Scope of Services for this assignment includes the following:
• Architectural Assessment
• Mechanical, Electrical, Plumbing, Fire/Life Safety Assessment
• Structural Assessment
• Limited Elevator Assessment
• Opinions of Probable Costs
• Limited Photographic Documentation of Specified Deficiencies
2. The Scope of Services for this assignment does not include the following:
• Concealed or inaccessible areas of the building that require the use of destructive investigations
beyond that proposed in the Scope of Services.
• Work requiring the use of special consultants beyond that noted in the Scope of Services.
• Furniture, fixtures, and process equipment not part of the building structure.
• Utility rooms and power vaults, which are the property of the utility company.
• A definitive opinion concerning compliance with all codes/regulations, due to the existence of
literally thousands of local and model codes, and regulations pertaining to design and
construction. Setty & Associates, International, PLLC, shall exercise usual and customary
professional care, as architects and engineers, in its efforts to obtain available information and to
assess building code/regulation compliance.
• A guarantee of the accuracy and/or the completeness of information provided to Setty &
Associates, International, PLLC, by others.
• A legal opinion regarding our findings or recommendations. Setty & Associates, International,
PLLC, does not engage legal counsel to assist in our due-diligence process or to review our
findings and recommendations.
• An Environmental Site Assessment (Including asbestos, lead paint, and mold assessments).
Setty & Associates International, PLLC Purpose and Scope Page 1

Washington, DC Purpose and Scope
C. Documents Reviewed
Sheet No. Dated Document Description Architect/Engineer

Drawings/Plans
Victor De Mers, Architect
8 sheets 6/19/58 Limited Library Project Drawings (PDF)
Washington, DC
Specifications
No specifications were provided for review.
Soils Reports
No soils reports were provided for review.
ALTA Survey
Department of Public
1 sheet Undated Site Plan Works
Washington, DC
Other
Washington DC Office of
Standards and Inspections
38 pages 4/30/01 Building Condition Survey
and the Office of Property
Management
Public Records Documents
Not Applicable
D. Representation
This property condition assessment report was prepared by Setty & Associates, International, PLLC, for the
exclusive use of District of Columbia Public Library and its investors, lenders, assignees, designees,
successors, and assigns. The aforementioned parties intend to rely upon this report as an assessment of
the existing physical condition of the subject property for the purpose of deciding whether, and under what
conditions, to proceed with a renovation regarding the subject property. The work does not constitute or
imply a guarantee or warranty of the subject property, building, or improvements. Setty & Associates
International, PLLC, is not responsible or liable for any claims that are associated with the interpretation of
the available information. In the event the client requires this report to be assigned, a new contract will need
to be signed between Setty & Associates International, PLLC, and the Assignee.
E. Condition Ratings
Where deficiencies are observed, the current condition categories are ranked on five condition values from
worst to best. The categories are failed or failing, poor, fair, good, and new/excellent.
Setty & Associates International, PLLC Purpose and Scope Page 2

Section 1.0 Substructure
Washington, DC Section 1.0 Substructure
1.0 Substructure
Description
Item Description
Building Construction Date 1959
BUILDING
1.1 Foundations
Type Reinforced cast-in-place concrete.
Concrete pier footings at columns.
Spread footings at exterior and interior walls.
Footings Spread: Not provided
Strip: 12” x 22”
Exterior Footing Depth 1-8’ below slab-on-grade
Bearing Capacity Not provided
1.2 Slabs-on-grade
Construction, Joints, etc. 6” thick cast-in-place reinforced concrete
1.3 Basement Excavations/Walls
Exterior Walls 12” thick reinforced concrete masonry units or concrete walls
Condition
BUILDING
1.1 Foundations
The overall condition of the substructure system was good. Our site observations did not reveal any areas of
excessive settlement of the foundation. No distress or overstressing of the visible basement walls was observed.
Unusual or suspect cracking that may be evidence of structural related concerns was not observed.
1.2 Slabs-on-grade
The slab-on-grade was in good condition with some minor cracks observed. The cracks were not reported to affect
the current operations.
1.3 Basement Excavations/Walls

Overall, based on our visual observations, the building appeared to be designed and constructed in accordance with
industry-standard practices.
Recommendations
No expenditures are anticipated.
Setty & Associates International, PLLC Section 1.0 - Substructure Page 1

Section 2.1 Superstructure
Washington, DC Section 2.0 Shell
2.1 Superstructure
Description
Item Description
BUILDING
Floor Framing
Floor Deck 2-way cast-in-place reinforced concrete
Structure Reinforced cast-in-place concrete beams and columns
Roof Framing
Roof Deck Reinforced concrete slab
Structure Reinforced concrete beams and columns
Typical Bay Size (approximate) Not applicable
Other Features
Exterior Walls 4” face brick with steel lintels, cracking and rotation at the southwest corner
Stairs Cast-in-place reinforced concrete
Condition
BUILDING
The overall condition of the structural system(s) was good. Our observations did not reveal any distress or
overstressing of supporting members. Unusual or suspect cracking that may be evidence of structural related
concerns was not observed in the interior or exterior walls except at the southwest corner of the building. See Section
2.2, Exterior Walls, for issues and recommendations.
Overall, based on our visual observations and drawing review, the building appeared to be designed and constructed
in accordance with industry-standard practices.
Recommendations
Repair the southeast masonry corner and parapet wall. The face brick of the parapet is separated from the backup
wall along the top edge and is leaning outward. Repair by mechanically pinning the parapet face brick back to the
backup. Opinion of Cost: $50,000.00.
Prep and paint the steel lintels supporting the masonry openings. Opinion of Cost: $13,440.00.
Photo A-1: View of the Rotated Southwest Corner Photo A-2: View of the Reinforced Concrete
of the Building Structural Frame
Setty & Associates International, PLLC Section 2.1 - Superstructure Page 1

Section 2.2 Exterior Walls, Windows and Doors
2.2 Exterior Walls, Windows, and Doors

Description
Item Description
BUILDING
Exterior Walls
Predominant Material Brick veneer - 95% of area
Secondary Material Cast concrete trim at window perimeters.
Finish/Coatings Not applicable.
Height Overall 15’±
Perimeter 421 ft.
Windows
Number / Type(s) 25 fixed/awning windows
Size(s) Size varies 3’-0” x 6’-0” to 6’-0” x 16’-0”
Sealant (Glazing / Perimeter) Caulking.
Predominant Glazing Material Single pane glazing
Predominant Frame Material Aluminum
Storefront - Location Front entrance only
Area/Glazing/Division 200 sf/Glass
Frame Material Steel
Doors - Personnel / Service
Number / Locations(s) 5/various
Type(s) Steel frame with wired glass glazing double doors
Size(s) 3’-0” - 7’-0” typical
Doors - Overhead
Number / Locations(s) Not applicable.
Type(s)
Size(s)
Other Exterior Features None
Condition
BUILDING
The exterior walls consist of brick veneer on a concrete block back-up. The masonry walls are in fair to poor
condition with numerous repairs and repointing required (see photos A-3 to A-10). Several areas of masonry veneer
are cracked and damaged. Provide an allowance to repair and repoint all masonry on the exterior of the building.
Budget for the prep and repainting of all exterior trim and soffits. Large aluminum framed single pane windows are
provided. The windows are fixed glazing except for the lower awning portions provided for ventilation. Each large
bank of windows has a cast concrete trim at the perimeter. The majority of the concrete trim pieces are spalled and
should be replaced (see photo A-4). The windows are in poor condition. The windows should be replaced with a
modern insulated glazing system set in an anodized aluminum frame. Provide an allowance to remove all the
glazing, frames, and cast concrete trim. Provide a new aluminum framing system with insulated glazing units.
Provide an allowance to replace all the existing deteriorated exterior doors.
Recommendations
1. Provide an allowance to repair and repoint all masonry on the exterior of the building. Opinion of cost:
$221,025.00.
2. Budget for the prep and repainting of all exterior trim and soffits. Opinion of cost: $80,000.00.
Setty & Associates International, PLLC Section 2.2 – Exterior Walls, Windows and Doors Page 1
3. Provide an allowance to remove all the glazing, frames, and cast concrete trim. Provide a new aluminum
framing system with insulated glazing units. Opinion of cost: $460,800.00.
4. Provide an allowance to replace all the existing deteriorated exterior doors. Opinion of cost: $10,000.00.
Photo A-3: View of Brick Veneer along Front Elevation Photo A-4: View of Spalled Concrete Window Trim
Photo A-5: Repair and Repoint Brick Veneer Photo A-6: Repair and Repoint Brick Veneer
Photo A-7: Repair and Repoint Brick Veneer Photo A-8: Evidence of Masonry Efflorescence
Photo A-9: Evidence of Cracked Masonry Photo A-10: Replace Damaged Bricks
Photo A-11: Prep and Repaint the Soffits and Trim
Section 2.3 Exterior Roofing
2.3 Exterior Roofing
Description
Item Description
ROOF
System Age Unknown
Total Roof Area 11,500 sf
Number of Sections 2
Surfacing N/A
Membrane Spray foam over built-up
Insulation Unable to observe
Attachment Unable to observe
Deck Type Concrete
Deck Slope < 1/8” per ft.
Flashings Pre-fab metal flashing and counter flashing, spray foam
Perimeter Masonry parapet wall
Perimeter Treatment Metal coping
Drainage Interior drains with strainers (main roof)
Overflow Protection Thru wall scuppers
Warranty Information not available
Manufacturer Information not available
Other Features N/A
Condition
ROOF
The roofing consists of built-up roof membrane installed in 1981 by KC Home Improvement. The membrane has a
white spray foam coating which was reportedly installed in 1990. The roof does not have proper drainage and is
currently leaking in several areas. Water damage to interior finishes has occurred many times in several areas over
the years. All of the internal roof drains and thru-wall scuppers are clogged with leaves and debris (see Photo A-13).
Several areas of ponding water were observed (see photo A-14). The roof membrane is approximately 27 years old,
is in failing condition and should be replaced. Damage to the concrete deck below the roof could not be verified but
should be anticipated when the roof membrane is replaced. Budget for the annual maintenance and inspection of the
roof membrane. Clean all roof drains. Budget for the replacement of the aged and deteriorated roof system. Provide
a new membrane roof including insulation, flashing, and a roof gutter system. Provide an allowance for damage to
the concrete roof deck. Engage a roofing consultant to specify the roof membrane, obtain bids, and monitor the
installation. This should include the roof over the front entrance vestibule and the rear entrance.
Recommendations
The following is a summary of our recommendations and opinion of cost.
1. Budget for the annual maintenance and inspection of the roof membrane. Clean all roof drains. Opinion of
cost: $6,000.00.
2. Budget for the replacement of the aged and deteriorated roof system. Provide a new membrane roof
including insulation, flashing, and a roof gutter system. Provide an allowance for damage to the concrete
roof deck. Engage a roofing consultant to specify the roof membrane, obtain bids, and monitor the
installation. This should include the roof over the front entrance vestibule and the rear entrance. Opinion
of cost: $300,000.00.
Setty & Associates International, PLLC Section 2.3 – Exterior Roofing Page 1
Photo A-12: View of Roof Access Hatch Photo A-13: View of Typical Clogged Roof Drain
Photo A-14: View of Ponding Water Photo A-15: View of Typical Clogged Scupper
Setty & Associates International, PLLC Section 2.3 – Exterior Roofing Page 2
Section 3.0 Interiors
Washington, DC Section 3.0 Building Interiors
3.0 Interiors
Description
Item Description
3.1 Interior Construction
Walls Painted CMU block walls
Doors Flush wood veneer with knobs. Metal doors at stairs, mechanical rooms and
electrical rooms.
Interior Specialties Not applicable.
3.2 Stairways
Construction Type Cast-in-place concrete with metal nosed treads, CMU block walls, painted
metal railings
Stair Finishes Composition tile floors, painted CMU walls
Railings 2-inch diameter metal pipe railings
3.3 Interior Finishes
Wall Finishes Painted CMU block. Minor exposed brick walls.
Floor Finishes 12” x 12” resilient vinyl tile in meeting rooms. Carpet (tight loop-pile
broadloom) in reading room. 2” x 2” ceramic tile in public restrooms.
Ceiling Finishes Standard 2’ x 4’ acoustical ceiling tiles, painted plaster, and painted gypsum
board.
Condition

The interior construction and partitions are generally well constructed and durable. Interior partitions are generally
constructed of CMU. Some wood stud walls with gypsum wallboard (drywall) are present. Floors are concrete
beneath the floor coverings and finishes.
Interior swinging doors generally consist of flush wood veneer doors with knob hardware. Doors are in fair to poor
condition. Knob hardware will need to be replaced if the department should initiate an ADA upgrade at the facility.
3.2 Stairways
There is one set of stairs in the building. The stairs are constructed of cast-in-place concrete. Stair finishes include
painted composition tile treads and landings, painted CMU walls and painted plaster ceilings. Lighting of the
stairways is generally adequate. Finishes are in fair to poor condition.
Interior walls consist primarily of painted concrete masonry units. Some areas of painted gypsum board or exposed
brick are also provided. The walls are in fair condition with some repairs and repainting required. Floors consist of
vinyl tile or carpet. The floors are in fair condition with replacements recommended. Ceilings consist of painted
plaster, painted gypsum board, or 2’ x 4’ suspended acoustical ceiling tiles. The ceilings are in fair to poor condition
and should be repaired, repainted, or replaced. Repair and replace the water damaged plaster, gypsum board, and
acoustical tiles at the library ceilings see photo I-1). Restrooms have ceramic tile floors, glazed concrete block
wainscoting, painted concrete block walls, and painted plaster ceilings. The finishes are dated and should be
replaced. Provide an allowance to replace all interior finishes including carpet, vinyl tile, paint, and ceiling tiles. As
an optional improvement to comply with the current library design specifications, provide an allowance to add an
additional 6,000 square feet of space for library program requirements. It should be understood that due to the
Setty & Associates International, PLLC Section 3.0 - Interiors Page 1

current site restraints this additional square footage may not be feasible. Restrooms are in fair to poor condition.
Restroom finish upgrades should be coordinated with any ADA upgrades (refer to Section 8.0).
3.4 Building Code Analysis
Meeting rooms provided in the basement do not have two means of egress.
Recommendations

Allowance of $150,000 for relocation of furniture and minor corrections.
3.2 Stairways
No expenditures are anticipated.
1. Repair and replace the water damaged plaster, gypsum board, and acoustical tiles at the library ceilings.
Opinion of cost: $5,000.00.
2. Provide an allowance to replace all interior finishes including carpet, vinyl tile, paint, and ceiling tiles.
3.4 Building Code Analysis
3. Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit
signs, panic hardware, and devices. Opinion of cost: $60,000.00.
4. Remove the security bars at the windows to provide for egress or provide an operable window security bar
system. Opinion of cost: $46,080.00.
5. Provide a handrail for the stairs to the basement mechanical room. Opinion of Cost: $1,500.00.
6. Provide two means of egress from each of the two lower level meeting rooms. Provide the proper exit
signs, panic hardware, and devices. Opinion of cost: $60,000.00.
7. Remove the security bars at the windows to provide for egress or provide an operable window security bar
system. Provide the proper exit signs, panic hardware, and devices. Opinion of cost: $46,080.00.
As an optional improvement to comply with the current library design specifications, provide an allowance to add an
additional 3,000 to 6,000 square feet of space for library program requirements. It should be understood that due to
the current site restraints this additional square footage may not be feasible. Opinion of cost: $864,000.00.

Photo I-1: Water Damaged Ceiling Tiles Photo I-2: Water Damaged Carpeting
Photo I-3: Water Damaged Plaster Ceilings Photo I-4: Acoustical Ceiling Tiles that have Fallen

Section 4.1 Conveying Systems
Washington, DC Section 4.1 Conveying Systems
4.1 Conveying Systems
Description:
Item Description
Passenger Elev. #1 1,200 lb Capacity
Machines Hydraulic, Rotary Lift Company S/N 15014
Controllers Installed 1959
Door equipment GAL car and hoistway
ADA compliance Missing telephone and audible tones
Condition
One two-stop hydraulic elevator manufactured by Rotary Unit Company is provided. The elevator is original to the
building and has not been modernized. The overall condition of the elevator system is poor. The elevator operated
normally within its design parameters at the time of our observations, but the library manager stated that it does jam
on occasion while in use. Generally, the interior of the elevator appeared to be dirty and worn. Some interior signage
was damaged or missing, and the light fixture cover was missing. The elevator has a 36” wide door and a cab size of
55” x 39” which does not meet the current requirements for the ADA. The elevator does not have an emergency
communication device, audible signals, floor passing tones, and accessible controls. The elevator is not accessible
and repair parts may be expensive and difficult to find. A new accessible elevator would require a larger shaft than
what is currently provided. Provide a new accessible hydraulic elevator in a larger shaft. Engage an elevator
consultant to specify the elevator, obtain bids, and monitor the installation.
The machine room was not air-conditioned, but the temperature at the time of our observations was within the design
parameters for the equipment currently installed. However, either due to the leaking roof or a leaking foundation, the
elevator machine room appeared to have significant water damage. Metal component covers and shields had rust
damage from standing water and the floor appeared to be wet at the time with water and hydraulic fluid. Overall
condition appeared poor but operational.
If properly maintained, the elevator equipment (exclusive of the hydraulic cylinder) may have an estimated remaining
useful life of two years. With continued water infiltration to the machine room, life expectancy may be reduced.
The elevator is key operated from the hall buttons and is currently not ADA compliant.
Specific ADA deficiencies noted were:
• Missing telephones.
• Improperly marked telephone cabinets, hall buttons key operated.
• No hoistway entrance Braille or audible tones.
• Non conforming cab size and configuration.
Updating the elevator would be required to meet the ADA Accessibility Guidelines (ADAAG) for the elevator to be
considered accessible to the handicapped.
Recommendations
Provide a new accessible hydraulic elevator in a larger shaft. The existing cab size, controls, and communication
device are not accessible. Engage an elevator consultant to specify the elevator, obtain bids, and monitor the
Setty & Associates International, PLLC Section 4.1 – Conveying Systems Page 1
installation. Opinion of cost: $250,000.00.
1. Install hydraulic safety devices. Opinion of cost: $9,600.00.
2. Repair elevator travel indicator. Opinion of cost: $180.00.
Government, Regulatory or Code Issues
1. Upgrade the elevator to meet ADA requirements. Opinion of cost: $44,800.00.
Photo CS-1: Elevator Interior Photo CS-2: Elevator Control Panel
Photo CS-3: Elevator Light Fixture Photo CS-4: Elevator Machine Room Damage
Photo CS-5: Elevator Hydraulic Equipment Photo CS-6: Elevator Control Panel
Section 4.2 Mechanical Systems
Washington, DC Section 4.2 Mechanical Systems
4.2 Mechanical Systems
Description
Item Description
BUILDING
Chilled Water System The chilled water system consists of two Trane Intellipak air-cooled chillers on
the roof. These chillers are both 25 tons (Trane model CGAFC25EADA).
One Bell & Gossett chilled water pump located in the ground floor boiler room
circulates the chilled water in the cooling system to the air handling units and
fan coil units via an insulated black-steel piping system.
Heating Water System Weil McLain Model 688 Series 1, 1028 MBH steam, 1358 MBH gross output
boiler, Riello RS50 burners, steam to hot water converter, two hot water
circulating pumps, steam condensate receiver with one boiler feedwater
pumps, automatic boiler chemical feeder with pumps.
Air Handling Units American Blower central air handling unit serves main library space on the
first floor, as well as various offices and other spaces on the first floor and
basement floor. The main, first floor library space is served by approximately
twenty-four round ceiling diffusers.
Fan and Coil Units Some perimeter zones are heated by wall-mounted, fully enclosed radiators,
and supplemental heating and cooling is provided to other perimeter and
interior zones through fan coil units. Supplemental units serving areas are as
follows:
First Floor – Office – fan coil unit

Work Room – radiator only
Kitchen/dining area – fan coil unit
Receptionist desk – fan coil unit
Children’s Library office – fan coil unit
Basement Floor – Small meeting room – three (3) fan coil units, one radiator
Large meeting room – three (3) radiators only
Hallway – fan coil unit
Additionally, there are hot water radiators and convectors located at various
perimeter locations on the first floor. Total radiators is 25.
Exhaust Fans There are five roof-mounted exhaust fans on the roof of the building. These
fans serve as exhaust for bathrooms, kitchen, etc.
Heating & Ventilating One basement heating and ventilating unit provides outside air ventilation to
the basement areas including the machine room, storage rooms, and
bathrooms.
HVAC Controls Building controls for mechanical equipment are pneumatic, with compressed
air supplied by a compressor located in the basement boiler room. Individual
space temperature is controlled by local thermostats or equipment mounted
controls and sensors as with radiators and fan coil units.
Miscellaneous Equipment An incinerator, Joseph Gooder model, is located in the basement boiler room.
Setty & Associates International, PLLC Section 4.2 – Mechanical Systems Page 1
Basis for Equipment Replacement Recommendations

Assessment of continued equipment performance is based on published median service lives for equipment type.
Fifty-percent of equipment failure, for a variety of reasons, occur by this age. The ability of equipment to operate
beyond this time is a function of many factors. Operating equipment to the point of failure is never a good
maintenance policy because few, if any organizations possess the financial means to execute extensive, widespread
system replacement in a single fiscal year. Almost all organizations rely on a systematic replacement program to
avoid the financial consequences of simultaneous failures. Organizations frequently extend equipment service life
through active maintenance programs. This procedure postpones, but does not eliminate, the timetable for
equipment and system replacement.
Condition
BUILDING
Chilled Water System

The air-cooled chillers appear to be in good operating condition. However, there was some piping insulation and
jacket damage observed at various locations, which should be repaired. The two 25-ton chillers have been in service
since approximately 2000 and should be expected to reach the end of service life within five to ten years with proper
maintenance. The base support for these chillers appeared to be in good condition.
The pump is in good operating condition. This pump should provide reliable service over the next ten years and
replacement should be anticipated at that time. Some chilled water piping and insulation needs maintenance and
most piping appeared to be original.
Heating Water System
The boiler is in good condition. No major problems were noted or brought to our attention. The boiler and burner
appeared to be in new condition, installed within the last five years. The hot water circulation pumps and condensate
receiver and feedwater pumps all appeared to be in good condition, also installed within the past five years. Most
steam and hot water piping appeared to be original and some piping and insulation was in need of repair. The steam
to hot water heat exchanger is original and is likely near the end of its useful life.
Air Handling Units

The basement boiler room mounted air handling unit has been in service for an indeterminate period of time (missing
nameplate), but appeared as though it was at least 25 years old or more. The air handler and coils appear to have
reached their useful life and should be replaced.
The air handling unit coil pipes and valves are corroding and have some damaged insulation. In addition, piping
lacks thermometers and various other gauges which are useful to observe system operation.
Fan and Coil Units
The fan and coil units and fin-tubed radiators and convectors, while many still appeared operational, have all reached
the end of their useful life and should be replaced.
Exhaust Fans
The exhaust fans appear to be in fair to poor condition but operability could not be determined at the time of survey.
They have all reached the end of their useful life and should be replaced.
Heating and Ventilating

The basement heating and ventilating unit appears to have reached the end of its useful life and should be replaced.
HVAC Controls
No central building automation system exists and while the existing pneumatic controls appear operational, they are
old and should be upgraded to a modern DDC system. The accuracy and function of the existing controls system
could not be fully determined at the time of survey. It is likely that service and calibration are necessary.
Other Conditions
• Preventative maintenance procedures appeared to be fair.
• The existing incinerator in the basement appeared to be unused.
Recommendations

1. Arrest rust advancement by comprehensive application of corrosion-inhibiting paint to metal surfaces
matched to metal type and environment throughout building. Surfaces need to be prepared in
accordance with manufacturer’s instructions. This work should be scheduled for near-future
accomplishment, in lieu of a multi-year program, to postpone metal failure. Opinion of cost: $4,220.00.
2. Contract with a testing and balancing contractor to measure and adjust the air distribution and hydronic
systems throughout the building. The results of the Testing and Balancing report should be used to
determine modifications, repairs required for a comfortable environment. Opinion of cost: $28,500.00.
3. Repaint or replace rusted diffusers and grilles. Opinion of cost: $6,300.00.
4. Repair insulation on chilled water piping. Opinion of cost: $1,800.00.
5. Install fire dampers where AHU supply and return ductwork penetrates rated walls. Opinion of cost:
$15,320.00.
6. Provide additional cooling and heating for added square footage of new building. Tie into existing chilled
and hot water plants. Opinion of cost: $55,000.00.
7. Demolish and remove incinerator. Opinion of cost: $5,500.00.
8. Replace air handler. Opinion of cost: $35,000.00.
9. Clean and replace old ductwork, re-insulate. Opinion of cost: $125,000.00.
10. Replace duplex condensate pump. Opinion of cost: $9,000.00.
11. Bring building up to current energy and mechanical codes. Opinion of cost: $115,000.00.
12. Install new DDC control system comparable to DCPL specifications. Opinion of cost: $200,000.00.
13. Provide new fan coils, control valves, balancing valves, piping connections for existing units. Opinion of
cost: $25,000.00.
14. Replace piping for both heating and chilled water systems. Opinion of cost: $250,000.00.
Photo M-1: Existing Steam Boiler Photo M-2: Existing Air Handling Unit and Piping
Photo M-3: Incinerator Photo M-4: Chilled Water Pump
Photo M-5: Condensate Receiver and Feedwater Pumps Photo M-6: Hot Water Circulation Pumps
Photo M-7: Boiler Chemical Feeder
Photo M-8: Compressor and Controls Panel Photo M-9: Ceiling Mounted Fan Coil Unit
Photo M-10: Hot Water Radiator Photo M-11: Round Ceiling Diffuser
Photo M-12: Thermostats Photo M-13: Typical Room Exhaust Fans
Photo M-14: Air Cooled Chillers
Section 4.3 Electrical Systems
Washington, DC Section 4.3 Electrical Systems
4.3 Electrical Systems
Description:
Item Description
BUILDING
Service, Switchgear The electrical service to the facility is provided by Potomac Electric Power
Company (PEPCO). Secondary service conductors are routed through
underground ducts to the 400-ampere, 208/120-volt, three-phase, four-wire main
distribution panel board service via the wall mounted C/T cabinet with PEPCO
metering. There is a central KWH meter, which is used to record electrical
energy consumption by the building for billing purposes
Power Distribution Electrical power is distributed throughout the building from the 400-ampere,
208/120-volt, three-phase, four-wire, panel board which is located inside the
electrical equipment room in the basement. Typically, branch circuit panel
boards are located on each floor. The majority of all the branch circuit panel
boards were rated for 100-ampere with between 30 to 42 pole with 20-amps
circuit breakers serving lighting, general receptacles and small miscellaneous
mechanical load. Large mechanical equipment are served at 208 volts, 3
phase, others are served at 208 volts, single phase. Power was distributed using
wiring in conduits. All wiring conductors are copper with thermoplastic insulation.
Conduits that were visible were either galvanized rigid steel or galvanized
electrical metallic tubes (EMT). Most feeders and branch circuits are installed
concealed conduit system throughout the building. The entire power distribution
system, which includes the panels, disconnect switches, enclosed circuit
breakers, feeders and branch circuit wiring is nearly 50 years old. The reliability
of the system is however dependent on good maintenance.
There is no evidence that any kind of preventive maintenance program was in

place for this building.
Emergency Power Distribution Systems There is no independent emergency back-up power source in the building. Since
there is no independent back-up power source in this building, complete power
outage from the utility company means a total black out for the entire building.
Lighting Systems The facility is illuminated using both fluorescent and incandescent lamp fixtures.
The typical recess/surface mounted commercial 1’x4’ and 2’x4’ acrylic lenses
fluorescent lighting fixture with T12 lamp and electromagnetic ballasts are used
on main level and surface mounted l’x4’ fluorescent and ceiling mounted
incandescent lighting fixtures are used in lower level. The light fixtures in the
common areas are incandescent ceiling mounted fixtures. The stairways
illuminated by ceiling and wall mounted commercial incandescent lighting
fixtures. Local switches controlled the interior lighting systems.
The main feeder for the emergency white lights and exit signs fixtures is tapped
ahead of main service switch.
Exterior lighting consisted of building mounted HID lighting fixtures on the south
side of the building and incandescent fixtures with wire guards on the east side
of the building. Some of the exterior flood lights are controlled automatically by
the timer switches with astronomical dial.
Wiring Devices In general, there are enough general receptacles in facility
Fire Alarm System The building is equipped with a conventional manual fire alarm system. There
are only two (2) self-contained smoke detectors and a couple of audio device
(bell).
Telephone System Appears to be in good condition.
Setty & Associates, Ltd. Section 4.3 - Electrical Systems Page 1

Recommendations
The following is a summary of our recommendations. Opinion of cost for total Electrical Renovation: $220,000.00.
Switchboard and Power Distribution
A. The main panel board and associated branch circuit panel boards should be replaced with new panel
boards. There was no evidence of damage from short circuits or overloads. No action is required by
PEPCO for upgrading the electrical service.
B. The wiring appeared to be in good condition. No problems were noted. Conduits, where visible, were in
good condition.
C. The elevator disconnect switch located in the elevator machine room should be replaced with a new shunt
trip type disconnect switch.
D. Replace existing lighting fixtures 1’x4’ and 2’x 4’ with new lighting fixtures with energy saving lamps and
ballast (T8 & electronic ballast)
E. Replace branch circuit panel boards throughout.
F. Generally, the branch circuit wiring can be reused and extended to new device locations as required.
Emergency Power Distribution Systems

There is no requirement for an emergency generator power system installed for this facility building. However,
multiple individual batteries and inverters will be provided to support the new emergency lighting and fire alarm
system. A minimum of 90 minutes capacity supply shall be required for all the emergency batteries. In addition,
power supply (tap a head of main service switch) shall be specified for the fire alarm control panel as required by DC
Fire Codes.
Emergency Lighting (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing)
A. All emergency fluorescent lighting fixtures in the egress path should be provided with emergency ballast as
required by code.
B. Replace all existing exit sign lighting fixtures with LED type and battery pack unit lighting fixtures. Upon loss
of the local white light circuit, the DC powered exit sign lamps and the emergency egress lights illuminate
and provide at least one foot-candle maintained illumination.
Fire Alarm System (Refer to Section 4.5 Fire Detection, Alarm and Suppression System for pricing)
We recommend replacing the entire existing Fire Alarm System to meet the current code is as follows:
A. Provide all the visual devices with new devices that are ADA compliant per current code requirements.
B. Provide fire alarm audio/visual devices throughout the building.
C. Provide a heat detector in the elevator machine room and duct-mounted smoke detectors shall be installed
in the return and supply ducts of all air handling systems having air flow greater than 2000 cubic feet per
minute.
D. Provide all fire alarm smoke detectors throughout the building.

General Recommendations (if no overall renovation is undertaken)
A. Replace all existing 2’x 4’, 1’x 4’, and industrial strip lighting fixture lamps and magnetic ballast with type T8
and electronic ballasts.
B. Replace all existing receptacles.
C. Replace existing incandescent lamp with new fluorescent lamp at all areas.
D. Properly secure all existing wiring/conduit as required throughout the entire building.
Photo E-1: C/T Cabinet Meter and Distribution Photo E-2: Main Distribution Service Panel
Service Panel
Photo E-3: Branch Circuit Panel Photo E-4: Lighting – Main Level

Photo E-5: Lighting – Lower Level

Section 4.4 Plumbing Systems
Washington, DC Section 4.4 Plumbing Systems
4.4 Plumbing Systems
Description
Item Description
BUILDING
Domestic Hot and Cold Water System City water enters the building and is distributed to each plumbing fixture via a
copper piping system. A 2” cold water service to the building is tapped from
an 8” city water main on South Capitol Terrace. The building water meter is
located adjacent to the building in a grassy area between the building and
the street. Domestic water lines appear to be original to the building.
Domestic hot water for the building is generated by a State Select natural
gas water heater of 73 gallon storage capacity. Recovery rate of the water
heater is 76.8 gallons per hour with a 75MBH input. Water heater
installation is circa 2003.
Storm Water Drainage System Interior roof drains pipe to a gravity cast iron piping system. There are five
(5) interior roof drains, one each of 6”, 5”, and 4” diameter as well as two of
3” diameter. Additionally, there are three downspouts at the edges of the
roof which drain through downspouts to splash blocks on the ground.
The storm drains combine to form a 10” storm sewer line that ties into a 24”
city storm sewer line on Atlantic Street, SW, at invert elevation approximately
83’.
Sanitary Drainage System A gravity cast iron piping system consisting of pipe sizes 2”, 3”, 4” and 6”.
The 6” building sanitary discharge pipe connects to 10” city sanitary sewer
main on South Capitol Street at approximate invert elevation of 81’.
Natural Gas System Natural gas service is provided to the building via connection along South
Capitol Terrace, also where the gas meter is located.
Condition
BUILDING
Domestic Hot and Cold Water System:
The domestic hot and cold water piping was in fair condition. No problems were noted. The building domestic hot
water heater is four to five years old. The heater is in good operating condition. The water heater will reach the end
of its life cycle within the next fifteen years and replacement should be anticipated at that time. The plumbing
fixtures, while most were old and not of the newer, water conservation type, appeared to be in good, working
condition. The public and staff bathrooms do not meet ADA requirements. Some of the water coolers appeared to
be newer and were in good condition, others needed replacement.
Storm Water Drainage System:
The building storm water drainage system was in fair to poor condition and some repair work is necessary.
Significant roof leakage was noted throughout the building, and is likely to be at least partially the result of significant
water pooling on roof during and after a rain event. Almost all roof drains were clogged to some extent, and in some
areas the lowest level of the roof had sunk below the level of roof drain, which caused pooling around many of the
drains.
Sanitary Drainage System:
No problems were noted or brought to our attention.
Setty & Associates International, PLLC Section 4.4 – Plumbing Systems Page 1
Recommendations
1. Replace entire plumbing piping systems. Opinion of cost: $85,000.00.
2. Replace all fixtures. Opinion of cost: $25,000.00.
3. Upgrade water heaters for new spaces and current codes. Opinion of cost: $10,000.00.
4. Replace all roof drains and storm water piping. Opinion of cost: $65,000.00.
Photo P-1: Water Heater Photo P-2: Typical Storm & Sanitary Piping
Photo P-3: Boiler Room Drain Photo P-4: Water Cooler
Photo P-5: Plumbing Fixtures Photo P-6: Plumbing Fixtures
Photo P-7: Rooftop Water Pooling Photo P-8: Roof Drain
Photo P-9: Rooftop Water Pooling Photo P-10: Rooftop Water Pooling
Section 4.5 Fire Detection, Alarm and Suppression System
Washington, DC Section 4.5 Fire Detection, Alarm and Suppression Systems
4.5 Fire Detection, Alarm and Suppression Systems
Description
Item Description
CONSTRUCTION
Occupancy Public Use
Footprint Area Approx 11,500 SF
Height Basement + 1 Story
Total Area Approx 17,200 SF
Exterior Walls Masonry brick and masonry block
Interior Walls Concrete masonry unit
Shafts Concrete masonry unit
Floor Slabs Reinforced concrete
Ceiling Suspended acoustical tile and painted plaster
Roof Built up
FIRE PROTECTION SYSTEMS
Fire Alarm Model Manual
Addressable (Y/N) No
Power source 120 Volts
Notification Appliances Bells
ADA Compliant (Y/N) No
Pull Stations (Y/N) Yes
Waterflow (Y/N) No
Tampers (Y/N) No
HVAC Detection (Y/N) No
Elevator Recall (Y/N) No
Elevator Shutdown (Y/N) No
Smoke Detection (locations) Yes, kitchenette, various corridors, basement meeting room
Heat Detection (locations) No
Other Local signal only, not tied to Fire Dept
Sprinkler System None
Fire Extinguishers 10 lb. ABC or equivalent
Note: Corridors used as return air plenum. For conditions and recommendations, see Mechanical.
Condition
FIRE PROTECTION SYSTEMS

The existing manual fire alarm system is approximately 50 years old, lacks visual strobe devices, and all building
smoke detectors are self contained. The following deficiencies were noted regarding the building’s fire protection
systems:
• Visual fire alarm strobe devices to comply with ADA requirements.
• Adequate smoke detection capabilities.
• Air handling equipment smoke detection monitoring.
• Smoke and/or heat detectors in areas including equipment rooms, storage rooms, elevator and machine
room.
Setty & Associates International, PLLC Section 4.5 – Fire Detection, Alarm and Suppression System Page 1
Washington, DC Section 4.5 Fire Detection, Alarm and Suppression Systems
LIFE SAFETY
The following deficiencies were noted regarding the building’s life safety features:
• Missing posted emergency plan.
• Exit signs with battery backup.
Recommendations
1. Install a fire protection system for entire building with fire pump to bring building up to current codes.
2. Install a new fire alarm system. Opinion of cost: $80,000.00.
Photo F-1: Typical Pull Station Photo F-2: Typical Fire Extinguisher
Photo F-3: Typical Exit Signage Photo F-4: Typical Fire Alarm Bell
Photo F-5: Typical Smoke Detector
Setty & Associates International, PLLC Section 4.5 – Fire Detection, Alarm and Suppression System Page 2
Section 5.0 Building Site Improvements
Washington, DC Section 5.0 Building Site Improvements
5.0 Building Site Improvements

Description
Item Description
5.1 Grading and Drainage
Topography Steep cross slope from west downward. Front lawn drains back toward bldg.
Flood Hazard Some flooding reported in below grade spaces
Drainage Features Drainage from west to east, surface inlet in parking lot
5.3 Roadways and Parking Lots
Asphalt (area/age) 680 s.y. (original)
Concrete (area/age) 125 s.y. (original)
Other (area/age) None observed
Parking Count 21 Cars
Curb & Gutter
Material(s) Concrete
Length Approximately 32 l.f.
Concrete Truck Pads None
Total Area None
Loading Docks None
Dumpsters/Compactors Dumpster in parking lot
Number 1
Surface Asphalt
Approach Asphalt
5.4 Pedestrian Paving
Sidewalks on property 40 LF
Material(s) Concrete 4.5’ wide
Area 120 sf public
Other
5.5 Site Development
Retaining Walls 12’-14’ high x 12” concrete retaining wall-210 LF
Site Walls 16” x 4’-8’ Brick retaining wall 70 LF, 12”
Fences Average 5’ high steel fences and gates 580 LF
Other
5.6 Landscaping
Lawn Area Grass in front and rear yards, 13,400 SF
Planting/Shrub Area Moderate, primarily at front entrance
Trees 2- NE sector of yard
Other 3 brick planters
Condition
5.1 Grading and Drainage

Topography and drainage features are good to poor. Front area slopes back to building. Side areas have retaining
walls with out weep holes to relieve hydrostatic pressure. Flooding in the basement has occurred.
Setty & Associates International, PLLC Section 5.0 – Building Site Improvements Page 1
5.2 Erosion Control

No specific erosion control measures were observed.
5.3 Roadways and Parking Lots

Severe cracking over entire area. Needs milling.
5.4 Pedestrian Paving

Sidewalks are cracked, uneven, exposed aggregate.
5.5 Site Development

Retaining walls are 12’ high with cracking in several locations. No weep holes are provided to relieve hydrostatic
pressure. Efflorescence was observed in parts of the external wall. Brick planters are provided along the front
entrance. The planters are cracked and damaged and in poor condition.
5.6 Landscaping
The landscaped area (13,400 sf) was composed mainly of established trees and grass ground cover. Both the
existing trees and the grass areas were in fair condition.
Recommendations
1. Waterproof basement. Opinion of cost: $20,000.00.
2. Resurface parking lots, resurface/restripe. Opinion of cost: $35,000.00.
3. Provide an allowance to upgrade the landscaping and fencing. Opinion of cost: $50,000.00.
4. Demolish and re-pour sidewalks. Opinion of cost: $25,000.00.
5. Corrective action to retaining wall. Opinion of cost: $10,500.00.
6. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost:
$45,000.00.
7. Paint all steel handrails, clean fencing and paint gate. Opinion of cost: $2,000.00.
8. Provide an allowance to repair the damaged brick planters at the front entrance. Opinion of cost:
$45,000.00.
9. Apply acid wash to the effected area to remove efflorescence. Apply silicon coating to cracks to avoid water
penetration in future and prevent efflorescence. Opinion of cost: $2,500.00.
Photo BS-1: Cracking Asphalt Parking Lot Photo BS-2: Sloping Ground towards Building
Photo BS-3: Retaining Wall Cracking and Effervescence Photo BS-4: Sidewalk Cracking and Aging.
Photo BS-5: Brick Wall Cracking Photo BS-6: Sloping Ground towards Building
Photo BS-7: Brick Wall Cracking Photo BS-8: Sidewalk Uneven, showing Aggregate.
Photo BS-9: View of the Cracked Concrete Paving
Section 6.0 Accessibility Issues
Washington, DC Section 6.0 Accessibility Issues
6.0 Accessibility Issues

Description
Item Description
6.1 Accessible Entrance
Off-site Access Dense suburban setting; public transit available (bus); concrete sidewalks with
curb cut at Atlantic Street and South Capitol Terrace, most common arrival
modes are bus/vehicle to surface parking lot at rear. No accessible entrance
is provided at the rear parking lot. There is no accessible route to the front
entrance.
Drop-off Areas No drop off area is provided. On-street parking, one accessible curb cut at the
corner of Atlantic Street and South Capitol Terrace. Public sidewalk is too
steep for proper access.
Surface Parking Asphalt surface parking lot at the rear of the building. At total of approximately
20 spaces available, no accessible spaces or signage. No curb cuts available
between parking lot and entrance. No accessible directional signage.
Parking Garage No parking garage provided.
Primary Entrance A total of 2 main building entrances. Main entrance to library from Atlantic
Street, SW. A ramp is provided but does not have the proper railings and
handrails. The entrance door provides 32” clear width and the door has an
automatic opener with a walking mat activator.
Secondary Entrance Rear entrance to 1st floor is elevated two steps and is not accessible.
Entrance is to interior stairs which are not compliant. Provide an accessible
ramp to gain access to the library from the rear parking area.
Other Entrances Not applicable.
6.2 Access to Goods and Services
Horizontal Circulation Primary entrance provides access to main lobby and 1st floor corridor. 48”
wide corridors, doors are less than 32” wide, carpet in lobby and resilient vinyl
tile in corridors. No directional or ADA-AG information signage
Interior Doors 29” wide clear openings, knob handles at 38” above floor. No ADA-AG
compliant informational signage.
Stairs Elevator provides access to both floors but the elevator cab and controls are
not accessible. Concrete stairs with metal railings, non compliant extensions.
6.3 Access to Restrooms
Men’s One men’s public restroom on each floor (one additional employee restroom
on the main floor), typically 2 lavatories, 1 water closet, 2 urinals. 29” door
clear width with improper signage, knob handles. 24” stall width door,
insufficient toilet stall width, knob handles on lavatory and no insulation. There
is not sufficient space within the toilet rooms to provide the required 5 foot
diameter turning clearances.
Women’s One women’s public restroom on each floor (one additional employee
restroom on the main floor), typically 2 lavatories, 2 water closets. 29” door
clear width with improper signage, knob handles. 24” stall width door,
insufficient toilet stall width, knob handles on lavatory and no insulation. There
is not sufficient space within the toilet rooms to provide the required 5 foot
diameter turning clearances.
6.4 Elimination of Remaining Barriers
Drinking Fountains Fountains located in basement and first floor corridor not ADA-AG compliant.
Telephones Not applicable.
Mail Boxes/Controls Not applicable.
Alarms Limited audible alarms. Visual alarms are not provided.
Setty & Associates International, PLLC Section 6.0 – Accessibility Issues Page 1
Condition

The overall accessibility of the building is poor. The building is located in a dense suburban environment between
Atlantic Street and South Capitol Terrace. Bus access is located nearby. Routes to and from public transportation
are concrete with some being severely challenging, but accessible. The most common arrival mode and location is
by bus or vehicle to a rear parking lot. There are approximately 20 on-site surface parking spaces and limited
on-street parking. No accessible parking spaces are provided. Paths of travel are generally cast-in-place concrete of
adequate width, inadequate slope, and no protrusions.
The primary entrance to the building is on Atlantic Street. The approach to the main entrance is not accessible. The
entrance doors are accessible (see photo A-1). The back entrance requires the use of stairs and would require major
renovations for accessibility to disabled patrons (see photo A-10).

Once inside the building, horizontal and vertical circulation is partially accessible via a single passenger elevator
serving both floors. The elevator is not fully accessible in accordance with ADA-AG. Interior doors have inadequate
width and knob hardware on most doors provides barriers. Stairs are generally accessible but require railing
modifications. Both interior and exterior directional and informational signage is inadequate or non-existent.

Restrooms are located on each floor, but none are designated as accessible. Doors are 29” wide and have knobs.
Restroom features do not meet current ADA consideration in the original designs; restroom features do not meet
current ADA-AG guidelines. Significant modifications or construction of separate unisex accessible restrooms are
required.

Drinking fountains are located on each floor, but are not accessible. There are no visual strobe alarms in the building.
Emergency notification is inadequate.
Recommendations
Government or Code Mandated
1. Provide standard accessible and van accessible parking spaces. Opinion of cost: $3,200.00.
2. Provide an accessible ramp to gain access to the library from the rear parking area. Opinion of cost:
$30,000.00.
3. Reconfigure the front entrance ramp to fully comply with the ADA including slope, handrails, curbs, and
railings. Opinion of cost: $18,000.00.
4. Provide an allowance to provide an accessible ramp from the flagpole and bike rack area adjacent to the
main entrance. Opinion of cost: $15,000.00.

1. Provide an allowance to provide a complete accessible Braille signage for all permanent rooms as well as
directional and informational signage. Opinion of cost: $10,000.00.
2. Remove all inaccessible door knob hardware and provide accessible lever type hardware (see photo A-5).
3. Reconfigure the double leaf meeting room doors to provide one leaf that has a 32" wide clear width.
4. Relocate all light switches, thermostats, and fire alarm pull stations to 48" above the finished floor. The
existing devices are located at 64" a.f.f and are not accessible. These devices will be difficult to lower as the
walls are concrete block. Opinion of cost: $20,000.00.
5. Provide the proper handrail extensions to the stairs to be fully accessible for the disabled. (see photo A-2)

1. Provide an allowance to upgrade the 6 existing restrooms to fully comply with the ADA. It should be
understood that due to the current site restraints the additional square footage required may not be feasible.

1. Install ADA-AG compliant strobes in restrooms. Opinion of cost: Included above.
2. Provide an allowance to install an accessible hi/lo drinking fountain (see photo A-4). Opinion of cost:
$7,000.00.
Photo A-1: View of the Accessible Main Entrance Doors Photo A-2: View of the Inaccessible Stair Handrails
Photo A-3: View of the Inaccessible Elevator Photo A-4: View of the Inaccessible Drinking Fountain
Photo A-5: View of Inaccessible Door Knob Hardware Photo A-6: View of Inaccessible Public Toilet Stall
Photo A-7: View of The Inaccessible Fire Alarm Pull Photo A-8: View of the Typical Inaccessible Sink/Urinal
Station
Photo A-9: View of The Inaccessible Flagpole/Bike Photo A-10: View of the Inaccessible Rear Entrance
Rack Area
Photo A-11: View of the Inaccessible Front Entrance Photo A-12: View of the Accessible Curb Cut
Section 7.0 Safety/Security
Washington, DC Section 7.0 Safety/Security
7.0 Safety/Security
Description
Item Description
7.1 Intrusion Detection
Electronic Burglar Alarm Existing Senitrol system with control panel, keypad, magnetic door contacts
7.2 Steel Window Screens
Ground floor windows Windows located at ground level in rear of building are protected with steel
screens.
Condition
7.1 Alarm System

The existing alarm system was installed in 2000 and appears to be in operable condition.
Recommendations:
New alarm system to incorporate latest technology and new additions. Opinion of cost: $25,000.00.
Setty & Associates International, PLLC Section 7.0 – Safety/Security Page 1

Section 8.0 Hazardous Materials
Washington, DC Section 8.0 Hazardous Material
8.0 Hazardous Materials

Description
Item Description
8.1 Building Materials
Suspected ACM Information not available
8.2 Fuel and Chemical Storage
Underground Fuel Tank Previous report stated 2,000 gallon underground storage tank
8.3 Other Materials
None
Condition
8.1 Building Materials
The condition of the suspect ACBM such as ceiling tile, floor tile, and wallboard is fair to good. It is understood that
OPM has in-hand, a HazMat study indicating the nature and status of potential materials in the building. Therefore
no recommendations are made in this report.
8.2 Fuel and Chemical Storage

The previous report states that a 2,000 gallon underground storage tank is provided. The condition of the UST is
unknown.
8.3 Other Materials

None
Recommendations
1. Remove UST tank from site, grade and remediate any soil: $25,000.00.
Setty & Associates International, PLLC Section 8.0 - Hazardous Materials Page 1
SETTY & ASSOCIATES INTERNATIONAL, PLLC.
“Designing for the Next Generation of Building Systems”

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Washington Highlands Cost Benefit

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Washington Highlands Branch Library

115 Atlantic Street, SW

Facility Condition Assessment/Cost Benefit Analysis

Setty & Associates International, PLLC

PURPOSE AND SCOPE

1.0 Substructure ............................................................................................................................... 1.0

2.1 Superstructure............................................................................................................................ 2.1

2.2 Exterior Walls, Windows, and Doors .......................................................................................... 2.2

2.3 Exterior Roofing.......................................................................................................................... 2.3

3.0 Interiors ...................................................................................................................................... 3.0

4.1 Conveying Systems.................................................................................................................... 4.1

4.2 Mechanical Systems................................................................................................................... 4.2

4.3 Electrical Systems ...................................................................................................................... 4.3

4.4 Plumbing Systems...................................................................................................................... 4.4

4.5 Fire Detection, Alarm and Suppression System ......................................................................... 4.5

5.0 Building Site Improvements........................................................................................................ 5.0

6.0 Accessibility Issues..................................................................................................................... 6.0

7.0 Safety/Security ........................................................................................................................... 7.0

8.0 Hazardous Materials .................................................................................................................. 8.0

Setty & Associates International, PLLC TOC

ESTIMATE OF NEW BUILDING CONSTRUCTION COST

Percent Square Foot Cost

Site Development 7.97% $25.90 $518,000.00

Setty & Associates International, PLLC Executive Summary Page 1

ESTIMATE OF RENOVATED BUILDING CONSTRUCTION COST

Percent Square Foot Cost

Site Development 4.29% $11.75 $235,000

Setty & Associates International, PLLC Executive Summary Page 2

Washington Highlands Library Site Considerations

Setty & Associates International, PLLC Executive Summary Page 3

PURPOSE AND SCOPE

1. The Scope of Services for this assignment includes the following:

• Mechanical, Electrical, Plumbing, Fire/Life Safety Assessment

• Limited Elevator Assessment

• Opinions of Probable Costs

• Limited Photographic Documentation of Specified Deficiencies

Setty & Associates International, PLLC Purpose and Scope Page 1

Sheet No. Dated Document Description Architect/Engineer

Setty & Associates International, PLLC Purpose and Scope Page 2

1.3 Basement Excavations/Walls

Setty & Associates International, PLLC Section 1.0 - Substructure Page 1

Setty & Associates International, PLLC Section 2.1 - Superstructure Page 1

2.2 Exterior Walls, Windows, and Doors

Photo A-11: Prep and Repaint the Soffits and Trim

2.3 Exterior Roofing

3.1 Interior Construction

3.3 Interior Finishes

Setty & Associates International, PLLC Section 3.0 - Interiors Page 1

3.4 Building Code Analysis

3.1 Interior Construction

3.3 Interior Finishes

3.4 Building Code Analysis

Setty & Associates International, PLLC Section 3.0 - Interiors Page 2

Setty & Associates International, PLLC Section 3.0 - Interiors Page 3

4.1 Conveying Systems

The following is a summary of our recommendations and opinion of cost.

installation. Opinion of cost: $250,000.00.

1. Install hydraulic safety devices. Opinion of cost: $9,600.00.

2. Repair elevator travel indicator. Opinion of cost: $180.00.

Government, Regulatory or Code Issues

1. Upgrade the elevator to meet ADA requirements. Opinion of cost: $44,800.00.

Photo CS-1: Elevator Interior Photo CS-2: Elevator Control Panel

4.2 Mechanical Systems

First Floor – Office – fan coil unit