wv engineering associates pa
11 king court keene new hampshire 03431 603 352 7007
September 29, 2008
Mr. Mark Wheeler E.H. Danson Associates P. O. Box 4069 357 Western Avenue, Suite 104 St. Johnsbury, VT 05819-2798 Re: St. Johnsbury Recreation Building St. Johnsbury, Vermont WVA Project No. 08174
Dear Mark: We visited the site and observed the following: Mechanical Boiler Room The building is heated with a Crane cast iron converted stoker boiler. This boiler is noted as existing on the 1958 renovation drawings which makes it over 40 years old. The boiler is in fair/poor condition. This boiler is oil fired with a listed capacity of 700 MBH. The boiler insulation appears to be asbestos. The boiler is equipped with two zone steam valves. The boiler condensate pump is reportedly in need of periodic repair in very poor condition. The boiler is served by an underground oil tank located under the parking lot adjacent to the Boiler Room. Exact age and condition of the oil tank is unknown. Based on a review of deliveries for the past two years, the tank has at least 1,100 gallons of capacity. Building hot water is heated with an oil fired Bock Model 32E unit located adjacent to the boiler. This unit has a 95 gallon per hour recovery rate and is in good condition. The building is served by a 1 inch domestic water service; there is no backflow prevention. The building does not have a sprinkler service. It was noted that a sprinkler service tee was left in the parking lot for the building as part of the church renovation behind the building.
September 29, 2008 WVA Project No. 08174 Boiler Room Recommendations
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The existing boiler is beyond its useful life; very inefficient and obsolete. The boiler and all associated equipment should be replaced. The existing underground oil tank is a contamination liability and should be decommissioned. Any boiler replacement program should include locating the oil tanks inside the building. The existing building water service is not of sufficient size to serve flush valve type plumbing fixtures. Flush valve fixtures are strongly recommended for public buildings; the water service should be upgraded. The building has no sprinkler coverage. A fire suppression service should be provided. The existing domestic water heater could be reused depending on the extent of the building’s renovations. Plumbing Systems There are central toilet facilities on the basement level that were installed during the 1958 renovations. The fixtures are in poor condition, are not ADA compliant, and do not have the anti-scald devices required by code. There is also a newer toilet room at the Justice Center. These fixtures appear to be ADA compliant and in fair condition. The toilet room is built on a raised platform which extends into the Boiler Room. There appears to be continuous piping leaks under this raised platform. There are two toilet rooms on the upper mezzanine level. These toilet rooms also were installed as part of the 1958 renovation. The fixtures are in poor condition and are no longer being used. Plumbing Recommendations The existing toilet room at the Justice Center could be retained; piping leaks should be repaired. All other plumbing fixtures should be replaced entirely; new fixtures should be water conserving type and be ADA compliant.
September 29, 2008 WVA Project No. 08174 HVAC Systems
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The building heating system was replaced in 1958. It has two zones of thermostatically controlled zone valves; one zone for the basement, one zone for the first/mezzanine level. Thermostats are single temperature type, there is no night set back control. Existing radiation is a mix of commercial baseboard and cast iron radiation utilizing low pressure steam. Baseboard radiation is in very poor condition; slope top enclosure is badly damaged. Cast iron radiators are two-pipe type and could be reused or converted to hot water heat as part of a renovation project. Baseboard radiation in the Justice Center has a residential style, enclosure cover is badly damaged. Toilet room in the Justice Center does have a ceiling exhaust fan. The Justice Center is also equipped with a split AC system with a horizontal air handler located in the sally port, overhead distribution ductwork and outside condenser. Name plate data is no longer readable, the size appears to have a 3 or 4 ton capacity. This system does have a fixed outside air intake to provide ventilation air. The system appears to be + 15 years old and in poor condition. The remainder of the building does not have any air conditioning or ventilation. HVAC Recommendations The heating system is very inefficient and difficult to control. The building should be converted to hot water heating with individual room control and automatic night setback. All toilet rooms should be provided with proper exhaust ventilation. The basement level by Code must have a ventilation system as a minimum if the area is to be occupied. The Justice Center air handler does not appear to be capable of providing required outside air ventilation air, is obsolete and inefficient. This system should be replaced. The large recreational space should also be provided with a ventilation system in order to have a basic level of comfort, good air movement and removal of odors. The office and meeting areas on the first floor and mezzanine levels have operable windows and do qualify for “natural” ventilation. Depending on program a mechanical ventilation system is highly recommended, especially if there is to be a day care function.
September 29, 2008 WVA Project No. 08174 Electrical Exterior Electrical
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The building is served by CVPS with overhead lines from the northwest side of the property, there is a single phase transformer on that pole with overhead electrical secondary conductors extending to the midpoint of the north side of the building dropping down to a 200 amp, 120/240 volt, single phase meter socket. Power then extends into the building stopping at the existing boiler room at a 200 amp, single phase fused disconnect switch. The service then continues onto the main distribution panel. Overhead phone lines extend from overhead utility poles to the southwest corner of the building as well as the northwest corner of the building. (The building previously served as police station). There is no exterior pole mounted parking lot lighting. The front of the building is near the town sidewalk - municipal light poles provide general illumination for the sidewalk areas. The north side of the building includes diagonal parking - building mounted utility style (2) utility style area lights are located on the building to provide illumination for this small parking area. These fixtures are not full cutoff style. There is not general illumination or emergency exit discharge illumination at any of the required exits. There is a single ground mounted air cooled condenser at the rear (west) side of the building with electrical power extended for service. Adjacent to the existing electrical meter socket, there is a (abandoned?) gasoline dispensing station. This station should immediately be discontinued if it is still used at all. The proximity to the electric meter and the opportunity for capacity exists with the present arrangement. There is electrical conduit extending from the boiler room to the exterior of the building and underground to presumably serve the fuel dispensing pumps. There is a classified area seal fitting at the conduit. The proximity to this conduit and junction box to the dispensing hose station does not meet current codes.
September 29, 2008 WVA Project No. 08174 Site Electrical Recommendations Replace overhead service - see notes below for recommended service improvements. Replace older style meter socket. Continue any use of any gasoline dispensing pump system. Provide area lighting at front of building for normal and emergency functions. Provide normal and emergency lighting at the gymnasium north exit at the covered deck and stairs.
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Provide normal and emergency exits discharge fixtures at the former sally-port ramp up to the south parking lot. Provide ground fault circuit interrupter style receptacle adjacent to the air cooled condenser - CHVAC report. Replace HVAC equipment feeder and disconnect switch. Neaten up and consolidate overhead phone, cable TV, and other utility services. Remove any such services which no longer are required in the building given the change of use over time. Electrical Distribution The electrical disconnect located in the boiler room appears to be the first point of electrical shutoff and is therefore the main service disconnect for the building. This switch is not properly grounded per current codes to metal water piping, structural steel, and other electrodes at the building. The disconnect switch as multiple conductors capped under one lug per phase on the load side of this switch. The lugs are not intended or listed for multiple conductors. The disconnect should be removed and a circuit breaker panelboard be installed in its place with larger capacity to serve the needs of the building now and into the future. The disconnect feeder continues to be old/main panelboard located at the bottom of the stairway. The panelboard enclosure appears to be 50+ years old. The electrical breakers and cabinets within this enclosure are replacement gear, but appear to be at least 30 years old. Small load center located adjacent to the main panel has been added to expand circuit breaker count. There has been a standby generator at the facility - the generator room is locked today, we have not confirmed that the generator still exists. Hand written labeling on the main branch circuit panelboard for the building suggests that the generator is connected in violation of the Electrical Code by back feeding a breaker within the panel. There is no manual or automatic transfer switch function to provide “either or” protection. This understanding or operator error could result in the generator being connected to the utility source - presenting a lethal threat to utility line workers.
September 29, 2008 WVA Project No. 08174 Electrical Distribution Recommendations
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Upgrade the service to minimum 200 amp, 3 phase, 4-wire, 120/208 volt service with branch circuit feeder distribution panelboard located in an appropriate dedicated electrical room. Extend service underground from utility poles to improve esthetics on this historic building. Provide parallel conduit system underground to install improved phone and cable TV service into the building. Replace all electrical panels and residential grade load centers throughout with circuit breaker panelboards with bolt in breakers. Replace feeder service entrance, and feeders with new conduit and wire - including full size neutral conductor and code sized insulated grounding conductor run within each feeder conduit. Provide (42) circuit branch circuit panelboard at the following locations: • • • • • • Boiler room. Former sally-port area. Gym area. Front/office areas. Upper level office areas. Office area (under gym).
Include code required free space in front of all panelboards (30" wide x 36" deep). Branch Circuit Wiring Branch circuit wiring in exposed areas including locker room, boiler room, and unfinished gymnasium consist of original installation, rigid metal conduit and later vintage EMT conduit runs. There are unsightly conduit runs with excess use of boxes and graded LB style fittings. Concealed wiring above plaster ceilings and within walls includes a variety of metallic and non-metallic cabling systems. The building had included individual knob-and-tube wiring. Some outlet locations at the upper level offices suggest that some of this knob-and-tube wiring may still be active. Enclosed protective sheath cabling (romex) includes cloth style 2-wire, and more modern plastic 2-wire with ground conductor cables. Distribution of circuitry and wiring throughout the facility is inadequate for modern functioning use. Cloth covered/paper insulated older style romex is potentially dangerous due to long term of drying out of the insulation due to overheating of conductors - typically usually this condition is present at surface mounted or recessed mounted ceiling light fixtures where incandescent bulbs have been utilized for decades of time.
September 29, 2008 WVA Project No. 08174 Branch Circuit Wiring Recommendations Discontinue all use of knob-and-tube wiring immediately. Replace all branch circuit wiring. If presently in concealed locations - replace romex with 4-wire insulated ground style MC cable suitable for use in place-of-assembly. If existing conduit systems can remain in place - replace building wire within such conduits with THHN/THWN conductors. Route branch circuit wiring to accommodate ceiling and wall finish work.
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Provide fire seal/fire caulking at all cable and conduit penetrations through fire rated assemblies throughout the vicinity - including, but not limited to, separation wall between gymnasium as place-ofassembly and rest of the building as well as the rated separation between the boiler room and adjacent spaces. Devices Existing electrical switches include a variety of toggle type switches. Some early vintage snap type switches, some residential grade toggle switches are found in the building. Receptacles within the building include older style knob-and-tube connected single receptacle surface mounted outlets as well as 2-wire, ungrounded recessed duplex outlets. Some newer 15 and 20 amp, 3wire ground and duplex receptacles and ground fault circuit interrupter protected receptacles have been installed various needs over time. There are no occupancy sensors or timer switch controls. Placement and location of receptacles in some areas of the building are insufficient to serve the future needs. Some use of temporary extension cords as permanent wiring method were observed. Device Recommendations Replace all existing toggle switches and receptacles. Provide 20 amp, 120 volt commercial grade switches with stainless steel plates. Replace boxes as required to support quantity of conductors and wire size based on NEC calculations. Replace all duplex receptacles within the building. Provide 3-wire grounded duplex receptacles Provide receptacles with ground fault circuit protection as required by code including but not limited to adjacent to sinks, in wet areas, in crawl spaces, and at exterior locations. For exterior locations, include weatherproof in-use cast metal cover plates. Replacement switches and lighting controls will need to comply with current version of Vermont Energy Code and will include the requirement for occupancy sensors and/or timer switches for automatic off control functions as required by the Energy Code. Replacement system coordination will also need to address dual level switching requirements which are part of the Energy Code as well.
September 29, 2008 WVA Project No. 08174 Interior Lighting
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Interior lighting in the main lobby and throughout most of the office and small room areas of the main level consist of surface mounted economy grade 4 ft. flourescent fixtures with wraparound style acrylic prismatic lenses. These fixture include older style T-12 lamps with the expectation that magnetic style ballasts remain in place from the original installation of these fixtures. Some fixture ballasts from this age include PCB materials which are hazardous material. Some of the fixtures are in good condition, others are in fair to poor condition. Light fixtures in the main gymnasium area are high end density discharge fixtures with metal halide lamps and magnetic ballasts. The fixtures are low bay style with acrylic prismatic reflector/louvers. Some were equipped with wire guards. Lighting at the upper level includes surface mounted economy wraparound style fixtures as well as surface mounted incandescent style ceiling fixtures. Ceiling fixtures typically have screw-in style compact flourescent lamps which have been installed in lieu of the incandescent fixtures. Fixtures of this age and vintage which have been lamped with incandescent lamps over the course of several decades are typically in fair to poor condition due to temperature related degradation of both the fixture, the fixture socket, and the wiring connected to the fixture. Light fixtures at the lower level rooms include a variety of utility style strip fixtures, utility style industrial fixtures with white painted reflectors, recessed 2 ft x 4 ft acrylic lense troffers and incandescent ceiling mounted pull chain style lamp holders. The reading room (with fireplace) has a surface mounted ceiling grid of single tube old style F40 T-12 lamps with capacitor start, electrical ballasts. Interior Lighting Recommendations For long term use and functionality of the building, to comply with Energy Code, and to remove possible damaged fixtures due to overheating, it is recommended that all of the lighting within the building be replaced as part of a comprehensive renovation. Gymnasium area lighting is recommended to consist of pendent mounted fixtures with modern technology T-5 high output lamps and reflectorized fixture bodies. Lighting in the main lobby and main stair areas of the building should be reviewed with the owner’s representative - a recommendation for decorative/period style wall or ceiling mounted fixtures for these areas may be the final recommendation. In areas where acoustical tile ceilings exist or will be installed as part of the renovation project, provide volumetric style recessed 2 ft. x 4 ft. fixtures with F28 T-5 efficient lamping. Provide such fixtures with dual level ballasts for 50% or 100% light on via manual control. Replace incandescent fixtures with appropriate surface flourescent fixtures for energy efficiency. Provide reasonable standardization for lamping.
September 29, 2008 WVA Project No. 08174 Fire Alarm The building has no fire alarm. Fire Alarm Recommendations Provide ADA compliant (voice) alarm system for building as place-of-assembly. Communications Existing wiring run looped through building. Data and phone wiring exposed. Communications Recommendations Replace all wiring. Create data/phone room. Provide conduit sleeves as pathways. Provide Cat 6 data wiring - tested, labeled and certified. Very truly yours, WV Engineering Associates, PA
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Mark D. Vincello, PE