Conditions Assessment Report - 16 March 2012

architects &
laboratory planners

Louviere, Stratton & Yokel, LLC
8484 Georgia Avenue Suite 650
Silver Spring, Maryland 20910
T 301.588.1500
F 301.588.5300

www.lsyarchitects.com

Loudoun
County Virginia

Department of
Construction & Waste
Management

Lovettsville
Community Center

CONDITIONS
ASSESSMENT REPORT

March 16, 2012

PREPARED BY:

J ames Posey Associates, Inc
Consulting Engineers
3112 Lord Baltimore Dr
Baltimore, MD 21244-2871

410.265.6100t

www.jamesposey.com

Loudoun County Virginia
Department of Construction & Waste Management

Lovettsville Community Center
Conditions Assessment Report

March 16, 2012

Project Management / Architectural
8484 Georgia Ave., Suite 650
Silver Spring, MD 20910
301.588.1500
www.lsyarchitects.com

Civil Engineering Structural Engineering MEP Engineering Haz. Matl. Survey
Atkins North America Simpson, Gumpertz & Heger L2S Engineering, LLC Applied Environmental Inc
1725 Duke Street Suite 250 1828 L Street, NW Suite 950 673 Potomac Station Dr. #709 200 Fairbrook Dr. #201
Alexandria, VA 22314 Washington, DC 20036 Leesburg, VA 20176 Herndon, VA 20170
703.684.6550 202.239.4199 703.380.9900 703.648.0822
www.atkinsglobal.com www.sgh.com www.l2S-eng.com www.appenv.com

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Loudoun County Community Center Conditions Assessment Report
Louviere, Stratton & Yokel, LLC March 16, 2012
Table of Contents

Executive Summary
1. Project Overview
1.1. Background
1.2. Methodology
1.3. Applicable Codes
2. Site Condition
2.1. General
2.2. Zoning Ordinance Compliance
2.2.1. Applicable Zoning Ordinance
2.2.2. Zoning District
2.2.3. 50% Rule
2.2.4. Required Parking
2.2.5. Buffer, Yard (Setback) & Building Height Requirements
2.3. Handicap Accessibility
2.4. Drainage Systems
2.4.1. Site Drainage
2.4.2. Building Roof Drainage
2.5. Utility Systems
2.5.1. Water
2.5.2. Sanitary
2.6. Fire Water Systems
2.7. Parking and Pavement
2.8. Vehicular Circulation
2.9. Pedestrian Circulation
2.10. Ball Fields
2.10.1. Softball Field
2.10.2. Tennis & Basketball Courts
2.11. Playground
2.12. Landscaping
2.13. Site Lighting
2.13.1. General
2.13.2. Ball Field Lighting
2.14. Power Distribution
3. Community Center Building Condition
3.1. General

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3.3. Code Compliance
3.3.1. Child Day Care Regulations
3.3.2. Building Code
3.4. Architectural
3.4.1. Building Envelope
3.4.2. Interior Conditions
3.4.3. Doors and Hardware
3.4.4. Kitchen Equipment
3.5. Structural
3.5.1. Methodology
3.5.2. Prior Modifications
3.5.3. Structural Condition Assessment
3.6. Mechanical
3.6.1. Rooftop Units
3.6.2. Air Distribution System
3.6.3. Controls
3.6.4. Mechanical HVAC Deficiencies
3.6.5. Recommendations for System Upgrades
3.7. Electrical
3.7.1. Electrical Service and Distribution
3.7.2. Building Lighting
3.7.3. Electrical Equipment
3.8. Plumbing
3.8.1. Plumbing Fixtures
3.8.2. Domestic Water Heating
3.8.3. Building Storm Water System
3.8.4. Domestic Water System
3.8.5. Domestic Water Service
3.8.6. Recommendations for Improvements
3.9. Fire Protection
3.9.1. Fire Alarm System
3.9.2. Automatic Sprinkler System
3.10. Telephone / Data
3.11. Security
3.12. Hazardous Materials
4. Swimming Pool Building Condition
4.2. Architectural
4.2.2. Finishes
4.3. Filtration Equipment
4.4. Structural

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4.5. Mechanical
4.6. Electrical
4.6.1. Electrical Service
4.7. Plumbing
4.7.3. Building Storm System
4.7.5. Recommendations for Upgrades
5. Storage Shed Building Condition
5.1. General
5.3. Architectural
5.3.1. Automatic Fire Protection System

Appendices
Appendix 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 team
conducted a survey of the community center
buildings and site in late February, 2012. The
study team included architects and civil,
structural, mechanical and electrical
engineers. A hazardous materials survey
was also conducted.
The buildings and grounds were found to be
well maintained, but showing signs of age as
might be expected for facilities built
essentially in the late 1970s and 1980s. Of particular concern is the nearly complete
lack of conformity with current handicap accessibility regulations in the main community
center. Other major deficiencies include insufficient parking, poor vehicular site
circulation, and inefficient and ineffective electrical and mechanical systems. Considering
the extensive use of the property by preschool age children, and the flammable
construction classification of the building, the absence of an automatic fire suppression
system should also be considered a deficiency.
It is possible to correct all of the deficiencies in the building and grounds by renovating
the existing structures and augmenting the existing site organization of the property.
Such a renovation is likely to be reasonably expensive in comparison to the size and
value of the existing property. A renovated community center will, by its nature, result in
many functional compromises that would not be necessary in a new building. For this
reason, the study team recommends developing one or more new building concepts in
addition to a renovation concept to allow Loudoun County to compare the efficacy of a
renovation strategy against a new building strategy.

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1. Project Overview
1.1. Background
The Lovettsville Community Center is a multipurpose county facility that provides
recreational and community services to the Town of Lovettsville. Activities and
programs include a wide range of childrens activities including a preschool and daycare
program for 3 5 year olds, before and after school programs, and recreational
programs. Adult programs include instructional and recreational programs, availability of
meeting spaces and event facility rental opportunities. Special events are conducted at
the center and include dances, festivals, and other celebratory events. General
recreational facilities include an indoor gymnasium, a community pool, lighted tennis
courts, outdoor basketball courts, and a baseball field. A large playground supports the
preschool and daycare programs and is available for general community use.
The main community center building was originally a small high school constructed in
1940, containing two classrooms for boys, two classrooms for girls, and a central
administrative office. At some point, the gymnasium and two additional classrooms were
added to the original structure with the added facilities configured at half floor levels
relative to the original school floor levels. The buildings circulation system was modified
at that time adding multiple staircases to access all of the disparate levels in the building.
After the Loudoun County school system was desegregated in the 1960s, a new high
school was constructed, and the old high school was re-purposed as a community
center. A fire in the late 1970s required rebuilding the structure. The current structure
is essentially unchanged from that 1977 construction.
The swimming pool complex (building, pool and associated decks) was constructed in
1989. The building is a small structure housing an entry control function, changing
rooms, toilet and shower facilities, pump room, and concessions. The building is a
simple masonry bearing wall structure with wood framing.
Funding has been appropriated to correct all handicap accessibility, life safety and
hazardous materials issues that may be present in the facilities. At the same time, the
county intends to generally update the facility wherever conditions are found that warrant
correction. This conditions assessment report is the first step in developing a
comprehensive program to economically achieve the modernization goals for the
community center.
1.2. Methodology
The multidiscipline conditions assessment team included civil, structural, mechanical
and electrical engineers, architects, and an industrial hygienist. Site visits were
conducted to observe the general condition of the site, community center building,
swimming pool house, and storage structure. The industrial hygienist conducted a
comprehensive hazardous materials survey. The conditions assessment includes a
zoning and building code analysis. Meetings were conducted with the community center
manager to understand the range of programs and activities housed in the center, and to
collect anecdotal information regarding the adequacy of the existing facilities. Meetings
were also conducted with the Town of Lovettsville Town Manager to discuss zoning
issues, and the Loudoun County Building and Development Department to discuss the
best approach to building code compliance. Information collected by these activities are
herein compiled and represent our best professional opinion regarding the current
condition of the Lovettsville Community Center property.

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1.3. Applicable Codes
The following codes, ordinances and standards are applicable to this project:

Zoning Ordinance: Town of Lovettsville Zoning Ordinance, Adopted
9/21/2006, amended 12/8/2011
Town of Lovettsville 2011 Comprehensive Plan,
adopted 2/24/2011
Standards for Licensed Child
Day Centers:
Commonwealth of Virginia, Department of Social
Services, Standards for Licensed Child Day Centers,
revised effective 1/5/2012
Building Codes: Codified Ordinances of Loudoun County, Part 14
Building and Housing Code, 2008 Replacement
Chap. 1410 Virginia Uniform Statewide Building
Code (USBC)
2009 Commonwealth of Virginia Building and
Fire Code Related Regulations, March 2011
2009 ICC International Building Code
2009 ICC International Fire Code
2009 ICC International Plumbing Code
2009 ICC International Mechanical Code
2008 ICC International Electrical Code
2009 ICC International Fuel Gas Code
2009 Commonwealth of Virginia Energy
Conservation Code

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2. Site Condition
2.1. General
The Lovettsville Community Center
site is intensively utilized by
improvements that include three
buildings, parking and vehicular drive
aisles, a playground, a community
swimming pool, tennis courts, a
basketball court, a softball field, and
a memorial garden. The site is
steeply sloped presenting significant
challenges in terms of fitting all of
these disparate facilities onto the
site. The topography also constrains
the ability to access the site from the
adjacent public roads. Only one
entrance is practical due to the steep
embankments that have resulted
from the intense development that has taken place over time on the site. The site is
reasonably well maintained.
Inadequate parking is the overarching issue mentioned by both the Town of Lovettsville,
and the community center management staff. Underutilization of the portion of the site
occupied by the softball field was also discussed.
2.2. Zoning Ordinance Compliance
2.2.1. Applicable Zoning Ordinance: Town of Lovettsville Zoning Ordinance adopted
9/21/2006 with Amendments through 12/8/2011. The Towns Comprehensive Plan was
that version adopted 2/24/2011.
2.2.2. Zoning District: The community center lot is located in the R-1 Residential District.
Currently, the community center use is a non-conforming use because:
The various occupancies and use types (pre-school, child daycare, senior
center, interior recreation, etc.) are not listed in the R-1 District, Permitted
Uses list, and
most of the various occupancies are not listed in the R-1 District, Conditional
Permitted Uses list and the County has not sought a Conditional Use Permit
for those that are listed.
To resolve the non-conformance issue (see 50% Rule paragraph below), the County
should request an Amendment to the Zoning Ordinance that adds Community Center
to the list of Conditionally Permitted Uses in the Residential District R-1 part of the
ordinance (paragraph 3-3(c)). This approach will be the most practical way to recognize
the location of the community center in an R-1 District while minimizing the potential
impact on future zoning issues the city might face with similar recreation clubs and other
similar facilities.
Upon completion of the design, the County should submit the construction documents to
the town for zoning approval. An application for a Conditional Use Permit (for a
community center in an R-1 District) would be evaluated along with the drawings. No

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fee would be required. The submittal would be likely be forwarded to VDOT, the Fire
Marshal, City Zoning Administrator, and County Erosion and Sediment Control reviewers
for comment.
2.2.3. 50% Rule: The town will use the 50% Rule to determine if the project retains or loses
its grandfathered non-conforming use permission. If the cost of renovation exceeds 50%
of the appraised value of the building(s) being renovated, then the grandfathered non-
conforming use status is lost and the County will be required to seek town approval for
the non-conforming use after renovation. The value of the community center building is
estimated by Loudoun County at $1.257 million (net of non-building improvements,
Appraisal attached as Appendix A). Any renovation option that exceeds $628,000 will
need to correct all items that are non-compliant with current zoning regulations.
2.2.4. Required Parking: If the project cost exceeds 50% of the building value, the project will
need to address both quantitative (numbers of spaces) and qualitative (size of spaces &
aisles, 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. Of that
number, 3 are passenger vehicle handicap accessible spaces, 3 are 15 minute limited
time drop-off spaces, and 3 are signed as private use spaces (serving an adjacent
residence). A total of 56 parking spaces are available for general, non-restricted use.
Demand: The Lovettsville Town Manager and Loudoun County Recreation Department
management and staff are in agreement that the existing number of parking spaces is
insufficient for the current level of activity at the community center. The roads abutting
the community center property are not well configured for parallel parking, exasperating
the parking deficiency that currently exists. Three levels of traffic (parking demand) are
described:
Weekdays (light parking demand): Weekday use is limited during the school
year to the preschool and child daycare uses. During the summer, concurrent
weekday use includes the community pool, child daycare, and various recreation
programs. The current number of parking spaces is generally adequate during
these periods.
Weekends and Concurrent Activity Days (moderate parking demand): During
weekends, especially in the summer, and evenings, the community center has
insufficient parking spaces when multiple events are occurring simultaneously.
Examples include when swimming pool use coincides with a softball league and
scheduled activities in the community center (gymnasium, art classes, etc.). See
Appendix H, Parking Analysis for an analysis of the number of parking spaces
provided at other Loudoun County community centers. Based on that analysis, a
total of 100 parking spaces are recommended provided a strategy for overflow
parking is available for high demand periods (next paragraph).
High Demand Events: A limited number of high demand events generate very
high numbers of automobiles. Examples of these types of events are 4
th
of J uly
or other festival activities and swim team meets. During these kinds of events,
as many as 150 or 200 cars must be managed. Currently, the ball field is used
for overflow parking. We recommend against providing permanent parking
spaces for this intermittent high parking demand but recommend an overflow

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parking strategy be developed either on-site or across the street on the Loudoun
County Park site.
Recommended Number of Spaces for Project not exceeding 50% Rule: For a
renovation project whose cost does not exceed 50% of the community centers value,
we recommend improving the efficiency of the existing paving to provide additional
parking spaces, and providing additional paved area to increase parking, subject to the
availability of funding.
Number of Spaces Required for Project exceeding 50% Rule: The number of spaces
required will be determined by negotiation with the Town of Lovettsville as part of the
Conditional Use Permit process. We recommend the County propose a total of 100
spaces, determined by an analysis of parking that would be required by the Loudoun
County Zoning Code for community centers (Appendix H).
2.2.5. Buffer, Yard (Setback) & Building Height Requirements: Existing building is setback
from front street ROW approximately 120 feet. Excepting that, the existing building is in
compliance with all buffer, yard and height requirements.
Buffers: Buffers will not be required since the parcel will remain R-1 and is surrounded
by R-1 lots.
Yard & Setbacks: Yards, setbacks, open space and other similar requirements are as
required by the R-1 district designation.
Front Yard: Minimum of 20 feet and a maximum of 40 feet from the street right of
way. If design analysis suggests a good reason for deviating from this
requirement, County will need to negotiate a waiver from this requirement as part
of the Conditional Use Permit process.
Side Yard: Minimum side yard setback for the main structure is 8 feet. Ancillary
structures not exceeding 15 feet in height may be located a minimum of 5 feet
from 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, however two
(2) do not meet code. Code requires a maximum surface slope of 2.0% in all directions
within the space and access aisle. The single car-accessible space serving the main
entrance has a 5.9% cross slope and a 5.6% longitudinal slope. The path from the
access aisle to the main entrance appears to meet code as slopes are gentle along the
north side of the fire lane (1-2%). The single car-accessible space serving the pool area
has slopes less than 2% in all directions, therefore meets code for the pool area only.
There is an accessible path to the pool area, however, there are no accessible paths
(lack of dedicated paths/ ramps and slopes are steep) from the pool area back up to the
building entrances. The single van-accessible space on the south side of the building
has a cross slope of 5.1% and a 0.1% longitudinal slope. The path from the access aisle
to the gymnasium entrance exceeds 5.0% and no handrail is present. The relocation of
existing accessible spaces will be evaluated in the preliminary design concept phase.
2.4. Drainage Systems

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2.4.1. Site Drainage: The site topography generally slopes from the southwest to northeast
with grades ranging from 1.0% in the front courtyard to 50% in the vegetated tie-out
slopes near the property lines. There appear to be several storm water outfalls along
the north and east edges of the site. These vary from grass swale and pipe outlets to
direct sheet surface runoff. The outfalls and slope tie-outs appear to be stabile with no
erosion observed. Minor erosion was observed downstream of an onsite PVC outfall
between the baseball field and basketball court. It is believed that this PVC pipe drains
the inlet near the swimming pool building and some of the community center
downspouts. The baseball field, basketball court, tennis courts, and playground area all
drain offsite via sheet flow to onsite grass swales or with direct surface runoff. Both
swimming pool decks and the swimming pool building are served by a deck inlet and
drain system that daylights to the northeast.
2.4.2. Building Roof Drainage: The community center building drainage is handled by a series
of gutters and downspouts on each face of the structure. Some of the downspouts
connect to an underground perimeter PVC system while the majority splash to grade
directly 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 community
center building and one 2 PVC service for the pool building. Both sizes were
determined from as-built drawings dated 1977 and 1989, respectively. Both appear to
meet code in that they have a minimum 6 foot horizontal separation with sanitary
laterals, a minimum 5 foot separation with driveways, and a minimum 5 foot separation
between their connections along the main. Both service lines have individual meters
that 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 for the
community center building and one 2 force main for the pool building. Both connect to
the existing sanitary manhole and 8 main in East Broad Way. This manhole is the
upstream beginning of the sanitary sewer system that drains toward the Town. Both the
lateral and the force main lines should have sufficient capacity based on size of existing
lines, 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, directly across
from the community center entrance. The community center building has adequate fire
hydrant protection in that a maximum of 300 feet of hose would be required to reach any
point on the exterior of the building. The pool building does not have adequate hydrant
protection because it is approximately 350 feet from the existing hydrant. It may be
determined in final design that a looped domestic water and fire system be installed with
an additional fire hydrant onsite.
2.7. Parking and Pavement
A total of sixty-five (65) parking spaces are provided throughout on the site. Thirty-eight
(38) spaces are provided on the north side, twenty-seven (27) are provided on the south
side. Of the thirty-eight spaces in the north lot, only thirty (30) are unrestricted. The
restricted spaces include: one signed and striped for ADA accessibility, three signed for
5 minute drop off and pick up only, and three near the East Broad Way vehicle
entrance are signed for adjacent private resident parking only. It was noted by
community center staff that parking is an issue during events. The existing baseball field

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and park property has been used for overflow parking. Potential areas for additional
parking will be evaluated during the preliminary concept design phase.
The parking lot and drive isles are paved with asphalt and parking spaces are protected
by wheel stops so no curb and gutter is present. The slopes in the parking lot range from
0.5% near the front of the building to 20% at the rear access drives. The north lot has
parking several parking spaces with cross slopes exceeding 10% which is not ideal for
inclement weather. The south lot has slopes ranging from 3 to 8%. All parking lot
striping appears to be newer and in good condition.
2.8. Vehicular Circulation
General: The community center is served by two parking areas on the northwest and
southeast sides of the main building respectively, entered by a single vehicular entrance
from East Broad Way at the western corner of the site. The two lots are connected by a
drive aisle along and tight to the front of the main building. The northwest parking area
is orthogonal and has a reasonably efficient layout and circulation pattern. The
southeast parking area is non-orthogonal and has an inefficient layout.
Fire Lane: A very tight and poorly configured fire lane connects the northwest and
southeast lots between the rear of the main building and front of the pool house. The
lane is steeply sloped, particularly on the northeast corner of the main building. A
railroad tie retaining wall provides the required cross section permitting the fire lane.
The lane is acceptable to the Authority Having J urisdiction (AHJ ) and must be retained.
Buses: Buses that transport children participating in after school programs are forced to
use a backing motion to turn around in the parking lot. Safety would be improved if
buses were able to turn around without backing up.
Loading: A single loading space is provided for one dumpster. The dumpster is located
in the eastern corner of the southeast parking lot. The current location of the dumpster
is not ideal and creates a difficult frontal access and turn around circulation for the
garbage truck.
Drop Off Parking: Three 15 minute drop off spaces are located at the front of the main
building. The location is not ideal because children and their parents cross the drive
aisle connecting the two parking lots to enter the building.
2.9. Pedestrian Circulation
Pedestrian circulation on the site is mostly by
way of walking through the parking lots and
drive aisles. The one exception is a clearly
articulated sidewalk connecting the eastern
side of the community center with the
playground. East Broadway does not
currently have a sidewalk. Pedestrian access
to the community center from East Broadway
is by way of the vehicular entrance drive
aisle.
2.10. Ball Fields
2.10.1. Softball Field: The softball field appears to be in fair condition but does contain some
rutting and minor erosion. Nearby surrounding areas from the south and the outfield

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slope toward the infield, this is not standard
and could be leading to the erosion. The
Loudoun County PRCS standards call for
1.5% slopes away from the infield.
Crabgrass and weeds are present in both
infield and outfield which can be a hazard to
users of the field. The field could be rotated
and re-graded to better function and drain.
If it is determined that the field is no longer
needed with the completion of the
Lovettsville Community Park, then an option
can be explored of converting this area to
additional parking with another sport court.
2.10.2. Tennis & Basketball Courts: The double tennis courts and the basketball court
pavement appear to be in good condition. The basketball court lacks a convenience
perimeter fence. The tennis court fence is in need of repair in some locations. Neither
court appears to be experiencing cracking or drainage problems.
2.11. Playground
General: A fenced outside play area
is located on the eastern corner of the
site. A concrete sidewalk provides
access to the play area from all
entrances located on the southeast
side of the community center. The
play area is relatively new and is well
designed and configured for its
purpose. All play and other equipment
is in very good condition.
2.12. Landscaping
General: The community center site has relatively little landscape material. The site is
nearly fully utilized by buildings, paved parking lots and aisles, paved swimming pool
and deck, paved tennis courts, non-landscaped play area, and a turf ball field. Areas
between these facilities are mostly covered with turf grass. The portion of the property in
front of the center is partially paved for parking and a drive aisle, but the remainder of
this zone contains a memorial garden at the
center of the site and a large and very beautiful
sycamore located at the western (front) corner
of the site.
Memorial Garden: A small memorial garden
was created and dedicated in 1990, twenty two
years ago. The garden is dedicated to Mr. and
Mrs. Laing, and has emotional resonance within
the community. The garden has a reasonable
sense of enclosure due to trees and shrubs that
were apparently planted at the gardens
inception and are now reaching middle age.

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Otherwise, the garden is not especially well maintained, and its design does not seem to
encourage very much active use.
2.13. Site Lighting
The site lighting consists parking lot lighting, tennis court lighting and pool and
playground lighting.
2.13.1. General
The parking lot lighting consists of wall packs on the building and pole lights in the
parking lot. The wall packs appear old and discolored which affects the light output. The
pole lights are sparse in the parking lot and are a decorative type fixture meant for a
more subtle glow as opposed to a fixture meant for a high light output. The footcandle
level of the parking lot should be between 5 and 10 footcandles to provide a well lit and
safe parking lot. 1 to 2 footcandles is the bare minimum required by code; however, this
does not provide an attractive amount of light or a convenient amount of light for people
who have to use the parking lot after dark. The parking lot is currently not adequately lit
for safety and appears not adequately lit to meet the bare code minimum. The parking
lot lighting fixtures should be replaced with fixtures that are meant for site lighting and
more fixtures should be added to the parking lot to bring the footcandle level up to 5 to
10 footcandles.
By code, each egress door should have a light above it on an emergency circuit. There
are lights that are recessed in the concrete above each exterior door, however, they
were not on. So, it does not appear that these fixtures are wired ahead of the switch or
on an un-switched circuit as they should be so that they are always providing light over
an egress door.
2.13.2. Ball Field Lighting
The pool area and playground lighting consists of pole mounted shoe box type lighting
fixtures with 250 Watt Metal Halide lamps that are meant for site lighting. The heads of
the fixtures are facing onto the Community Center Property which keeps the light
directed onto the property and not onto the neighboring property line. The fixtures
appear to be in good condition and appear to provide safe and adequate lighting for the
pool and playground area. However, there appears to be no emergency source for the
pool lighting and no back up lamp source for the metal halide lamps. A metal halide
fixture does not come on instantly, if power is interrupted, the fixtures will require a cool-
down period of 510 minutes before the lamp can be re-started. For safety reasons,
many metal-halide fixtures have a backup tungsten-halogen incandescent lamp that
operates during cool-down and restrike. The backup tungsten-halogen incandescent
lamp also supplies the emergency lighting which by code must come on within 10
seconds. It appears that there is no emergency generator to provide a back up power
source to the pool to provide emergency lighting if there was a loss of power.
The tennis court lighting consists of what looks like old wooden telephone poles with
very large and old fixtures mounted to them. Each wooden pole has two fixtures
mounted on it and there are six to eight poles. The fixtures appear to be very old and
appear to consist of a metal halide lamp. The tennis court fixtures appear to have a
separate service from the utility that enters a C/T and meter cabinet next to the tennis
court. The fixtures are controlled by a timer that can be set for 60 minutes at a time. The
timer turns the fixtures off at 10:30PM.

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The basketball court does not have lighting. The baseball field does not have lighting.
The basketball court and the baseball fields cannot be utilized after dark because they
have no lighting source.
To summarize the parking lot requires new fixtures and more fixtures to bring the light
level up to 5 to 10 footcandles and these fixtures should be controlled by a photocell or a
time clock. A time clock is a better solution if there is no need for the lights to be on all
night. There should also be some lighting in the pool area and tennis court area on a
photocell or time clock to provides a safe amount of light after hours as people are
leaving the pool or tennis court. For security reasons, having a few fixtures on a
photocell to be on all night may be something to consider. There should also be an
emergency source to some of the parking lot, pool and tennis court fixtures such as a
generator source or a battery source to light the site in the event of a loss of power.
2.14. Power Distribution
There appear to be four separate utility services that feed this site. There is a service
provided to the pool house, a service provided to the tennis court lighting, a service
provided to the storage building, and a service provided to the Community Center
Building.
The service to the pool house is a 120/208V, 3 phase, 4 wire, 200A service. The service
comes in underground and feeds a C/T and meter cabinet in the pool house electrical
room. The feeders enter a trough that feeds a 240V rated 200A fused safety switch with
200A fuses that feeds a 120/208V, 3 phase, 4 wire, 225A Main Lug Only (MLO) panel
that feeds the pool house loads.
The service to the tennis court lighting appears to enter a C/T and meter cabinet with
switches or breakers that feed the tennis court lighting. This C/T and meter cabinet is
located outside next to the tennis court.
The service to the storage building located next to the base ball field is provided by a
pole hung transformer. The wires run over head from the transformer on the pole to the
meter cabinet located on the front of the storage house.
The service to the community center building is provided by a pad mounted, Dominion
Virginia power company transformer with a secondary voltage of 120/208V, 3 Phase, 4
Wire. This transformer feeds a 120/208V, 3 Phase, 4 Wire, 1000A switchboard in the
main electrical room located on the main level of the building.

Page | 17

3. Community Center Building Condition
3.1. General
The community center building
is extremely well utilized and
houses a broad range of
community assembly,
educational and recreational
functions. Despite its age and
unusual layout, the basic
classrooms, gymnasium,
kitchen and administrative area
function reasonably well for the activities taking place within them.
Unfortunately, the number of floor levels and generally poor organization of the building
render the building virtually inaccessible to anyone with even the mildest mobility
challenge. From the two entry lobbies, it is impossible to access 95% of the building
without negotiating one and usually multiple flights of stairs. The number and location of
toilet facilities are inadequate both in terms of adequately serving the childrens
programs and in terms of handicap accessibility. The engineering infrastructure is aging
and is energy inefficient. The building lacks an automatic fire suppression system.
Generally, though well maintained, the building will require a major renovation to
alleviate various handicap accessibility and general building deficiencies. The study
team recommends comparison of renovation versus whole structure replacement
strategies to determine the most cost effective means of correcting the noted
deficiencies.
The building is balkanized into eight distinct
areas separated from one another by one or
more flights of stairs. Two entry lobbies serve
segregated east and west sides of the building.
Eight sets of stairs connect the various areas of
the building. From one or the other entry lobby,
only a single room is accessible without the use
of stairs.
A single, handicapped accessible, unisex toilet
room was recently added serving the
gymnasium. The accessible toilet is located on
a level that is inaccessible from any other level in the building, and the gymnasium itself
is not provided with a code compliant accessible route from a handicap parking space.
The toilet, while very close to code compliant, lacks sufficient strike side of door
clearance for exit out of the toilet by wheelchair bound individuals. Other more minor
accessibility issues such as handicap accessible water fountains are also present in the
building.
3.3. Code Analysis
3.3.1. Child Day Care Regulations

Page | 18

3.3.1.1. Applicable Child Day Care Regulations: Department of Social Services,
Commonwealth of Virginia, Standards for Licensed Child Day Centers,
revised effective 1/5/2012.
3.3.1.2. General: The community center
houses several childrens programs
that require compliance with the
child day center regulations. They
are:
Preschool Program: The
licensed preschool program
serves approximately eighty
preschool (3 to 5 year old)
children in 4 classrooms with
shared use of the gymnasium and playground. The program occupies
the classrooms from 8:30am to 2:30pm. The program mirrors the public
school system and does not operate during summer vacation months.
Child Day Care Program: The licensed child day care program serves
approximately twenty preschool (3 to 5 year old) children in a single
classroom with shared use of the gymnasium and playground. The
classroom is occupied from 7:00am to 6:00pm. The program operates
year round.
After School Program: The after school program serves 35 to 40 school
age (kindergarten through 5
th
grade) children in a single classroom. The
program uses the gymnasium and playground. The program mirrors the
public school calendar and does not operate during summer months.
Other Miscellaneous Childrens Activity Programs: Various childrens
classes and programs operate in various rooms and the gymnasium
during weekends, holidays and summer months. The programs serve
primarily school age children.
Unlicensed Programs: Unlicensed childrens recreational classes serve
preschool 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 authority having
jurisdiction (AHJ ) that building meets building and fire codes.
Exception: Currently licensed schools only serving children 2 1/2 years of
age or older.
Health Department Approval: Post renovation, written approval by the local
health department stating that center meets requirements for water supply,
and sewage disposal systems. Food service would also be included except
school does not rely on food service kitchen located in the building.
3.3.1.4. Building Maintenance (22VAC 15-30-340, pgs. 32/33 of 75)

Page | 19

Unsafe Conditions: The renovation will be required to eliminate any unsafe
conditions including chipped or peeling paint, visible cracks, head entrapment
hazards etc.
Outside Lighting: Outside lighting must be provided at entrances and exits
used by children before sunrise or after sundown.
3.3.1.5. Hazardous Substances (22VAC 15-30-350, pg. 33 of 75): Hazardous
substances such as cleaning supplies, pesticides and insecticides shall be
kept in a locked place.
3.3.1.6. General Requirements for Centers Serving Preschool or Younger Children
(22VAC 15-30-360, pg. 34 of 75)
Guardrails and Handrails: In accordance with USBC in effect at time of first
occupancy or construction.
Electric Outlet Covers: Provide protective outlet covers that do not present a
swallow / 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 routinely used by
children. For this facility indoor space includes the net area of classrooms,
and gymnasium. Indoor space will exclude offices, hallways, restrooms,
kitchen and storage rooms / closets.
Requirements: Effective 6/1/2008, requirement is 35 nsf per child.
Exception: Current licensees may continue to provide 25 nsf per child.
Additions: New additions must provide 35 nsf per child.
Existing Indoor Area: The following table documents the indoor areas of the
existing facility. The area provided within the existing facility (81 nsf per child)
is in compliance with the regulations for both existing and new facilities.

Occupancy
(3 -5 yr olds)
Net Area
(nsf)
Ratios
(nsf/child)
Room 1 (Preschool) 20 632 31.6
Room 5 (Special Activities) 0 585 N/A
Room 6 (Child Day Care) 20 632 31.6
Gymnasium 0 4498 N/A
Total 100 8181 81.8

Playground Area: 75 sf of space per child (at any time) is required for
outdoor play. The existing playground is 12,585 sf and is, therefore,
adequate to serve 167 children at any time.

Page | 20

Segregated Space: A separate space must be designated for ill or injured
children. The existing facility designates the office area as that segregated
area.
3.3.1.8. Restrooms (22VAC 15-30-390, pgs. 36/37 of 75)
Minimum Requirement: One toilet and one sink per 20 preschool children
and one standard size toilet and one sink per 30 school age children. Male
restrooms can substitute urinals for not more than 1/2 the require toilets
Total Requirement: 100 children / 20 equals 5 toilets and 5 sinks, divided
appropriately between sexes.
Male: 2 toilets, 1 urinal, 3 sinks.
Female: 3 toilets, 3 sinks.
Preschool children may use unisex restrooms. School age children must
have segregated restrooms.
Restrooms serving preschool children that have standard size toilets must
have one or more platforms or steps available.
Adequacy of Existing Facilities (for purpose of State childcare licensure only):
Two toilets and two sinks are provided in the Womens room. One toilet, one
urinal and one sink is provided in the Mens room. Two toilets and two sinks
are provided in two unisex toilet rooms. The existing fixture count is
minimally 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 ASTM
standard F1292-99 (figures 2 and 3 of the regulations) shall be provided
around play equipment with moving parts or which presents fall hazards.
Existing resilient surfacing: The existing playground has resilient
surfacing (wood chips) that appears to be well maintained and in
compliance with the regulations.
Protection of Ground Supports: Ground supports must be covered with
materials that protect children from injury.
Existing protection: The existing playground is a modern design with
smoothly articulated, large diameter steel pipes that are in compliance
with the regulations.
Shade: A shady area must be provided during the months of J une, J uly and
August.
Existing shade: The existing playground has shady areas provided by
both the play equipment and a substantial stand of deciduous trees along
the southeast perimeter of the playground.
3.3.1.10. Staff to Children Ratios (22VAC 15-30-440, pg. 41 of 75)
Required Ratios: 2 3 year old children require 1 staff per 8 children. 3 5
year old children require 1 staff per 10 children.

Page | 21

Existing Facility Staff: 2 staff are provided for each classroom housing
approximately 20, 2 5 year old children. The absence of toilet facilities
within or immediately adjacent to the classrooms (gymnasium toilet facilities
are used) requires administrative personnel to accompany children to the
restroom whenever more than 10 children are present in the classroom in
order to avoid reducing the number of staff supervising children remaining in
the classroom.
3.3.1.11. Play Equipment and Childrens Personal Belongings (22VAC 15-30-500, pgs.
51/52 of 75)
Openings: Openings above ground larger than 3 1/2 x 6 1/4 inches must
allow a 9 inch circle to fit though the opening. Openings in the existing play
equipment is in compliance with this requirement.
Height: The unenclosed climbing portion of slides and climbing equipment
cannot exceed 7 feet in height unless installed after 6/1/2005 when the
requirement was revised to 6 feet. The existing play equipment is in
compliance with this requirement.
Personal Belongings Storage: An individual space for each childs personal
belongings must be provided. The existing facility is in compliance with this
requirement.
3.3.2. Building Code
3.3.2.1. Authority Having J urisdiction (AHJ ): The county Fire Marshal does not have
a role in plans review prior to construction nor inspection during construction
of projects in Loudoun County. The Fire Marshal is charged with
enforcement after occupancy. The county Building and Development
Department (B&D) is responsible for plans review, including all fire code
issues. B&D has its own fire inspectors who conduct inspections during
construction. The Loudoun County Building and Development Department is
the AHJ for the project.
3.3.2.2. Occupancy Classifications: The community center is a non-separated mixed
use building that, additionally, has more than one occupancy type at different
times in the same rooms. For rooms with multiple occupancy types, all of the
requirements for each individual occupancy type will be met. Generally the
building houses:
3.3.2.2.1. Assembly Group A, A-3, gymnasiums, community halls, dance
halls, meeting rooms, etc.
3.3.2.2.2. Educational Group E, educational use through the 6th grade and
day care ages 2 through 5.
3.3.2.2.3. Institutional Group I, I-4, day care facilities, non-24 hour, ages less
than 2 years (USBC amendment revises the definition of I-4
Occupancy Classification to be the same as the 2006 IBC).
If the building is provided with an automatic sprinkler system and
fire alarm system, requirements are otherwise identical for Group
E and Group I-4 Occupancies.

Page | 22

3.3.2.3. Type of Construction Classification: The existing building is Type IIIB,
Incombustible 2 hour exterior walls, combustible interior construction.
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 13,000 sf
Allowable Area (A
a
): A
a
={A
t
+[A
t
* I
f
] +[A
t
* I
s
] }
I
f
=[ (F / P) - 0.25 ] W / 30
I
f
=[ (480 / 480) - 0.25 ] 30 / 30
I
f
=[ 0.75 ] 1 =0.75
A
a
={9,500

+[9,500 * 0.75] +[9,500 * 2] }
A
a
=35,625 sf per story
Existing Building Area: Ground Floor 10,420 gsf
Upper Floor 3,330 gsf
3.3.2.5. Number of Occupants: The number of building occupants for assembly areas
of the building will be determined using a tables and chairs methodology (15
sf per occupant) and posting the occupancy limit for/in each room. The
current posted occupant limit for the gym is 305 occupants which is
consistent with this methodology. The existing building occupancy load is as
follows on a calculated basis:

Space Area Occupant
Load
Gymnasium (A-3) 4,606 nsf 308
Classroom 1 (E) 630 nsf 32
Childcare Room (E) 630 nsf 32
Kitchen/Storage (B) 1,400 nsf 14
Admin Offices (B) 1,085 nsf 11
Lobbies (E) 500 nsf 25

Total Building Occupant Load 554

3.3.2.6. Automatic Sprinklers / Fire Alarm System: The building already has a fire
alarm system. Addition of an automatic sprinkler system in all areas of the
building is anticipated to be a part of the recommended renovation strategy
for the building.

Page | 23

3.3.2.7. Remoteness: The 2009 IBC changed the test to be 1/3 the diagonal
dimension of the room. The USBC amended that back to be 1/4 the diagonal
dimension (as it was in the 2006 code).
3.3.2.8. Toilet Count:

Total Occupants 557
Occ. WC/U WC Urinals Lavs Fount.
Men
A-3 Occupancy 154 1.3 0.8
E Occupancy 110 2.2 2.2
B Occupancy 13 0.5 0.3
Subtotal, Men 277 4 2 2 4
Women
A-3 Occupancy 154 2.4 0.8
E Occupancy 110 2.2 2.2
B Occupancy 13 0.5 0.3
Subtotal, Women 277 6 4

3.3.2.9. Dual Lobbies: The existing building has two independent, non-connected
lobbies. The current code would require one of the two to be provided with
fire separation.
3.4. Architectural
3.4.1.1. Roof: The main roof waterproofing
system is a non-ballasted built-up
bitumen membrane roof. The roof is
composed of one large tee shaped
roof with two sub-roof areas
approximately 3 4 feet higher than
the main roof. All roof surfaces are
sloped to a perimeter aluminum
gutter and downspout system.
Visual inspection suggests the
roofing was properly installed without
evidence of ponding or otherwise
trapped water. The membrane appears sound without evidence of extensive
cracking or other deterioration. Flashings and counter-flashings are in good
shape. Mechanical air conditioning units have been recently replaced. They
are installed on raised pads which appear to be in competent shape. It is
difficult to determine the age of the roofing system, but there is evidence of a
significant amount of past roof patches, suggesting the membrane may be
experiencing increased leaking due to advancing age. Considering the scope
of the anticipated renovation activity, we recommend replacing the roof with a
new membrane system.

Page | 24

Small canopy roofs over entrance doors were not replaced when the main
roofing membrane was last installed. These membrane roofs are very old
and show considerable wear, including the presence of moss growing in the
membranes. These roof membranes should be replaced.
3.4.1.2. Masonry Walls: Exterior walls
are concrete and masonry.
The original 1940 walls are
likely solid brick masonry with
interior furred plaster finish.
The 1977 addition walls are
concrete masonry with brick
veneer construction. The
original large window openings
in the original school have been
partially filled with masonry to
create smaller window openings. A large opening for a future proscenium
stage at the north end of the gymnasium is filled with brick masonry.

The masonry is in reasonably good shape with only very localized and limited
damage in various places. Masonry joints are aging (72 years and 35 years
old) but have been repointed recently where necessary. The following
repairs are recommended:
Replace poorly installed sealants at the perimeter of aluminum
windows in brick masonry openings.
At north faade of gymnasium, remove several courses of masonry at
the head of the large future proscenium opening, inspect and replace
flashing systems, and repair opening with new masonry. Paint entire
faade.
At northwest concrete stairs, repair failed anchorage of hand rail.
Provide new high performance coating over existing concrete stairs.
Inspect and repair / replace all sealant in expansion joints between
wings.
3.4.1.3. Exterior Windows: Windows are 1977 vintage clear anodic aluminum and are
in 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 building last
renovated in 1977 and experiencing intense use. Despite very capable maintenance,
the finishes are quite old, experiencing some deterioration, but otherwise quite
serviceable. Isolated but reasonably minor water infiltration or building settlement
damage is present in some rooms. In addition to corrective action indicated in the
hazardous materials report, the following is noted for each room:
3.4.2.1. Lobbies: All finish systems are in good repair.
Stair railings do not meet current accessibility
standards in terms of extending beyond top
and bottom of the stairs.

Page | 25

3.4.2.2. Administrative Offices: Finish systems are in good repair but carpeting and
ceiling tiles are showing significant signs of age.
3.4.2.3. Classroom 1 (and adjoining Toilet): Finish systems are in good repair.
Ceiling tiles are showing significant signs of age.
3.4.2.4. Classroom 2: Room is one of the original
classrooms with plaster walls and ceiling, and
maple flooring. Plaster is in generally good
condition excepting only a minor settlement
crack in one corner. The maple floor is in
very good shape for its age. Refinishing and
minor repair is warranted.
3.4.2.5. Classroom 3: This classroom is one of the
original classrooms and is approximately 6
feet or so below grade. It is situated
approximately a half level below the level of
the gymnasium and accessed by a flight of
stairs. A non-rated storage closet has been
constructed at the base of the stairs which
constitutes a hazard to exiting through the
only means of exit available to the classroom.
This closet should be removed. Water
infiltration damage is present on two of the exterior
walls of the room. At a minimum the exterior walls
should be excavated and effectively waterproofed to
eliminate the water at its source. Otherwise, the
plaster wall and ceiling finish is in good repair as is the
VCT flooring.
3.4.2.6. Classroom 4: This classroom is symmetrical to Classroom 3 except its floor
level was raised in 1977 to be at the same level as the gymnasium. The room
is a multipurpose room and used for dance, music and other functions. The
walls and ceiling are plaster and are in good condition. The floor is VCT, also
in good repair.
3.4.2.7. Room 5: This classroom is symmetrical to Classroom 2 and also has plaster
walls and ceiling, and maple
flooring. The plaster is in
good condition. The maple
floor is in very good shape for
its age. Refinishing and
minor repair is warranted.
3.4.2.8. Room 6 (Childcare Room):
Finish systems are in good
repair. Ceiling tiles are
showing significant signs of
age.
3.4.2.9. Gymnasium: Finish systems
are in good repair.

Page | 26

Doors are well maintained and appropriate for the intended use. Wire glass is utilized in
vision panels in doors. Consideration should be given to replace wire glass with ceramic
rated glass to eliminate the hazard posed by wire glass. A majority of doors in the
facility do not have lever type trim required to meet current handicap accessibility codes.
These hardware sets should be replaced.
3.4.4. Kitchen Equipment
The kitchen is heavily used for rental and other
functions. The current layout is rather
disorganized but makes the best of the irregular
plan layout available for the function.
Residential grade appliances include three
refrigerator / freezers, one chest freezer, and
two combination range / ovens (electric, total 8
burners). A commercial grade ice machine and
large three compartment stainless steel scullery
sink complete the food preparation equipment.
Wooden wall cabinets provide ample dry goods
storage and in good condition. One stainless
steel and one Rubbermaid plastic table provide food preparation and staging horizontal
work surfaces. The kitchen is not provided with an exhaust kitchen hood system.
Recommended Corrective Action: LSY recommends studying the kitchen layout to
determine if a more effective layout is possible within the constraints of the existing room
shape and utilizing new commercial grade appliances. Explore the feasibility of
providing an exhaust system for the range areas of the kitchen.
3.5. Structural
3.5.1. Methodology: This structural conditions assessment has been developed based on a
visit to the Community Center on 27 February 2012. SGH was provided access to most
interior spaces and we also walked around the perimeter of each building.
3.5.2. Prior Modifications: Based on construction documents made available for our use,
significant alterations and additions were constructed to adjoin the three original building
segments in the late 1970s which created circulation space, additional classrooms and
a gymnasium.
3.5.3. Structural Condition Assessment: The following structural issues were observed:
3.5.3.1. General Exterior Wall Condition: The exterior wall exhibits normal wear and
tear for a building of this age.
3.5.3.2. Original Openings: All of the original large window openings have been in-
filled creating smaller window penetrations.
3.5.3.3. Rear Wall Distress: The large wall infill on the pool side of the gymnasium is
showing signs of distress along the top edge. Based on the construction
drawings, this opening was originally established to facilitate a performance
stage addition requiring a large wall opening between the interior masonry
wall buttresses. A steel beam with a hung soffit plate is shown in the
drawings spanning 24 between the buttresses. Based on observations from

Page | 27

the exterior, it appears that water may have infiltrated the gymnasium wall
causing localized damage to the horizontal joint between the soffit plate and
the masonry wall infill. The interior horizontal crack and the exterior masonry
which is laterally displaced could be the result of freezing water or corroding
steel potentially creating the localized jacking forces from within.
3.5.3.3.1. We recommend that at a selected location the masonry be
removed both above and below the horizontal crack from the exterior to
observe the original construction, the fastening mechanisms, and the
condition of the embedded steel members. Once more is known about the
current conditions a repair sequence can be proposed for the entire length of
the wall infill to resolve any overall stability concerns, if present.
3.5.3.4. Cracking: Miscellaneous cracks in the masonry were noted around the
perimeter but are likely caused by building settlement or due to shrinkage and
temperature effects.
3.5.3.5. Water Damage: Water damage was observed on the exterior walls of the
lowest most classroom on the east side of the building. We feel it should be
noted that during the 70s addition the lowest classroom on the west side of
the building was infilled so that the floor level now aligns with the gym floor.
3.5.3.6. Seismic Adequacy: If the current use of the facility doesnt change
significantly and the masonry bearing walls are maintained with only minor
changes, it is likely the building will not require a full seismic analysis. A
change in occupancy or a major change to the existing bearing walls could
trigger a code required lateral analysis resulting in the potential strengthening
of existing structural systems.
3.5.3.7. General Condition: Though it is clear that various modifications have been
implemented over the life of the building, the overall structural condition is
sound. To keep water from infiltrating the brick faade and the front entrance
piers 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 in
1977. The entire main community center, with the
exception of the pool house and storage building, is
air-conditioned. The main community center HVAC
system consists of seven direct expansion, constant
volume, heat pump rooftop units (RTU-1 through
RTU-7) located on the roof and connected to each
space though a ducted supply and return system. The
perimeter classrooms are being served by two 10-ton
rooftop units, the office space is being served by a 4-
ton unit and the gymnasium is being served by four 5-
ton units.
Earlier this year (2012) all the mechanical rooftop
units were replaced with new rooftop heat pump units. The new rooftop units were

Page | 28

comparable in size and capacity to the original build-out. The new rooftop units were
manufactured by YORK International, Inc a subsidiary of J ohnson Controls Unitary
Products and come from the YORK XP line. Each rooftop unit contains of a return and
outdoor air mixing plenum, a filter bank section, a supply air fan and direct expansion
cooling coil. Each condenser coil is in a V-configuration with two stages of cooling per
compressor. Based on the unit tonnage, each is provided in a single or dual compressor
configuration, along with the associated condenser fans. Refer to Table-1 for existing
rooftop 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 rectangular
supply ductwork located in architectural bulkheads on each side of the room.
Each classroom has three equally sized 20x6 single-deflection supply grilles
with an approximate capacity of 300 to 350 cubic feet per minute (CFM)
each. In classrooms 3 and 4, the air capacity is approximately 400 cubic feet
per minute (CFM) per diffuser, but distribution is provided by four 12x12 inch
diffusers located in the architectural ceiling. The return air is ducted back to
the unit though a wall grille in each room. Although the rooftop units were
replaced recently, the ductwork is part of the original build-out and has never
been modified. Each rooftop unit is being controlled though a local thermostat
mounted in the space.
3.6.2.2. Administrative Area: The office space is served by ducted supply and return
located in the ceiling plenum and distributed to the space via 12x12 inch
architectural diffusers, four serving the office area and four serving the
multipurpose room. Temperature is being controlled by a local thermostat
mounted on the wall.
3.6.2.3. Gymnasium: The existing gymnasium is being served by four equally sized
rooftop units. The air is being distributed to the space via a common
supply/return air plenum. The rooftop units serving the gymnasium are being
controlled via local thermostats mounted on the wall.
3.6.2.4. Toilets: There are four roof-mounted exhaust fans, with associated ductwork,
serving the two unisex toilets on the main level and the boys and girls
bathrooms located on the lower level.
3.6.3. Controls
The existing HVAC control system is very simplistic and easy to operate. Each unit is
controlled by a local digital thermostat mounted in the associated conditioned space.
The stand-alone control systems are programmable and can be configured to meet
different set points at different times. The periods are commonly labeled Morning, Day,
Evening, and Night, although nothing constrains the time intervals.
3.6.4. Mechanical Heating Ventilation and Air Conditioning Deficiencies
3.6.4.1. Ventilation: Although the rooftop units were recently replaced, the outdoor
ventilation rates to most of the spaces are still below the minimum required
by the International Mechanical Code (IMC). Based on the 2009 IMC, it
appears that the classrooms are not adequately ventilated, some supplying
only 54% of the requirement. Inadequate ventilation, inefficient filtration and

Page | 29

poor maintenance of the air-handling units are the most probable reasons for
poor indoor air quality.
3.6.4.2. Zoning and Temperature Control: The existing heat pumps are being
controlled by a single thermostat that is located in each classroom, office or
gymnasium. A single-zone, constant-volume system delivers a constant
quantity of air to a single zone. The thermostat measures dry-bulb
temperature within the zone and compares it to the desired setpoint. In
response to a deviation from that setpoint, the thermostat sends a signal to
vary the cooling or heating capacity of the system. Because the supply
fan delivers a constant quantity of air to the zone, this reduction in cooling or
heating capacity varies the temperature of the supply air at part-load
conditions.
If the zone is comprised of multiple conditioned spaces (i.e. multiple
classrooms), the space in which the thermostat is located dictates the
operation of the HVAC system. All other spaces must accept the resulting
level of comfort based on the space containing the thermostat. If the
thermostat calls for more cooling, all spaces get more cooling, resulting in
uncomfortable conditions for the rest of the spaces.
In a building with this type of system, it is common to use several single-zone
systems to satisfy the different thermal requirements of each space.
Otherwise, providing acceptable comfort to all spaces of the building can be a
challenge, particularly during significant diversity in occupancy and activity
through each class period.
3.6.4.3. Humidity Control: The existing constant-volume heat pump rooftop units
consist of a fan and a cold coil, indirectly affecting indoor humidity. A
thermostat located in the occupied space compares the dry-bulb temperature
in the space to the setpoint; it then modulates the cooling coil until the cooling
capacity matches the sensible loadthat is, until the space temperature and
setpoint match. Reduction in the capacity of the cooling coil results in a
warmer coil surface and less dehumidification.
The peak sensible load on the cooling coil rarely coincides with the peak
latent load. So a cooling coil selected for the highest sensible load may not
provide sufficient capacity when the highest latent load occurs. Often times a
cooling coil that is controlled to maintain the space dry-bulb temperature
operates without adequate moisture-removal capacity at peak latent-load
conditions 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 been upgraded
in the past three months with new rooftop heat pump units, the new units are
inadequate to provide the minimum ventilation for the existing classrooms. It
is very important to provide the required ventilation to meet the minimum
code requirement and improve indoor air quality. This will reduce the risk of
issues related to volatile organic compounds (VOCs), formaldehyde and
biological contaminants. Improving ventilation rates in the existing system can
be accomplished through Dedicated outdoor air systems (DOAS) condition
only the ventilation air and supply it directly to the space or to the existing

Page | 30

HVAC unit. The DOAS units can be mounted on the roof and supply air to the
existing units. The DOAS units will be equipped with MERV-8 and MERV-14
filter sections, pre-heating coils and direct expansion coils for dehumidifying
the air prior serving the existing heat pumps.
3.6.5.2. Improving System Control and Thermal Comfort: To improve Controllability
of the system and thermal comfort we do recommend converting existing
constant volume rooftop unit to variable air volume system (VAV). This
process can be accomplished by adding variable frequency drive (VFD) on
both units serving the classroom areas and installing terminal fan power
boxes per classroom for air distribution and thermal comfort.
3.6.5.3. Building Automation System Improvements: Most of the listed items have a
corresponding controls component required to get the most effective return
on the upfront investment. Each item includes programming or upgrades to
the building controls to make the proposed recommendation effective.
Additional upgrades are as follows:
3.6.5.3.1. Upgraded Modern Direct Digital Controls (DDC) Building
Automation System (BAS): Replace, upgrade, integrate or add to
existing BAS systems in the building to produce a common
architecture and single point of use system capable of being
configured to perform the advanced energy strategies listed
below.
3.6.5.3.2. Optimum Start and Stop Control Sequence: Optimum start and
stop is a control strategy that leverages the thermal capacity of the
building to reduce the hours of equipment operation. Lightly
constructed, light weight concrete or pre-fabricated concrete panel
buildings respond more quickly to the operation of an HVAC
system than buildings constructed of denser materials such as
brick. Knowing how quickly the target temperature in the space
can be achieved lets you minimize the length of time that the
HVAC system operates before the occupied period begins.
Starting equipment as late (and stopping it as early) as possible,
based on scheduled occupancy, ambient conditions, and the
thermal characteristics of the building, can yield significant energy
savings without sacrificing comfort.
3.6.5.3.3. Night Purge Control Sequence: Unoccupied ventilation can serve
as an effective tool to improve indoor-air quality by flushing many
indoor contaminants from the building. This practice introduces
large quantities of outdoor air to purge stale air from the building
without increasing the cooling load. In climates with cool nighttime
temperatures, this control strategy can also reduce utility costs by
taking advantage of the thermal capacity of the building. When the
nighttime temperature outside reaches a predefined value, the
control system activates the supply fan and opens the outdoor-air
damper to introduce outdoor air directly into the building. The fans
remain on until the space temperature falls to a specified level. In
effect, the cool air brought into the building at night reduces or

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eliminates the morning pull-down load that often develops in a
building during the cooling season.
3.6.5.3.4. Demand Control Ventilation Sequence: Carbon Dioxide (CO2)
based Demand Controlled Ventilation (DCV) is a control strategy
to vary the amount of ventilation outside air delivered to a space
based on input from a carbon dioxide sensor, which is
representative of the quantity of occupants within the space. This
provides a precise and appropriate amount of outside air to the
space based on actual occupant density, as opposed to a
constant outside air amount based on the design occupancy of the
space.
3.7. Electrical
3.7.1. Electrical Service and Distribution
The service to the community center building is provided by a pad mounted, Dominion
Virginia power company transformer with a secondary voltage of 120/208V, 3 Phase, 4
Wire. This transformer feeds a C/T cabinet and meter in the main electrical room on the
main level of the building and the C/T feeds a 120/208V, 3 Phase, 4 Wire, 1000A
switchboard via a wire trough on the floor. This service provides an adequate capacity of
approximately 64 watts per square foot for all systems such as lighting, receptacles, and
mechanical loads based on a usable square footage of 5,600. The switchboard is
manufactured by Square D and consists of a main section with a 1000A main breaker
and a section for distribution. The distribution section includes seven (7) three pole
breakers that feed the roof top units, 1,2,3,4,5,7 and 8. and one (1) one three pole, one
hundred and twenty five amp (125A) breaker that feeds a single section 125A Main Lug
Only (MLO) panel, LP3 located next to the MDP. The MDP includes one (1) three pole
one hundred and seventy-five amp (175A) breaker that feeds the water heater. The
MDP feeds a two section 225A Main Lug Only (MLO) panel, LP1 and LP2 also located
next to the MDP. The MDP includes three 3-pole spaces for possible future loads.
3.7.2.1. Gymnasium Lighting: The gymnasium lighting consists of surface mounted
400 Watt Metal Halide fixtures. The fixtures are controlled by key switches
that are located at the bottom of the stairs entering from the main level to the
gymnasium. There appear to be no occupancy sensors in the gymnasium
and the lights seem to be on at all times whether the gymnasium is in use or
not.
3.7.2.2. Classroom Lighting: The classroom lighting consists of 4-40 Watt T12 lamp
fixtures. The fixtures in the classrooms have two ballasts with one switch at
the door operating one ballast and the other switch at the door operating the
other ballast. The switching scheme seems a bit random, however, it appears
the intent was to switch inner lamps with one switch and outer lamps with the
other switch. When both switches are in the on position all of the lamps are
on. There are no occupancy sensors in the class room. There appear to be
no battery packs in the classrooms to provide emergency lighting should
there be a loss of power.
3.7.2.3. Lobbies Lighting: The main entrance to the community center consists of
surface mounted, 4-lamp fixtures controlled by switches. There are no

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fixtures on a night light circuit wired ahead of the switch to provide egress
lighting during normal operation. There are battery packs light fixtures on the
walls to provide emergency lighting in the event that the power is lost to the
building.
3.7.2.4. Kitchen Lighting: The kitchen lighting consists of surface mounted 1x4 fixture
with 2 T12 lamps in them. There are no occupancy sensors in the kitchen.
3.7.2.5. 2009 International Energy Code: The 2009 International Energy code
requires the lighting power density to be 1.2 watt per square foot for a school
type building. For any future renovations to the lighting the 2009 Energy Code
will have to be complied with. The classrooms are currently designed to
approximately 2.7 watts per square foot with the 40 Watt, T12 lamps being
used in the fixtures. One option to comply is to apply for one of the
exceptions to the energy code which allows for the wattage per square foot to
be larger than 1.2 watt as long as less than half of the fixtures are replaced
and the post design wattage is less than the pre-design wattage. To apply
this, some fixtures would have to be removed and the fixtures that are reused
will have to be relocated to provide an even distribution of light of 50 foot
candles to the classroom. Another option to comply is by another exemption
which allows for the wattage per square foot to be larger than 1.2 watt if only
all of the lamps and ballasts in the fixtures were changed and the post design
wattage is less than the pre-design wattage. A higher energy savings option,
but more costly up front, would be to remove all of the existing light fixtures
and replace them with new, 2 lamp, T5, 28 Watt fixtures. The T5 lamp
provides a higher lumens per watt than the T8 or T12 lamp so less T5 lamps
would be needed. This should only be applied as a building wide decision to
change the base building lamp to a T5 lamp so that only one type of lamp will
have to be stocked. The T5 lamps cannot be used in fixtures that require T8
or T12 lamps. The ballasts in the fixtures are designed to drive either T8 and
T12 lamps or the T5 lamps, they are not interchangeable. This would require
demolishing the existing fixtures and providing new fixtures with T5 lamps
and ballasts.
The 2009 International Energy Code also requires that occupants be able to
reduce the connected lighting load by 50% and that buildings larger than
5,000 square feet are equipped with an automatic control device to shut off
lighting. The classrooms currently have dual switching which allows them to
reduce their connected load by 50%. However, there are no occupancy
sensors in the classrooms, or the gymnasium or in the common areas. As the
building is renovated, occupancy sensors will have to be incorporated into the
new lighting design. Ceiling mounted occupancy sensors would be installed
in the open areas, class rooms and any other large rooms or offices. There
would also be local over-ride wall switches in these areas to also control the
lights. Wall mounted occupancy sensor switches would be installed in the
smaller rooms such as storage rooms.
3.7.3. Electrical Equipment
3.7.3.1. Rooftop Equipment: The rooftop units were recently replaced and the
disconnects are in very good condition. There did not appear to be any

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receptacles near the equipment on the roof. Per the National Electrical Code,
a weatherproof receptacle must be installed within 25 feet of the equipment
3.7.3.2. Power Receptacles: The receptacles in the classrooms were not safety type
receptacles. These should be replaced with safety type receptacles. The
receptacles in the gymnasium were not all safety type receptacles, however,
some of them have been retrofitted with safety type covers. There is one
surface mounted receptacle that has been retrofitted with a safety type cover
and the cover is pulling away from the back box exposing wires.
3.8. Plumbing
The toilet room fixtures in the Community Center appear to be a mix of original and
upgraded. The original fixtures were installed in 1977. There are 3 unisex toilet rooms,
two on the main level and one located at the lower level. Each unisex toilet room has a
single tank type water closet and a single wall hung lavatory sink. There are two main
toilet rooms on the lower level. The boys toilet room consists of 1-tank type toilet, 1-
urinal and 4- wall hung lavatories. The girls toilet room consists of 2-tank type toilets
and 4-wall hung lavatories. The material of the fixtures is white, vitreous china. The
condition of the fixtures is fair to poor but in working order, with faucet trim serving each
fixture older and in need of replacement to the latest lower flow models. Mixing valves
were not noted under sinks for limiting temperature at the boys and girls toilet rooms.
The equivalent gallon per minute for all toilet rooms combined is 23gpm. The entire
gallon per minute usage for the community center building is 25gpm.
There is one drinking fountain outside one of the unisex toilet rooms on the main lobby
floor. It is in poor condition, appears to be original and it does not currently meet
handicapped accessibility guidelines.
The fixtures in the kitchen consist of a 3 compartment sink and a hand sink. Both are
made of stainless steel and appear to be in good condition and in good working order.
There is one floor mounted mop sink located next to the water heater in the lower level
janitors closet, located next to the kitchen. It is in fair condition, and appears to be
functioning as it should.
The existing 50 gallon, electric, 208 volt, 4500 watt, 6 element water heater serving the
community center appears to be in good operating condition. An expansion tank was
not noted at heater.
3.8.3. Building Storm Water System
The existing storm water system on the building is being handled via aluminum gutters
and downspouts. The condition of the gutters and downspouts are in fair condition and
appear to be functioning properly.
The existing incoming water service size is 1.5 copper and original to the building
having been installed in 1977. The incoming water pressure is unknown but assumed to
be adequate to operate the existing tank type toilets and sinks. No pressure issues were
noted when operating sink faucets or flushing toilets. The original domestic water mains

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(cold water, hot water), are still in place. The water quality has not been determined and
there are no existing water softening systems in place to address water quality. The
current age of the copper piping is 35 years and what was visible during inspection,
appeared 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 current code
requirements and make areas accessible to, functional for, and safe for use
by persons with disabilities. Include additional grab bars, maneuvering
space in front of the sink, door swing, and maintain water temperature of 105
degrees F at hand sinks via mixing valves as required to meet current
standards for plumbing codes and accessibility codes.
3.8.5.2. The existing toilet rooms are currently being used by children, no fixtures
were specific for serving children. It is recommended where children will be
the primary user, best practices specify that elements and facilities be
provided at heights and locations appropriate for the primary user served.
The extent of ADA accessibility specific to children should be investigated
based on occupancy classification and use group type of building.
3.8.5.3. The following is our recommendation for plumbing fixture replacement to
enhance water consumption in the existing facility:
3.8.5.3.1. Water Closets:
Option 1: American Standard Cadet Model 2467.016, 1.6
gallon per flush, low flow, pressure assisted, tank type toilet
with elongated bowl and ADA compliant.
Option 2: Kohler Kingston K-4330, wall mount toilet, with
Sloan Model 8111, 1.6 gallon per flush, battery operated flush
valve. (This option requires a water service upgrade to
accommodate larger water volume requirements and a chase
wall to accommodate the toilet carrier system).
3.8.5.3.2. Urinals:
Option 1: Replace manual urinal flush valve with a battery
operated 0.5 GPF sensor valve with 0.125 GPF high efficiency
fixture, utilization of this product would require replacement of
entire fixture and flush valve. The benefit to using this product
is in the water conservation.
Sloan Ecos model 8186, battery powered, sensor
activated, 0.13 gallon per flush high efficiency valve.
3.8.5.3.3. Lavatories:
Option 1: Replace standard operating faucets with manual
metered faucets. The advantage to this system is that you can
reduce water consumption.
T&S Brass Model B-0837
Chicago Model 802-665CP

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Speakman Model 4141-BO
Option 2: Replace standard faucets with battery sensor
operated faucets with 0.5 GPM for greater water savings than
available 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 fountain, Elkay
Model LZSTL8C, electric water cooler, with Water Sentry
filters system. Electrical power required to chill water.
Option 2: Replace existing with Oasis Model MMRSL RADII
bi-level modular drinking fountain. Fountain is a non-chilled,
ADA compliant drinking fountain.
3.8.5.3.5. Kitchen Fixtures:
The existing Kitchen design does not address grease waste.
Recommendations include installing a 25-30 gpm flow, small
interior grease interceptor at the 3 compartment sink to
minimize grease introduction into the sanitary sewer system
from dish and pot washing. Scoping of the sink piping is
recommended for assessing general condition of the pipe. If
piping is restricted or clogged, it is recommended that the
drain be snaked with an auger or water jetted to clear any
blockages.
Water filtration and check valves should be installed at any
beverage dispenser, coffee maker, ice maker or other potable
water source that will be consumed by the public.
3.9.1. Fire Alarm System
The fire alarm system appears to be a conventional wired system as opposed to an
addressable system. The Fire Alarm Control Panel (FACP) is located in the main
electrical room of the building. The fire alarm system consists of initiating devices and
notification appliances. The notification appliances in the building consist of visual
devices such as strobes and audio devices such as speakers and combination audio
visual devices such as speaker-strobes. The strobes are adjustable and appear to be
ADA compliant. The initiating devices in the building consist of smoke detectors and pull
stations.
The fire alarm system appears to be in good condition. There are two entrances to the
front of the building and each has a pull station next to the door and also a fire alarm
speaker and fire alarm strobe next to the door. The hallways have good fire alarm strobe
and speaker coverage and smoke detector coverage. Each classroom is fit out with a
combination speaker strobe that has an adjustable candela rating from 15 to 110
candela. Most of the strobes in the class room are set to 75 candela which is adequate
to provide coverage for a 40'x40' room so the classrooms have adequate coverage. The

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classrooms also have a smoke detector mounted to the ceiling of each room. The
gymnasium has a combination speaker strobe located at each end of the room. Each
strobe is set to 110 candela which is adequate to cover a 54'X54' area, so the
gymnasium has adequate coverage. There is curtain that has been installed at one end
of the gymnasium to separate the play area of the gymnasium from equipment storage.
This curtain is blocking one of the fire alarm strobes, which leaves half of the gymnasium
without fire alarm strobe coverage. If this curtain is going to remain in place, an
additional fire alarm strobe should be added to the side wall of the gymnasium to provide
coverage to that end.
The gymnasium is served by four 4 roof top units. The units are connected to smoke
detectors that mounted to the ceiling of the gymnasium. There are eight smoke detectors
mounted to the gymnasium ceiling which appears to provide an adequate coverage.
There is also a duct mounted smoke detector mounted to each unit penetrating the
gymnasium ceiling. There is also a pull station at each exterior door in the gymnasium
which 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. The kitchen is
used twice a month to cook senior meals, which includes soups and stews and baked
items and no grease cooking. Therefore, there is no need for a grease hood or fire
suppression system with the current use of the kitchen.
The fire alarm system appears to be adequate for the current use of the building and
appears 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. The kitchen is
used twice a month to cook senior meals, which includes soups and stews and baked
items and no grease cooking. Therefore, there is no need for a grease hood or fire
suppression system with the current use of the kitchen.
An automatic sprinkler system is provided in the lowest level storage room adjacent to
the kitchen. Otherwise, the building is not protected with an automatic sprinkler system.
The telephone and data service comes in to the main electrical room and from there
feeds the building. There is a conduit that runs out to the pool building that provides
telephone and data service to the pool building.
There did not appear to be many data drops in the classrooms and no data drops in the
gymnasium. The office area appeared to have the majority of the data drops. The
current system appears adequate for the current use with limited data drops in the
building.
3.11. Security
The building relies on traditional locks on exterior doors. Electronic security such as
cameras and intrusion detection is not present nor indicated as desired.
3.12. Hazardous Materials
A hazardous materials survey was conducted by Applied Environmental, Inc. and is
attached as Appendix D.

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4. Swimming Pool Building Condition
The swimming pool building is reasonably handicap accessible despite not achieving full
compliance with the current code. While grab bars are available in one water closet stall
each in the Mens and Womens toilets, the dimensions of the stalls do not meet current
code. Correction of this deficiency is not, however, achievable without reducing the
number of fixtures and incurring unreasonable expense. Thermal insulation is not
provided under the sink to avoid a scald hazard to wheelchair bound persons.
4.2. Architectural
4.2.1.1. Exterior Walls: The exterior walls are constructed with painted concrete
masonry units. The structure is well maintained and the masonry walls are in
good condition. A small wood frame addition has been added on the pool
deck side of the building and houses a concession stand. The wood siding
and structure are sound and in good condition.
4.2.1.2. Roof: The roof is an un-ballasted
EPDM roof membrane which appears
to be in very good condition. Acrylic
skylights are in functional condition, but
the acrylic has fogged over time.
4.2.1.3. Wood Fascia: A wood fascia runs
around the perimeter of the pool
building. It appears to be in good condition.
4.2.2. Finishes
Excepting paint, the structure has few finish materials.

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The swimming pool building has a couple of hollow metal doors and frames that serve
the pump room and electrical closet. Both doors are beginning to show rust and signs of
general deterioration. The concession stand has residential grade fiberglass doors.
These doors are in good condition. An overhead coiling door at the exterior of the guard
area is in good condition.
4.3. Filtration Equipment
The main filtration tank is showing signs of rust. Unless it has been replaced between
1988 and now, the equipment is nearing 25 years of age and is approaching its useful
life expectancy. Filtration system design has evolved since 1988 and new equipment
may represent opportunities for energy savings.
4.4. Structural
The pool house was built in the late 1980s and has had a small addition constructed on
the pool side of the building. The building is simply constructed using concrete masonry
unit bearing walls and light wood roof framing. SGH did not observe any significant
structural issues other than normal wear and tear on a facility that is used only during the
summer months.
4.5. Mechanical
The pool house is a summer use structure and is open to the air without a mechanical
system. The concession room (stand) is an enclosed room with operable windows and
is 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 service. The service
comes in underground and feeds a C/T and meter cabinet in the pool house electrical
room. The feeders enter a trough that feeds a 240V rated 200A fused safety switch with
200A fuses that feeds a 120/208V, 3 phase, 4 wire, 225A Main Lug Only (MLO) panel
that feeds the pool house loads. This service entrance equipment is very rusted and
should be replaced with weather proof equipment. The trough is open exposing the
wires from the C/T to the disconnect which is a very dangerous situation since this is an
unprotected feeder from the utility. This electrical room is full of recreational pool
equipment that is leaning up against the electrical trough and panel. Anyone who
accesses this room to retrieve this pool equipment is in danger of coming in contact with
this live and unprotected feeder. A cover should be put on this trough immediately.
The water heater is a 27KW tank type and is located in a small room in the pool house
by the electrical room and is fed from a 240V, 3 pole, 100A disconnect. The disconnect
is very rusted and should be replaced.
The pool house lighting consists of surface mounted fixtures with 75W incandescent
lamps. There are no fixtures on a night light circuit wired ahead of the switch to provide
egress lighting during normal operation. There are no batty packs light fixtures on the
walls to provide emergency lighting in the event that the power is lost to the building. The
lights in the changing room area are controlled by the same switch as the lights in the
office area. There appear to be no occupancy sensors anywhere in the pool house.

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To comply with the 2009 International Energy Code the lighting should be replaced with
energy efficient fixtures and each room should have occupancy sensor with an override
switch 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 be original
from 1977. There are 2 main toilet/shower rooms. The male
toilet/shower room consists of 2-flush valve type toilets, 2-urinals,
2-shower stalls, (one handicapped accessible), and 3- wall hung
lavatories. The girls toilet room consists of 2-flush valve type
toilets, 2-shower stalls, (one handicapped accessible), and 2-wall
hung lavatories. Although there are handicapped height
accessible toilets installed, the stalls themselves are not ADA
accessible. The material of the fixtures is white, vitreous china.
The condition of the fixtures are poor but in fair working order, with
faucet trims serving each fixture older and in need of replacement
to the latest lower flow models and sensor operated. There is one
mop sink and one exterior drinking fountain serving the building.
Both are in fair to poor condition and original to the building. The entire gallon per minute usage
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 pool building
appears to be in good to fair condition. It is not the original water heater but an upgrade
that was done within the past 5-7 years. An expansion tank was not noted at heater.

4.7.3. Building Storm System:

The existing storm water system on the building is being handled via aluminum gutters
and downspouts. The condition of the gutters and downspouts are in fair condition and
appear to be functioning properly.
4.7.4. Domestic Water Service:
The existing copper water service serving the pool house building is 2.5 and appears to
be 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 current code
requirements and make areas accessible to, functional for, and safe for use
by persons with disabilities. Include additional grab bars, maneuvering space
in front of the sink, door swing, and maintain water temperature of 105
degrees F at hand sinks via mixing valves as required to meet current
standards for plumbing codes and accessibility codes.
4.7.5.2. The following is our recommendation for plumbing fixture replacement to
enhance water consumption in the existing facility:

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4.7.5.2.1. Water closets:
Option 1: Kohler Highcliff K-4368, Floor mount toilet, with
Sloan Model 8111, 1.6 gallon per flush, battery operated flush
valve.
Option 2: American Standard Madera Model 3461.660, 1.6
gallon per flush, ADA accessible, high efficiency, low
consumption model with Sloan Model WES 111-1.6/1.1 dual
flush manual valve.
4.7.5.2.2. Urinals:
Option 1: Replace manual urinal flush valve with a battery
operated 0.5 GPF sensor valve with 0.125 GPF high efficiency
fixture, utilization of this product would require replacement of
entire fixture and flush valve. The benefit to using this product
is in the water conservation.
Sloan Ecos model 8186, battery powered, sensor
activated, 0.13 gpf high efficiency valve.
4.7.5.2.3. Lavatories:
Option 1: Replace standard operating faucets with manual
metered faucets. The advantage to this system is that you can
reduce water consumption.
T&S Brass Model B-0837.
Chicago Model 802-665CP.
Speakman Model 4141-BO.
Option 2: Replace standard faucets with battery sensor
operated faucets with 0.5 GPM for greater water savings than
available 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 fountain, Elkay
Model LK4593, barrier free,
Stone, wall mount fountain with freeze resistant valve
system (LK4593FR)
Option 2: Replace existing with Elkay Model LK4405, ADA
accessible tubular steel, wall mount drinking fountain with
freeze resistant valve system (LK4593FR).
The Swimming pool building did not appear to have a fire alarm system. Since it is a one
story building, this may not be required. If the pool house does not have sprinklers a
monitoring panel is not required. However, if the occupancy of the pool area is over 300

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people such as during a swim meet, a fire alarm system should be considered and may
be required
There is an area in the pool house with an Uninterruptable Power System (UPS), a
computer and a phone. There is a conduit that runs back to the community center
building for the cabling for the phone and data service to the pool house. The service
appears adequate for the current use of the swimming pool building.

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5. Storage Shed Building Condition
5.1. General
The history of this wood framed structure
was not determined by the study team,
however the building is quite old and may
have been a school house or a large out
building of agricultural origin. The building
is a simple gable structure with painted
clapboard siding. The original openings
have been closed with painted plywood.
The building appears to be sitting on a
modern concrete masonry foundation,
indicating it may have been moved to its
current 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 from a wood
burning stove. The building is currently used for bulk storage by the community center.
The building is not currently accessible to the handicapped. A ramped entrance could
be added to make the building accessible.
5.3. Architectural
The building appears to be in very good condition. No rot or deterioration of the wooden
structure or siding is evident. The roof has a generous overhang which protects the
siding from rain damage. On the interior, the building is essentially unfinished and in
adequately good condition.
Lighting is poor. The study team recommends improving the lighting with the addition of
new lighting fixtures.
5.3.1. Automatic Fire Suppression System
Considering the quantity of flammable materials stored in the building and the flammable
nature of the building structure; the County may want to consider adding a fire
suppression system in the building. The code does not mandate this improvement, and
the total value of the building may not warrant the expense. The absence of a fire
suppression system does not pose a life safety issue.

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Appendix A Community Center Appraisal

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Loudoun County, Virginia
www.loudoun.gov
Office of the County Assessor
1 Harrison Street, S.E., 5th Floor, MSC #07, P.O. Box 7000, Leesburg, VA 20177-7000
Telephone (703) 777-0267 Fax (703) 771-5234 e-mail assessor@loudoun.gov

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 Community Center
in the manner in which you requested. The depreciated value of the different components are as
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
MercuryLightsSingle 4 $3,000
PoolHouse&Misc.Improvement $328,350

TotalImprovementsincludesSplit $1,710,900 (Rounded)
Land $222,200
Est.Value3212012 $1,933,100

Page | 47


Appendix B General Site Plan & Community Center Building Plans

Page | 48


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LSY 11034
1/16" =1'-0" SKA 03
MAIN LEVEL FLOOR PLAN 1
0' 16' 8' 16' 32'
TRUE
NORTH
NORTH

Page | 49


Appendix C Meeting Minutes

Page | 50


Loudoun Community Center Renovation - Lovettsville
LSY #11034

Meeting No: 3
Meeting Date: February 21, 2012
Topic: Project Kick-off
Attendees:
Name Organization Telephone Email
Elizabeth Bracey LCC 540.822.5284 Elizabeth.Bracey@loudoun.gov
J an Nelson LC-DPRCS 703.777.0192 jan.nelson@loudoun.gov
Paul Brown LC-DCWM 703.777.0293 paul.brown@loudoun.gov
Sam Odeh LC-DCWM 703.737.8821 Sam.Odeh@loudoun.gov
Alfons Massoud LC-DCWM 571.258.3447 Alfons.massoud@loudoun.gov
Kiran Parikh LC-DCWM 703.737.8022 Kiran.Parikh@loudoun.gov
Mark Hoffman LC-DCWM 703.771.5323 Mark.Hoffman@loudoun.gov
Laurie Sibani L2S 703.380.9900 LSibani@L2S-Eng.com
Bill Stratton LSY 301.588.1500 wstratton@lsyarchitects.com
Roger Watson LSY 301.588.1500 rwatson@lsyarchitects.com
Heather J ohnson LSY 301.588.1500 hjohnson@lsyarchitects.com

Meeting Purpose: To review the scope of work & protocols for Lovettsville Community Center
Renovation.

3.1. Point of Contact for Survey: K. Parikh will be the point of contact for the design team
and interface to the community center staff as well as the Parks and Recreation staff.
3.2. Maintenance Staff: Loudoun County General Services maintains the mechanical
equipment for the facility. The system was recently replaced. K. Parikh will request that
a representative from General Services meet L. Sibanis team on site to discuss the
system.
3.3. Survey Schedule: The design team will start survey on Monday 2-28-12, 9:00 AM.
The design team will spend all day on site and continue the next day if necessary. The
team is accustom to working in occupied buildings and does not require an escort,
unless the facility manager would prefer to provide one. The majority of the survey will
be non-destructive with the exception of the hazardous materials survey.
Loudoun Cty Community Ctr - Lovettsville
Page 2 of 3

3.4. Asbestos: E. Bracey noted that there is a recent survey of hazardous materials that is
submitted to the State for licensure. The staff area, gym floor and the downstairs lobby
have asbestos containing tile. In some areas the tile has been encapsulated. K. Parikh
requested that LSY check the disc of information for the asbestos report. If it is not on
the disc K. Parikh will forward it for reference.
3.5. Code Analysis: LSY will initiate a meeting with the fire marshal, city zoning authority
and permit authority. The current facility has been grandfathered in, therefore if major
modifications are required the land may have to apply for a zoning exception from the
city. The number of parking spaces may be the largest challenge for the site. The
analysis will also address the requirements of state childcare licensure.
3.6. Community Center Program & Events: The community center is used from 7 AM to
9:15 PM Monday thru Friday and various times on Saturday and Sunday. The center is
used for the following:
a. Childcare (ages 3-5 years), year round, 20 children, 7 AM-6PM
b. Pre-school (ages 3-5 years), school year, 80 children, 8:30-11:00 AM, 11:30
AM-2:30 PM
c. Recreation Classes, year round, evening until 9:15 PM
d. Senior Program 2 times a month
e. Special events 25-30 events per year (the kitchen is used heavily for food
preparation)
f. After-school Program, 40 children, 2:30 PM 6:15 PM
g. Pool, seasonal, max capacity of <200 people, Monday through Friday 7 AM -
7:30 PM, Saturday/Sunday 12 PM 6:30 PM
h. Playground approximately 10 years old
i. Ball Field 275 field, not a regulation field but is used heavily for practices
and church leagues
j. Tennis Courts two
k. Outdoor Basketball Court
l. Memorial Garden the garden is dedicated to two former, town board
members who were tragically killed in a car accident. The garden is a
special, reflective space on the site (P. Brown requested that the design team
look for opportunities to enhance the garden.)
m. Rentals high school parties, family reunions
n. Park Access/ Elementary School Connection the center has a strong
relationship with the regional park across the street and the elementary
school
3.7. Parking/ Parking Lot:
a. There are currently 63 spaces on site
b. There are 3 spaces that are reserved for the adjacent homeowner. P. Brown
will verify the legal paperwork and the requirements for the design in regard
to this arrangement.
Page 3 of 3

c. Swim meets are the largest events on site, which can draw approximately
600 people.
d. School buses drop children off after school, 2-3 times per day. Currently the
bus heads towards the back of the lot and then backs up to the front of the
building. This maneuver is challenging.
3.8. Parks & Recreation Design Challenges: The design team should be aware of the
following challenges or issues:
a. J . Nelson stated that the community center is fee orientated and the fee
intake desk is currently on a its own individual level
b. Bus turn around space is not optimal
c. Desirable views are to the south towards the playground and they would be
better appreciated by the seniors group which is currently located on the
opposite side
d. Rental income is important and therefore opportunities to enhance rental
potential is important
e. Access control/security currently all 4 doors are used and security is not
addressed
3.9. Zoning: The zoning is regulated by the city. W. Stratton will contact Keith directly, 540-
822-5788
3.10. Progress Meetings: Progress meetings will be bi-weekly, Tuesdays at 9:00 AM. H.
J ohnson will forward a list of invitees to K. Parikh for review and then send an Outlook
Invite. E. Bracey requested that J eremy Bubnick and Mark Novak be on the invite and
distribution list for the meeting minutes.
These minutes represent my understanding of the items discussed. They will be considered
correct and complete unless notice to the contrary is provided within five days of distribution.

Sincerely,

Heather K. J ohnson, AIA, NCARB, LEED AP

Cc: Mark Novak, LC-DPRCS
J eremy Bubnick, LCPR

LSY #11034

Meeting No: 4
Meeting Date: February 28, 2012
Topic: Zoning Ordinance Issues
Attendees:
Keith Markel Lovettsville 540.822.5788 kmarkel@lovettsville.gov
Kiran Parikh LC-DCWM 703.737.8022 kiran.parikh@loudoun.gov
William Stratton LSY 240.988.6633 wstratton@lsyarchitects.com

Meeting Purpose: To have a preliminary discussion with the City Manager of Lovettsville
concerning the City of Lovettsville Zoning Ordinance.

4.1. General: W. Stratton opened the meeting with a description of the project goals and
objectives. LSY intends to produce a conditions assessment report followed by a
conceptual study that includes three options as follows:
a. a minimum renovation option working within the constraints of the existing
building to correct handicap accessibility issues and any building deficiencies
identified in the conditions assessment report,
b. an option that demolishes the existing building and replaces the structure with
a new building, and
c. an third option that is somewhere between the renovation option and the full
building replacement approach.
4.2. Applicable Zoning Ordinance: K. Markel confirmed the applicable version of the
Zoning Ordinance is identified as having been adopted on September 21, 2006 with
Amendments through December 8, 2011. The Towns Comprehensive Plan was that
version adopted February 24, 2011.
4.3. 50% Rule: The City will use the 50% Rule to determine if the project retains or loses
its grandfathered non-conforming use permission. If the cost of renovation exceeds 50%
of the appraised value of the building(s) being renovated, then the grandfathered non-
conforming use status is lost and the County will be required to seek City approval for
the non-conforming use after renovation. Currently, County records indicate a value of
$1.125 million for all of the improvements on the site. That value includes the value of
Page 2 of 4

pavement, pool, pool house, other accessory structure, and the community center
building.
Action Item: K. Parikh will provide LSY with the value the County would like to ascribe
to the Community Center building when determining the applicability of the 50% Rule
for the project. In the meantime, the maximum value (least conservative) is assumed to
be $1.125.
4.4. Applicable Zoning District: The community center lot is located in the R-1 Residential
District. Currently, the use is a non-conforming use because:
a. The various occupancies and use types (pre-school, child daycare, senior
center, interior recreation, etc.) are not listed in the Permitted Uses list,
b. Most of the various occupancies are not listed in the Conditional Permitted
Uses list and the County has not sought a Conditional Use Permit for those
that are listed.
K. Markel recommends the County request an Amendment to the Zoning Ordinance that
adds Community Center to the list of Conditionally Permitted Uses in the Residential
District R-1 part of the ordinance (paragraph 3-3(c)). He indicated he thinks this will be
the most practical way to recognize the location of the community center while
minimizing the potential impact on future zoning issues.
Upon completion of the design, the County will submit the construction documents to the
City for Zoning approval. An application for a Conditional Use Permit will be evaluated
along with the drawings. No fee will be required. The submittal will be likely be
forwarded to VDOT, the Fire Marshal, City Zoning Administrator, and County Erosion and
Sediment Control reviewers for comment.
4.5. Water Authority Review: The project will also be reviewed by the Lovettsville water
authority to make sure proposed renovation or new construction is served adequately by
the existing water and sewer connections. Currently, the pool is served by a 2 meter,
and the building by a smaller connection.
Action Item: Design team to confirm the size of the existing water service connection to
the building and determine its adequacy for each proposed project option.
4.6. Heath Department Review: The design of the kitchen will require review by the County
Health Department.
4.7. Ball Field: K. Markel believes the ball field is lightly used by the community and does
not represent the highest / best use of the property, given the Countys plan to develop
multiple ball fields in the County Park. He recommended including an analysis of
alternative use or uses in the conceptual study. W. Stratton indicated LSY will keep an
open mind relative to this issue as the study progresses.
4.8. Bus Circulation: Both K. Markel and K. Parikh thought the project should seek to
provide a means for buses to turn around on site without backing up. LSY will include
an analysis of this issue in the report and conceptual designs.
4.9. Required Parking: If the project cost exceeds 50% of the building value, the project will
need to address both quantitative (numbers of spaces) and qualitative (size of spaces &
aisles, landscaping, etc.) aspects of the zoning ordinance. The County will need to
propose a reasonable number of spaces since the zoning ordinance does not specify the
required number of spaces. K. Markel recommended providing a number of spaces that
is consistent with the number provided for other County recreation centers, or as
Page 3 of 4

required by the County Zoning Ordinance if addressed in that ordinance. K. Parikh
directed LSY to communicate with J an Nelson to coordinate this issue.
Action Item: LSY include an analysis of this issue in current study.
4.10. Buffer Requirements: Buffers will not be required since the parcel will remain R-1 and
is surrounded by R-1 lots. Yards, setbacks, open space and other like requirements will
be as dictated by the R-1 district designation.
4.11. Site Vehicular Entrance: K. Markel feels the site would benefit from a second entrance
but recognized the topographic gradient would likely prohibit providing one.
4.12. Sitewalk: Lovettsville is extending the public sidewalk to the southwest corner of the
site in its streetscape project. If possible, it would be good to continue the sidewalk to
the new crosswalk provided in the intersection improvement project. LSY will diagram
the idea for consideration by the County.
4.13. Heart and Soul: K. Markel stressed the community center represents the heart and
soul of the community and is critical to many civic activities. He very strongly urges the
County to be as comprehensive as funding permits to create a vibrant, modern
community center in Lovettsville.

Sincerely,

William C. Stratton, AIA, LEED AP
Principal, Louviere, Stratton & Yokel, LLC

Cc: Participants
Heather J ohnson
Roger Watson
Page 4 of 4

Action Item List

Action
Item No.

Description

Responsible

Due Date
Resolved
Date

Notes
120228.01 50% Rule Property Value:
Loudoun County advise value of
property to use in determining 50%
of property value for Building Code
and Zoning Ordinance
requirements
Kiran Parikh
120228.02 Confirm the size of the existing
water service connection to the
buildings and determine their
adequacy for each proposed
project option
L2S
120228.02 Parking requirements analysis LSY

LSY #11034

Meeting No: 5
Meeting Date: March 6, 2012
Topic: Project Progress
Attendees:
Elizabeth Bracey LCC 540.822.5284 Elizabeth.Bracey@loudoun.gov
J eremy Bubnick PRCS 703.771.5139 J eremy.Bubnick@loudoun.gov
Paul Brown LC-DCWM 703.777.0293 Paul.Brown@Loudoun.gov
Kiran Parikh LC-DCWM 703.737.8022 Kiran.Parikh@loudoun.gov
Bill Stratton LSY 301.588.1500 wstratton@lsyarchitects.com
Roger Watson LSY 301.588.1500 rwatson@lsyarchitects.com
Heather J ohnson LSY 301.588.1500 hjohnson@lsyarchitects.com

Meeting Purpose: To review the design teams progress and address any project issues.

5.1. Schedule: The team finished survey last week and is on schedule to submit the
conditions assessment report on 3-16-12. The hazardous materials surveyor will be on
site Thursday, 3-8-12, 8:00 AM for survey and sample collection.
5.2. Zoning: W. Stratton reviewed the outcome of the zoning meeting (minutes were
distributed 2-29-12 via email).
a. The current zoning is an R-1 district. The community center has been
grandfathered in.
b. The Town will use the 50% Rule to determine if the project retains or loses
its grandfathered non-conforming use permission. If the cost of renovation
exceeds 50% of the appraised value of the building(s) being renovated, then
the grandfathered non-conforming use status is lost and the County will be
required to seek Town approval for the non-conforming use after renovation.
Currently, County records indicate a value of $1.125 million for all of the
improvements on the site. That value includes the value of pavement, pool,
pool house, other accessory structure, and the community center building.
Since the pool and playground will not be part of the renovation, LSY will
need a breakdown of the values to determine the individual value of the
community center building, to compare against the renovation costs to
determine whether it will retain its grandfathered status. P. Brown directed
Page 2 of 4

LSY to assume that the renovation will cost more than 50% of the value and
therefore the community center will need to apply for new zoning status, but
he will provide a new detailed property assessment evaluation for reference
as well.
c. The Town of Lovettsville would prefer that the district remain an R-1 and the
County apply to have the zoning code revised to accept community centers
as an approved exception. P. Brown is hesitant and would like to have the
County zoning administrator review the pros & cons of R-1 vs. Commercial
designation.
d. The Town of Lovettsville is open to the Countys recommendations on parking
requirements. W. Stratton requested information from the county on the
standards used at the recent community center renovation. P. Brown
indicated that the community centers relied on city ordinances in those
instances, but he will do an analysis on the existing vs. new and provide
direction to LSY.
e. P. Brown will also investigate whether or not the neighbors parking spots are
included in the deed.
5.3. Terminology: P. Brown requested that all documentation clearly indicate the
Lovettsville as a town, as it is not a city, and in the Commonwealth of Virginia, the
terms are exclusive.
5.4. VA Daycare Regulations/Age of Occupants: E. Bracey confirmed that the community
center has licensed programs for children >3 years and unlicensed classes for children
<2 years. She further explained that licensing is based on the number of hours per
week that the children are in the Center. Classes are shorter in duration and therefore
they are not considered childcare. W. Stratton indicated that the building code
recognizes classrooms for children >2 years as educational occupancy and <2
years as an institutional occupancy. The latter requires two means of egress from each
classroom. E. Bracey stated that the current licensure is based on what the existing
building could accommodate and that future flexibility in center programming for pre-
schoolers would be appreciated, although infant care is not in future plans. E. Bracey &
J . Bubnick requested LSY to review the code to see if the building could be categorized
as mixed occupancy, with some classrooms classified as institutional land some
educational.
5.5. Draft Conditions Assessment Report:
a. Occupancy numbers - E. Bracey will forward these to W. Stratton for his use
in the report.
b. W. Stratton requested that E. Bracey review the document and provide the
information highlighted in yellow.
5.6. Building Code Official: W. Stratton requested a contact for the building permitting
authority to review the scope of the project and gather any special issues they might
highlight for this project. K. Parikh will forward the contact information to allow W.
Stratton to schedule. W. Stratton will invite K. Parikh & E. Bracey to attend the meeting.
5.7. Fire Marshal: W. Stratton requested a contact for the Fire Marshall to review the
existing building and any concerns they will have with the renovation. E. Bracey stated
that Travis Zudrickson completed the J anuary 2012 inspection and is very familiar with
Page 3 of 4

the building. K. Parikh will forward the contact information to allow W. Stratton to
schedule.
Action
Item No.

Description Responsible Due Date
Resol ved
Date Notes
120306.01 Detailed Property Assessment
Value
P. Brown 3-27-12
120306.02 Zoning R-1 vs. Commercial
Analysis
P. Brown 3-20-12
120306.03 Parking Requirements for this
project
P. Brown 3-20-12
120306.04 Neighbors Parking Spots Deed
Review
P. Brown 3-14-12 3-12-12
120306.05 Building Code Analysis will the
code allow mixed use occupancy?
W. Stratton 3-16-12
120306.06 Occupancy numbers & draft report
review
E. Bracey 3-14-12
120306.07 Building Code & Fire Marshal
contact Info
K. Parikh 3-7-12 3-6-12
120306.08 Schedule meeting with Code
Official and Fire Marshal
W. Stratton 3-9-12 3-9-12


Sincerely,

Heather K. J ohnson, AIA, NCARB, LEED AP BD +C

Att: 120316 Comprehensive Action Item List
120316 Decision Log

Cc: Mark Novak, Mark.Novak@loudoun.gov
Mark Hoffman, Mark.Hoffman@loudoun.gov
Sam Odeh, Sam.Odeh@loudoun.gov
Alfons Massoud, Alfons.massoud@loudoun.gov
Page 4 of 4

J an Nelson, jan.nelson@loudoun.gov
Laurie Sibani, lsibani@l2s-eng.com
Sam Sibani, ssibani@L2S-Eng.com
Gary Strand, grstrand@sgh.com
J im Beck, J im.Beck@atkinsglobal.com

LSY #11034

Action Item List
March 13, 2012
Action
Item No.

Description Responsible Due Date
Resol ved
Date Notes
120228.01 50% Rule Property Value:
Loudoun County advise value of
property to use in determining 50%
of property value for Building Code
and Zoning Ordinance
requirements
Kiran Parikh 3-27-12 P. Brown directed LSY to
assume the renovation
costs would be greater
than 50% of the value.
Detailed assessment will
be provided 3-27-12.
120228.02 Confirm the size of the existing
water service connection to the
buildings and determine their
adequacy for each proposed
project option
L2S 3-16-12
120228.03 Parking requirements analysis LSY 3-16-12 ON HOLD - Waiting for
Countys Requirements
see 120306.03
120306.01 Detailed Property Assessment
Value
P. Brown 3-27-12
120306.02 Zoning R-1 vs. Commercial
Analysis
P. Brown 3-20-12
120306.03 Parking Requirements for this
project
P. Brown 3-20-12
120306.04 Neighbors Parking Spots Deed
Review
P. Brown 3-14-12 3-12-12
120306.05 Building Code Analysis will the
code allow mixed use occupancy?
W. Stratton 3-16-12
120306.06 Occupancy numbers & draft report
review
E. Bracey 3-14-12
120306.07 Building Code & Fire Marshal
contact Info
K. Parikh 3-7-12 3-6-12
120306.08 Schedule meeting with Code
Official and Fire Marshal
W. Stratton 3-9-12 3-9-12

Loudoun CountyCommunityCenter Renovation
Lovettsville CommunityCenter
Decision Log
3/13/2012
Log #
Action
Item #
Origination
Date Discipline Issue - Resolution Status
Date
Due
Date
Closed Originator
Responsible
Person Notes
1 120228.01 2/28/12 All
50% Rule Property Value: Loudoun County advise value of
property to use in determining 50% of property value for Building
Code and Zoning Ordinance requirements. 3-6-12 P. Brown
directed LSY to assume the renovation costs were going to
exceed 50% of the value of the community center building. Closed TBD 3/6/12 W. Stratton K. Parikh
3-12-12 K. Parikh will provide the detailed
assessment for reference 3-27-12.

LSY #11034

Meeting No: 6
Meeting Date: March 13, 2012
Topic: Building Code

Attendees:
Steve McCann LC-B&D 703.771.5754 steve.mccann@loudoun.gov
J eff Sabol LC-B&D 703.777.0189 jeff.sabol@loudoun.gov
Danny Cox LC-B&D 703.771.5052 danny.cox@loudoun.gov
Kiran Parikh LC-DCWM 703.737.8022 kiran.parikh@loudoun.gov
Elizabeth Bracey LC-PRCS 540.822.5284 elizabeth.bracey@loudoun.gov
William Stratton LSY 240.988.6633 wstratton@lsyarchitects.com

Meeting Purpose: To have a preliminary discussion with county design review professionals
concerning the Loudoun County building codes.

6.1. General: W. Stratton and K. Parikh opened the meeting with a description of the project
goals and objectives. LSY intends to produce a conditions assessment report followed
by a conceptual study that includes options as follows:
a. a minimum renovation option working within the constraints of the existing
building to correct handicap accessibility issues and any building deficiencies
identified in the conditions assessment report, and
b. an option that demolishes the existing building and replaces the structure with
a new building
W. Stratton reviewed the existing building plans (attached) to familiarize the participants
with the existing building configuration.
6.2. Applicable Codes: The ICC International Codes with Virginia Uniform Statewide
Building Code (USBC) amendments are applicable to the project. Loudoun County does
not have local amendments. The following codes apply:
2009 ICC International Building Code (IBC)
Page 2 of 3

2009 ICC International Plumbing Code (IPC)
2009 ICC International Mechanical Code (IMC)
2008 ICC International Electrical Code (IEC)
2009 ICC International Fuel Gas Code
2009 ICC International Fire Code (IFC)
Except as referenced from the ICC International Codes (NFPA 70, 13, 72, etc),
compliance with NFPA Codes (NFPA 101, 1, etc.) is not required.
Three alternative approaches to the code are available for this renovation project. They
are:
a. Option 1: Use the 2009 IBC for all renovated elements (without reference to
Chapter 34, and without requirement to bring un-renovated elements up to
current code).
b. Option 2: Use the 2009 IBC Chapter 34 with very limited referral to Chapters
1 through 33.
c. Option 3: Use the 2009 Existing Building Code with reference to code in
existence at the time building was last renovated (without reference to the
2009 IBC).
LSY will use either Option 1 or Option 2 for this project.
6.3. Authority Having Jurisdiction (AHJ): The county Fire Marshal does not have a role in
plans review prior to construction nor inspection during construction of projects in
Loudoun County. The Fire Marshal is charged with enforcement after occupancy. The
county Building and Development Department (B&D) is responsible for plans review,
including all fire code issues. B&D has its own fire inspectors who conduct inspections
during construction. The Loudoun County Building and Development Department is the
AHJ for the project.
6.4. Occupancy Classifications: The community center is a non-separated mixed use
building that, additionally, has more than one occupancy type at different times in the
same rooms. For rooms with multiple occupancy types, all of the requirements for each
individual occupancy type will be met. Generally the building houses:
a. Assembly Group A, A-3, gymnasiums, community halls, dance halls, meeting
rooms, etc.
b. Educational Group E, educational use through the 6
th
grade and day care
ages 2 through 5.
c. Institutional Group I, I-4, day care facilities, non-24 hour, ages less than 2
years (USBC amendment revises the definition of I-4 Occupancy
Classification to be the same as the 2006 IBC).
If the building is provided with an automatic sprinkler system and fire alarm system,
requirements are otherwise identical for Group E and Group I-4 Occupancies.
6.5. Type of Construction Classification: The existing building is Type IIIB, Incombustible
2 hour exterior walls, combustible interior construction.
6.6. Number of Occupants: The number of building occupants for assembly areas of the
building will be determined using a tables and chairs methodology (15 sf per occupant)
Page 3 of 3

and posting the occupancy limit for/in each room. The current posted occupant limit for
the gym is 305 occupants which is consistent with this methodology. LSY will indicate
the number of occupants calculated for each room on the construction documents.
6.7. Automatic Sprinklers / Fire Alarm System: The building already has a fire alarm
system. Addition of an automatic sprinkler system in all areas of the building is
anticipated to be a part of the recommended renovation strategy for the building.
6.8. Remoteness: The exit remoteness test was used as an example of one item the USBC
amends back to the 2006 IBC requirement. The 2009 IBC changed the test to be 1/3
the diagonal dimension of the room. The USBC amended that back to be 1/4 the
diagonal dimension (as it was in the 2006 code). LSY will carefully review all of the
USBC amendments as it completes the design for the project.
6.9. Toilet Count: LSY will do a careful analysis of the number of toilets currently provided
versus those required by current code. Among requiring more toilet fixtures generally
than in the 1970s when the building was last permitted, the current code incorporates
gender parity requirements that increases the number of womens toilets more than the
number of mens.
6.10. Dual Lobbies: The existing building has two independent, non-connected lobbies. The
current code would require one of the two to be provided with fire separation. LSYs
likely recommendation to provide a connecting Lobby at the front of the building will be
considered a positive improvement from a building code standpoint.

Sincerely,

William C. Stratton, AIA, LEED AP
Principal, Louviere, Stratton & Yokel, LLC

Cc: Participants
Heather J ohnson
Roger Watson

Page | 51


Appendix D Hazardous Materials Survey Report

Page | 52


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