PREFERRED DEVELOPMENT OPTION
DESIGN SUMMARY
The design objectives outlined in the previous section served as the guiding
parameters upon which the Preferred Development Option was based. This part of
the report describes the Master Plan that will, at its completion, meet the design
objectives of the Church.
Site
In order to accommodate the anticipated growth of the congregation, the Church will
need to further utilize areas of the site that remain undeveloped. Currently, a large
portion of the site to the northeast is relatively uncultivated. This area will need to be
taken over, underbrush cleared and some of the trees tended to become the new
‘Grove’ and outdoor space for the congregation. The current location of the
playground will need to be moved or reduced in size in order to allow for the main
building to be expanded. The relocation of the playground will allow the head of the
spring, which is currently hidden behind the fencing, to become a landscape feature
visible from the parking lot and from the new entrance to the building. The walkway
along the south side of the Church with beautiful views of the stream and its
surrounding woods will remain.
The Preferred Development Option acknowledges the current vehicle approach to
the Church’s site. Since arrival at Church is usually by car, the proposed building
plan recognizes the importance of the primary entrance to the building at the
southeast end of the building, facing the parking lot. A new building entrance
addition will provide a more formal and attractive arrival point, allowing visitors a
clear indicator of where to enter as well as bring the building ‘closer’ to the parking
lot, decreasing the distance from the lot to the building. There will still be some
visitors who arrive at the
site via Lincoln Drive
either on foot or by
parking their car along
Lincoln Drive. These
visitors will still be able
to use the existing
Narthex as the entrance
to the Sanctuary. It was
noted that a system of
signage needs to be
implemented along
Lincoln Drive indicating
to those who pass by
that USG is a vibrant
congregation,
announcing upcoming
Existing Signage along Lincoln Drive
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events as well as directing visitors to the parking lot entrance off of Johnson Street.
Per the Landscape Improvements Plan dated May 2000 completed by Lager-Raabe
Landscape Architects, Inc. a new parking area for approximately 30 cars is
anticipated to the northeast of the site. The current and expanded parking lots have
three possible ways to correct the current entering and exiting situation:
1.
Widen the exiting entrance drive to better accommodate two-way
traffic. This would require easements from the neighboring
residential properties, as it is unlikely that the railroad would
allow an easement.
2.
Investigate utilizing access to a public alley to the north of the
site which exits onto Upsal Street. This alley has several
residential garages from adjacent properties directly attached,
and use of the alley may require permission from these property
owners for use. Disadvantages to this option are that more
properties adjoin this alley than the existing entrance drive
(therefore more ‘permissions’ would be needed), and that there
are limited exiting possibilities once off of USG property; Upsal
Street is a one way street that only allows northbound turns onto
Lincoln Drive.
3.
Investigate whether neighbor directly to the south (which was the
original house connected with the Austin Youth Lodge) would
allow an easement through their front yard for a new driveway
from Lincoln Drive into the parking lot. This option may alleviate
the concern that people driving on Lincoln Drive would have a
direct visual connection between the formal front of the building
and access to the parking lot.
At this time, it is not clear which option should be further explored, as a zoning
attorney and civil engineer will need to be involved to fully understand the pros and
cons of each option.
When the parking lot expansion is undertaken, new onsite storm water management
will be required either beneath the lot or at some other location on site. “Pervious”
pavement, pavement which allows water to drain through it and therefore better
percolate into the soil, may be a viable option on the site, and could decrease
parking lot run off from entering the stream at the lowermost end. Percolation tests
will need to be completed in order to understand how the existing soils can or cannot
be used in controlling storm water run-off, and a civil engineer will need to design
the full site plan.
Along with pervious pavement, two other ‘green’ aspects of site and building design
which should be investigated is the use of a ‘green’ or vegetative roof on any of the
new additions and a ‘geo-thermal’ heating and cooling system. The ‘green’ roof
system can alleviate the need to manage any rainwater that collects on the new
roofs, and will have an effect in calculating the on site Storm Water Management.
The parking lot is a prime location for a ‘geo-thermal’ system which could supply
heating and cooling to the new additions. A well field could be drilled under the lot
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and piping returned to the building. Further description of this is included under
“Proposed Building Systems Descriptions” at the end of this section.
Current Site Run-off collects at existing stream swale and runs under Lincoln Drive
Zoning and Land Use
In accordance with the Philadelphia Zoning Code, the Church is in an R-2
Residential District. It is a permitted “Residential Related Use”, but as such, any
additions to the building will require a variance (interior renovations will not) and
neighbors will be notified during the review process.
A Zoning Analysis addressing specific requirements of the code follows. It should
be noted that the existing and proposed site conditions are within the allowable
maximum impervious coverages. Storm water management is one of several
specific issues that will need to be negotiated with the City during the Land
Development and approval process (see commentary above).
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Parking
Parking requirements for the site are based on the number of seating spaces
within the building. The existing parking lot has more spaces than are required.
Based on actual use, parking will need to be increased to meet the future needs
of the Church. There may be a waiver required in the Land Development
process to allow more parking than what is required, and the City should be
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open to discussing the concept that the Church has many overlapping program
meeting times and therefore is in need of additional spaces.
Classification of Bldg.
Requirement
Proposed #
Spaces req’d
Church, public auditorium
1 per 10 seats
450 seats
45
Parking Shown in Preferred Development Plan
110
(approx. 80 on existing lot, and 30 in proposed lot)
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Preferred Development Option Site Tabulations (see graphic on next page)
Entire Site:
5.59 acres
243,785 square feet
Proposed Impervious Coverage:
Paving:
Gravel:
Sidewalks:
Total:
60,724
2,596
9,061
72,381
sf
sf
sf
sf or 29.69%
Buildings Footprints: (allowable max. 30%)
Main Building:
11,930 sf
Proposed Additions:
9,425 sf
Austin Youth Lodge:
1,950 sf
Total:
23,305 sf or 9.56%
Impervious Coverage Totals: (allowable max. 100%)
Preferred Development Scheme
95,686 sf or 39.25%
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Zoning District R-2:
Min. Lot Width
Required
Existing
50 feet
Varies, > 50 feet
2
Proposed
2
No Change
Min. Lot Area
5,000 ft
243,785 ft
No Change
Min. Open Area
70%
94.3%
90.44%
Min. Front Yard
25 feet
20 feet
No Change
Min. Side Yard
2 at 15 feet
Non Conforming
No Change
Min. Rear Yard
25 feet
Varies, >25 feet
Varies, >25 feet
Max. Height
*
35 feet
35 feet max.
Max. Stories
3
3
No Change
*14-231 (2) Ornamental towers not for human occupancy shall not be a part of
the ‘height of the building’ or ‘gross floor area’.
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Environmental Issues
The location of USG’s site is within the “Wissahickon Watershed” which is an
overlay to the Zoning Code and has specific requirements for earth moving
activities and storm water management. In January, Brawer & Hauptman met
with Mr. Bill Ericson of the Philadelphia Planning Commission to better
understand some of these requirements. From this informal meeting, several
items were clarified.
14-1603.2.(4)(a) “There shall be no new impervious ground cover constructed
or erected within 200 feet of the bank of a surface water body or within 50 feet of
the center line of a swale within the watershed.”
1. The stream or creek on site is not denoted on the maps used to define
swales or water bodies within the Watershed, therefore the stringent
building setbacks from the banks of streams or swales are not required.
The Commission would hope that future construction would be sympathetic
to the location of the spring/stream as much as possible.
14-1603.2.(4)(b) “Where the natural slope of the land is 25% or greater, no site
clearing or earth moving activity shall be permitted. Where the slope is between
15 and 25%, site clearing or earth moving activities shall be permitted only in
conformance with plans approved by the Commission.”
2. Several areas of the site fit within the over 25% sloped definition, around the
stream and in the upper most northeast corner of the site. The Preferred
Development option does not show these areas to be developed, although
one or more options for addressing a second exit from the parking lot may
be effected by this requirement. A civil engineer will need to calculate the
site slopes and weigh in on these options.
14-1603.2.(4)(c) “Impervious Coverages within the Watershed”
3. USG’s site is located in a “Category 5” area where there is no limitation on
the percentage of ground coverage provided the following is met:
a. Increased water run-off shall not affect adjacent properties
b. Method of handling run-off shall be in accord with sound
engineering practices and shall not accelerate on site erosion
c. Additional coverage shall not diminish the infiltration capacity of the
site.
As part of the Land Development approval process, the City will require the
submission of Zoning and Land Development plans to the Zoning Board, the
Planning Commission and possibly the Water Department. These submissions
always involve public hearings as well.
Obtaining all required approvals and variances can take as long as a year.
We strongly advise that when the Church decides to move forward with
substantial parking upgrades or with Phases Two and Three of this Master
Plan, the Church engage an attorney and a civil engineer who specialize in
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zoning and land development in the City of Philadelphia to begin the
submission process.
During the Land Development approvals process an NPDES** permit, which
relates to storm water management and BMP (Best Management Practices) for
earth moving activities, will be required. Part of this permit will call for a
‘wetlands delineation report’ outlining any areas of wetlands that occur on site.
In anticipation of this and due to the stream which flows year-round on site,
USG contracted with McCrea Research Inc., an Environmental Firm, to provide
an informal report to understand if there were any areas of wetlands on site.
This report is included in the appendix of the Master Plan. A small area of
wetlands was discovered towards the lowest portion of the stream just before it
heads under Lincoln Drive. Due to the location and size of the wetlands, the
Environmental team did not feel this area would impact the placement of the
proposed additions to the building.
The stream swale from Lincoln Drive Sidewalk. Area of wetlands to lower right corner of picture
** As authorized by the Clean Water Act, the National Pollutant Discharge Elimination System
(NPDES) permit program controls water pollution by regulating point sources that discharge
pollutants into waters of the United States. Point sources are discrete conveyances such as pipes or
man-made ditches. Individual homes that are connected to a municipal system, use a septic system,
or do not have a surface discharge do not need an NPDES permit; however, industrial, municipal,
and other facilities must obtain permits if their discharges go directly to surface waters. In most
cases, the NPDES permit program is administered by the State. Since its introduction in 1972, the
NPDES permit program is responsible for significant improvements to our Nation's water quality.
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Building Code
Because of the schematic nature of the proposed design shown in the Preferred
Development Option, a detailed building code analysis cannot be undertaken and is
not considered to be within the scope of this report. There are, however, specific
building code issues that led to design decisions regarding maximum areas,
adjacencies and automatic fire suppression systems. These issues are discussed
previously in the report under “Code Analysis”.
Proposed Building Description
Because the overall costs for implementing a full Master Plan are not typically
feasible for any Church, this Master Plan suggests a series of phased construction
that meet with the Strategic Plan 5-, 10- and 20-year goals. An important
consideration to the phases was that nothing would have to be “undone” as the work
progressed. The Phase One improvements outlined below include a ‘shopping list’
of renovations within the existing buildings that will help to address flexibility,
meeting space and handicapped accessibility. The order of the Phase One work
has not been finalized – all are independent of each other and can be done at any
time.
Phase 1A: Renovations to the Sanctuary
Phase 1 begins with renovations to
the Sanctuary in order to provide
more flexible use of the space for
services, large gatherings and even
possibly as a rental venue, though
this will need to be investigated. With
the removal of the pews, seating
arrangements can vary widely, from
‘seating in the round’ or a more
Quaker style meeting (where all
congregants can see each other) to
the present more formal configuration
of facing the chancel with two side
aisles and one central aisle. There is
flexibility to allow the entire room to
be turned around on special
occasions to face the organ and choir
loft when the organ is to be featured
in a service. The room can even be
set up as tables and chairs for
conference style meetings or
banquets.
Example of Sanctuary with pews removed Trinity Center, Philadelphia
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In order to relieve some of the congestion that happens at the one interior access to
the sanctuary, the area of the sound equipment storage and name-tag board will
need to be reconfigured and opened up. Storage in the rear of the chancel as well
as other areas at the rear of the Sanctuary (Bristol Room, and at the rear stairways)
will need to be redistributed to allow for priority storage of sound and music
equipment. The single door into the space will be widened to allow two or three
doors access to the space.
While renovations are on going in the Sanctuary, both the sound and the lighting will
need to be addressed. With the removal of the pews, lighting and sound will need to
become flexible in order to accommodate new arrangements of the services (i.e. the
choir may not be located at the front of the space or at the rear balcony of the space.
The minister may not be speaking from the old chancel, etc.). Sound wiring and
speaker locations will also need to be re-assessed.
General upgrades to the Wiggle Room and the Bristol Room should be addressed at
this time as well, as both areas have water damage issues. Breakdown costs for all
items are outlined in the Cost Estimate portion of the report.
Phase 1B: Renovations to Sullivan Chapel
Sullivan Chapel would be even more widely
used if the problems of sound and circulation
are corrected. In order to accomplish this,
the Religious Education Office will need to
be moved from this location. This move
would be advantageous for the RE office as
the current location is fairly removed from
the other administration offices of the
Church. As noted in the existing conditions
report, the stage is a fairly underused space
within the Church. This area could easily be
renovated into a fourth administrative office
and is close to both the Minister’s and
Administrator’s office. At this time, it will be
renovated into one office, but if future needs
require it, this area could accommodate two
smaller offices (see plan following).
Once the corridor outside Sullivan Chapel is
opened up, the original three openings into
the space can be restored. The corridor is
wide enough to accommodate some seating for use as a lounge space or library.
The doorway leading to the Chapel at the end of the library will require the existing
stair vestibule to be reconfigured, as these stairs will still be required for emergency
egress. These hallway and stair changes would allow the Chapel to be divided into
3 separate classrooms with access all through the hallway, not through adjoining
rooms as it happens currently. It is anticipated that two high-quality moveable
partitions with adequate sound ratings be installed to replace the current one.
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Phase 1C: Austin Youth Lodge Renovations
There were several decisions made during the Design Charrette regarding the use
of the Lodge. Ultimately, the Church would want to have the children in the same
building as the worship services, therefore having the preschool and classrooms in
this location was not part of the overall goal of the Mater Plan. Having the Youth
Lodge as part of the Church’s resources was important though, especially in
providing the flexibility for meeting spaces while the Master Plan is implemented, or
for planning for a future space for the young adults’ programs (high school). Costs
for renovating the upper floor for meeting space were expensive since a second stair
tower would need to be built. It was decided to leave the upper floor as an
apartment, upgrade the finishes and systems and rent it for income. The lower level
at this time would remain as space for the Preschool Co-op, though the renewal of
this lease will need to be negotiated once the current term is completed.
Phase 1D: Electrical Service Upgrade and Air Conditioning
<Refer to the Proposed Building Systems Descriptions of the Report for more
detailed descriptions of this work>
The current electrical service to the building is via a two-phase service and a
separate single-phase service. PECO, the electrical utility for this area, is currently
eliminating all two-phase services and changing over to three-phase. Until this
change happens, it is not recommended to add any loads to this service. The
single-phase service is not being used at full capacity and at this time has
approximately 100 amps of power still available for use. Based on conversations
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with the Mechanical Engineer and
the Church’s electrician, this
remaining power could be used to
air-condition smaller portions of the
building such as the Assembly
Room (1170 sf) and Sullivan Chapel
(1400 sf). Air-conditioning of more
than this square footage will require
a new three-phase service to the
building.
It was decided at the Design
Charrette that the original ventilation
system in the Sanctuary be restored
to working condition before the
Church would consider adding AC to
this space.
Also in consideration for the
remaining 100 amps left on the
single-phase service is a future
elevator, further outlined in Phase
1E below.
Phase 1E: Elevator
As noted in the Existing Conditions sections, handicapped accessibility through-out
the building is problematic. The Preferred Development Option plans for a
commercial elevator and the Church asked if there was a way to install the elevator
sooner than the 20 year master plan full build-out. See the plan following for the
proposed location of the elevator. When completed, this small phase of work will
provide a small vestibule for those arriving at the building from the parking lot, an
open reception area (thereby freeing up office space outside the current
administrator’s office) and table/chair storage outside the kitchen and dining room on
the lower level. It should be noted that this phase does not correct the circulation
problems within the existing building, as the Assembly room and Dining Room are
still used as access to the elevator. It does serve to afford those people who require
the elevator’s use the ability to move throughout the building on their own. A
commercial elevator is recommended, as the need to move table, chairs and food to
the different levels should be anticipated.
Power for commercial elevators usually run off of a 3 phase electrical service. Since
that is not currently available, a ‘phase changer’ will need to be installed to run
power from the existing single phase service. The power left in the existing single
phase service cannot power both the air-conditioning needs outlined above AND the
elevator needs, therefore these items will need to be prioritized.
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Phase 2: New North Classroom Wing, 10 Year Plan
During the Design Charrette, it was determined that the need for dedicated
classrooms may outweigh the need for better circulation throughout the building.
Due to this, the classroom wing is proposed as the second phase of the Preferred
Development Option.
The Classroom wing is proposed to attach to the north east corner of the existing
building at the current location of the Daskam Room on the upper level and Small
Meeting Room on the lower level and then continues out into the area of the current
Grove. These existing rooms will need to be reconfigured to allow use as small
meeting rooms, and in the case of the Daskam Room, will provide access to the
stairs connecting to Sullivan Chapel. Some trees will need to be removed and
replaced, and as discussed earlier, new areas of undeveloped site will need to be
cultivated to replace the current Grove. The new wing is primarily a single story
addition, which allows the classrooms and proposed offices all to have windows
looking out onto the surrounding property. Spaces created on the lower level are
primarily for circulation, storage, mechanical space and providing some natural light
to the existing lower level Dining Room.
The vestibule created in Phase 1E with the elevator is expanded and continues
along the back of the current building and Assembly Room to provide access from
the south end of the building to the new north end. Light wells in this area will serve
to bring in some natural light to the lower level Dining Room. At the end of this large
vestibule, a generous stairway provides access to the lower level as well as serve as
an emergency exit for this level. Following the property line to the northeast, the
vestibule turns into the main corridor for the wing, which will have classrooms,
offices and restrooms to each side.
In order to meet the 10 year growth plan, 3 offices and 4 classrooms are proposed.
The classrooms can have moveable partitions to allow flexibility, and can also have
single bathrooms adjacent so that these rooms could be used for smaller children.
Placement of the main bathrooms is central to serving the entire level, as the
existing upper level does not have any at this time. Bathroom plans show a shower
stall in each bathroom if it is desired for programs served by the Church.
Much needed table and chair storage is centrally shown to serve the main assembly
room, which does not currently have any space dedicated to this need. A large airlock vestibule facing the parking lot is shown, as this may be a prime waiting area for
children waiting to be picked up after certain programs. Having a separate entrance
to this wing may be helpful as the wing could be closed off from the rest of the
building for ‘after hours’ uses.
As mentioned before, the lower level of Phase 2 serves primarily as circulation to
other areas of the building, access to the elevator, table and chair storage and
mechanical space. It also provides some natural light to the dining room from the
light wells above. It should be noted that the present circulation issues of the existing
building (using the Dining and Assembly Rooms as circulation, as well as narrow
corridors) remain unchanged.
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Phase 3: New South Entrance Wing – 20 year plan
At the time this final phase of the Master Plan is implemented, the Church
anticipates having 700 adult members which will be supported by 14 to 15
classrooms and 8 to 9 administration positions. During this phase, the circulation
issues within the existing building are rectified, and the Church will have a clear and
concise point of entry facing the rear of the site. New fully accessible bathrooms
with quantity of fixtures to meet the large number of people in the facility at one time
will be easily located on both levels. The addition was purposefully decreased in
size through the design process and situated to provide distance from the spring
head.
The proposed South wing will attach to the south east corner of the existing building
at the location of the Minister’s office on the upper level and at the kitchen on the
lower level. At the upper level, a new entrance vestibule easily discernable from the
parking lot was added decreasing the distance from the parking lot to the building by
approximately 60 feet. This entrance will serve as the daily entrance to the building
during the work week, as well as the main entrance from the parking lot on Sundays.
Three administration offices flank the entry vestibule to provide visual security to the
entrance. The entry vestibule opens up into a 15 foot wide main corridor that is
being called the Upper Narthex. Bathrooms are located to each side of this space.
This Upper Narthex provides access to the wide corridor that heads north past the
Assembly Room and has a ‘grand stair’ at the south end of this junction that provides
access to the lower level and to the Sanctuary. The Upper Narthex also provides
‘break-out’ space for the expanded Assembly Room. The old stage at the south end
of the Assembly Room becomes room that can be used for small meetings or
opened up to expand the Assembly space.
At the west end of the Upper Narthex, the old administration offices are to be
renovated into a nursery for the smallest children. It was found while reviewing the
original drawings that this area was originally intended for organ pipes and therefore
had two large openings that were to face the upper level of the Sanctuary. These
openings can be re-opened and one way glass installed so that any parents with
small children can attend their children and still see the services in the Sanctuary.
A large patio is created off of the upper narthex that faces the stream and woods on
the south side of the building. This would create a second area for congregants to
spill of out of the building and enjoy the surrounding wooded site.
At the lower level, the south wing addition further corrects the circulation flow
through the building. In order to do this, the Kitchen is relocated and expanded to be
able to service the three large venues of the Church (the Sanctuary, the Dining
Room, and the Assembly Room). Elevator access is convenient to the kitchen.
Table and chair storage for the Sanctuary and enlarged restrooms to service the
entire lower level are also provided. The ‘grand stair’ from the upper level acts as a
connection point for the wide hallway that runs past the Dining Room and the wide
“Lower Narthex” that provides access to the Sanctuary. It should be noted that the
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proposed additions to the lower level are fully below grade and therefore do not have
any windows. There is the possibility adding natural light by opening up existing
window wells that were once in the old kitchen, or by providing a light monitor for the
kitchen which may be incorporated into the patio design that happens above the
space.
In order to meet the classroom and administrative needs of this phase, two
classrooms and two offices are to be added onto the north Classroom wing.
Environmental Remediation
The Church will need to solicit proposals for environmental assessment of the entire
building and the Austin Youth Lodge prior to commencement of further design work.
Items that should be investigated included asbestos, lead-based paint, PCB and
mercury containing light fixtures and electrical equipment, and mold contamination.
Costs associated with the removal and disposal of these items should also be
included in the report. The actual remediation work is usually contracted directly
with the Church and any hazardous materials abated prior to any work done as part
of this Master Plan.
Proposed Building Systems Descriptions
Power
Addition of an elevator or substantial HVAC equipment to the existing single-phase
service is possible without upgrading to a new electrical service, but is not
recommended. Any sizable motor load will require the purchase and installation of
phase conversion equipment – which will become redundant and unnecessary in a
few years, at the time of the inevitable service upgrade. The existing single phase,
200 ampere, 120/240 volt service, and two phase, 100 ampere, 120/240 volt service
should be replaced with a new 400 ampere, three-phase, 120/208 volt service, at
such time as an elevator, or any other large mechanical loads are added.
The existing, dual service main distribution system shall be simplified, and replaced
by a single, three-phase distribution layout. The existing wireways, outmoded
disconnect switches and fused switch panels enclose very old conductors, whose
insulation is failing and becoming a safety concern. New utility secondary feeds
would terminate in an appropriately-sized main distribution circuit breaker panel of
modern design, containing a service entrance rated main breaker.
A new main distribution panel will be provided in the basement to distribute power to
new distribution panels on each floor. The new panel will incorporate provisions for
future feeds to the proposed additions. The locations of the floor distribution panels
shall be coordinated with necessary demolition and installation mechanical and
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piping systems, to minimize work and expense. All existing distribution panels and
devices, and wiring shall be removed as part of the renovations.
New branch circuit wiring will be provided throughout the building. New wiring will be
concealed above the ceiling or recessed in walls, wherever possible. Exposed or
surface raceway will be considered an alternative in unfinished spaces, or at the
discretion of the Architect and Engineer. New receptacles, spaced 12 feet on center,
will also be provided throughout the building, where not already in place. Existing
wiring devices shall be replaced with new in existing locations to remain. GFI
receptacles will be located in toilet rooms and other wet areas as required by code.
Lighting
New lighting fixtures will be provided in selected areas throughout the building.
Locations and new fixture selection shall be coordinated with Architect and Engineer,
on an area-specific basis. In the interest of budget, a percentage of the compact
fluorescent re-lamped existing fixtures may remain in place - where their presence
won’t detract from, or impair the installation of, updated finishes. All new construction
shall utilize current, energy-efficient fixtures and controls.
Emergency egress lighting and exit signs will be provided throughout the building as
required by code. All emergency egress lighting and exit signs will be battery
powered. An emergency generator is not anticipated nor required. A future elevator
will have its own internal battery backup power.
HVAC
The existing steam heating system does not heat the building evenly and is beyond
normal life expectancy. The boiler and boiler feed unit are only 10 years old, but the
distribution system (normal service life is 50 years) is original to the building. The
piping system leaks will steadily increase. Steam systems are difficult to control.
Replacing the steam system with a hot water system will provide more efficient heat
and better controlled heat. This will mean providing all new distribution piping,
pumps, and terminal heating equipment.
A new heating system is the perfect time to air condition certain areas of the building
or the entire building. There are four types of air conditioning systems that could be
installed in the Church.
1.
2.
3.
Four pipe fan coil system with hot water heating and chilled water
cooling.
Fan coil system with hot water heating and individual unit DX
(refrigerant) cooling for each unit.
Variable Refrigerant Floor Zoning (VRFZ) system with perimeter hot
water radiation. This system is basically an expanded version of the
ductless split-system (unit in Pastor’s office) initially developed by
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4.
Mitsubishi as “Citi-Multi Technology.” This same type of system is
now also manufactured by Sanyo and Daikin.
A ground source closed loop heat pump system.
All four systems can be expanded to serve the future additions, some easier than
others. The future additions are 10 and 20 years out. The systems should each be
expandable but not sized for the future additions. Oversizing equipment for
additions that may happen after the equipment life expectancy is not cost effective or
efficient.
The four pipe fan coil system with chilled water and hot water has significant
maintenance and the inconsistent building occupancy will utilize the equipment
inefficiently. The fan coil system with individual unit DX cooling has easier
maintenance and more efficiently addresses the inconsistent building occupancy.
The drawback to this system is numerous condensing units spread around the
building.
The ground source heat pump system is the most energy efficient system but also
the highest installed cost system. The high cost is mainly in drilling of the wells. A
total land area of 12,000 square feet is needed for the wells, this includes the future
additions. The wells can be in the grass area or under the parking lot since they are
not visible. The future additions are not to be constructed for many years and would
not make sense to spend money now for drilling extra wells for additions that may
never happen. The well field for just the existing Church will require approximately
6500 square feet.
The VRFZ system provides both heating and cooling but does not have sufficient
heat to offset heat gain and heat loss through the old envelope of the building. The
perimeter hot water radiation would provide the difference. This system will only
have one outdoor condenser for the whole building and is low maintenance.
The recommended system is the VRFZ system with perimeter hot water radiation. A
new boiler, distribution pumps, distribution piping, and fin tube radiation would be
provided. An alternative could also be to maintain the existing steam boiler and add
a steam to water heat exchanger to provide hot water, this will contain steam piping
to the boiler room only. An outdoor condensing unit would serve room cooling and
heating units. These units can be exposed wall or ceiling units, recessed ceiling
units, or concealed fan coil units. The concealed fan coil units may be able to be
installed where the steam radiators were removed. The future additions (with a
more efficient envelope) would not require the perimeter radiation, only another
VRFZ system. A separate VRFZ system could be installed in the youth lodge.
The alternate recommended system would be a ground source heat pump system.
The system would cover all heating and cooling for the building. The system can be
expanded in the future by adding more wells and system equipment. If this system
is pursued, care will have to be taken to locate all underground wells and piping
outside the location of the future additions. The ground source heat pump system
could also be expanded to include the youth lodge. A geological survey must be
performed to determine how suitable the ground is for ground source wells and how
efficient the system will be.
The Unitarian Society of Germantown
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The Sanctuary can be air conditioned (under either system) by replacing the crawl
space fan coils with new units and reusing the existing floor and window grilles to
distribute air into the space. An additional unit can be located in the boiler room to
serve the alter area.
The toilet rooms currently have no exhaust systems, which are required by code.
New toilet exhaust systems should be installed with the new building heating and
cooling systems.
The existing oil tank appears to be in good condition. The tank has containment in
case of a leak, but does not appear to have a leak alarm. Also, there is no spill
prevention at the fill inlet. Entech recommends leak alarm and fill overflow spill
prevention be provided.
Plumbing
The toilet fixtures should be upgraded as each space is renovated. Any remaining
steel domestic water pipes should be replaced with new copper piping. There
should be a domestic hot water recirculation pump added for more efficient hot water
usage. This way someone does not have to run the water for an extended period
waiting for hot water.
Fire Protection
It is assumed that the existing building will remain non-sprinklered. Building code will
require the future additions be sprinklered. When the additions are built a new 4” fire
service will have to be provided to service the sprinklers. Code also requires a
separate water service fire protection. The new fire water service will probably
require a meter pit.
Fire Alarm
Most of the existing manual fire alarm system pull stations and alarm devices are
aging, and their placement may not meet current codes. A new, multi-zone,
expandable manual fire alarm system will be provided throughout the building as
required by code. The new system will include all new devices, and concealed
wiring throughout. The annunciator panel will be located near the main entrance, and
the main fire panel will be located in the basement.
New manual pull stations will be provided at each building exit on each floor. New
horn/strobes will be provided within 15 feet from the end of each corridor, in
restrooms, and elsewhere as required by code. Each room up to 900 square feet in
area is required to have a smoke detector. Larger areas will require multiple units.
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Smoke detection will also be required in the corridors, main stairs, and other spaces
as required by local codes and ordinances.
Communication
New telephone and data cabling and devices will be provided throughout the building
as required. Each office space will be provided with at least one communication
outlet which will include two data jacks and one telephone jack. Lecture areas and
meeting rooms, shall have multiple communication outlets as required, and coax
cable jacks for television connection. Data and communications wiring shall be
routed to a central location, to be chosen during the design phase of the Project.
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