The following is the report done by Eggemeyer and Associates of Carbondale, Illinois. The firm was commissioned by the Goal One Committee a subcommittee of the Five Year Planning Committee, and authorized by the Board of Church Properties.

The purpose of the report was to determine the viability of the option of remodeling the present facility to the extent that it would meet all the requirements of the current Life and Safety Codes of the State of Illinois.

Contents: (select one of the following)

Description of Existing Conditions

General
Construction Details
Egress Facilities
Special Occupancies
Utilities
Fire Protection

Recommendations

Site
Exterior
Interior Spaces
Stairs/Egress
Ventilation
Water Heaters
Electrical
Plumbing
Proposed Addition

Cost Summary

DESCRIPTION OF EXISTING CONDITIONS

I. GENERAL

ADDRESS:

Corner of High St. and West Holmes St., Chester, IL. 62233 (mailing address is: 244 W. Holmes

St., Chester, IL. 62233)

ENROLLMENT:

shown any signs of change during the last 10 years and is not expected to change in the near

future.

CONSTRUCTION:

The facility consist of an original 1913 structure and a 1940's addition. The structures of both,

the original and the addition, are constructed of wood and masonry. Both structures have two

levels above grade and one partial sub-grade level. There is also a portion of the 1940's addition

which has a fourth level for storage. The approximate height of both structures is 41'–9" above

grade. The two structures have a ground floor area covering approximately 8,445 square feet.

APPEARANCE:

Exterior facades are primarily brick. At the original building a stone base occurs. Brick mortar

is old and deteriorating. Wires and conduit cover the facade of the facility. PVC pipes serve as

downspouts.

MEANS OF EGRESS:

Three stairwells serve the 3 levels, an exit from a corridor on the lower level and a direct exit

from the kindergarten room serves as egress.

SITE:

There is a small lawn at the front entrance with a lighted school sign and a flag pole. Three large

trees are located on the site. Chain link fencing surrounds most of the site to enclose the

playground areas, the fence appearance is showing its age. Playgrounds consist of asphalt and

wood mulch. Concrete walks and steps occur throughout, sections are deteriorating the site. Part

of the site has a retaining wall, the wall along High St. is leaning and starting to deteriorate.

UTILITIES:

The facility is served with gas and electricity by Ameren CIPS. The electric service had been

updated approximately 10 years ago to a 600 amp main and appears to be adequate for the

facility. The facility is served with water and sewer by the City of Chester. No problems were

reported with the water or sewer service to the facility.

FIRE PROTECTION:

There is no fire sprinkler protection system for the facility. There is a fire alarm/detection system

that serves a portion of the facilities.                                                      (return to top)

II. CONSTRUCTION DETAILS

EXTERIOR WALL CONSTRUCTION:

Without cutting into the existing wall we are unable to provide an exact wall construction.

However, based on similar structures constructed during the same period, it is our opinion that

the majority of the exterior walls above grade are 3 or 4 wythe of 4" face brick covered with

plaster on the interior. Below grade walls appear to be stone and brick in the original structure,

and CMU in the addition. Plaster finish has been repaired at varies times due to moisture

infiltration through exterior walls.

FLOOR CONSTRUCTION:

The lower level floor is concrete slab on grade. First and second floors are 2x wood joist with

wood decking and tongue and groove hardwood flooring. Finish floor materials include tile,

carpeting, hardwood and concrete.

ROOF CONSTRUCTION:

The roof construction at the original structure is wood rafters with wood plank decking covered

with metal shingles and topped with a rubberized spray coating. The addition is constructed of

open web wood girder trusses with 2x wood ceiling joist. The girder trusses support 2x wood

rafters covered with wood plank decking coved with EPDM roof system.

INTERIOR WALL CONSTRUCTION:

Primarily plaster walls, however, some stud partitions with gypsum board and CMU walls exist.

In general, most walls need minor repairs and/or have penetrations not sealed.

INTERIOR FINISH:

Primarily painted plaster walls. Painted and stained wood trim is also found throughout the

facility. It is assumed that any layers of paint applied prior to 1980's may contain lead, though no

samples where taken for testing. Based on the 1989 and 1992 asbestos reports there are several

materials throughout the facility which contain or are assumed to contain asbestos.

INSULATION:

Walls are assumed not to have insulation. Attics have approximately 6" of batt insulation. 

          (return to top)

III. EGRESS FACILITIES

GRADE EXITS:

In general, adequately located and easily identified exits exist. Exits are not well protected and

are above grade level without ramps preventing people with mobility issues from utilizing the

facility, without assistance. Handrails on the exterior are missing or not in compliance.

CORRIDORS:

In general, corridors are not adequately protected. Doors and openings are not in full compliance

with the safety code. Widths of corridors vary from adequate to unacceptable. The corridor in

the original building at the lower level is not defined.

STAIRWAYS:

Inadequate fire protection. No area of rescue assistance. Poor lighting. Unprotected storage

under each stairwells. Stairs at the front entrance between the lower level and the first floor does

not have adequate head room.

RAMPS:

None exist at the interior or exterior.

WINDOWS:

In general, aluminum frames with double pane glazing; a few wood framed windows remain,

which appear to be original. Windows are becoming more difficult to open and the insulated

glass are losing their seal. Security screens cover some of the lower level windows. Existing

windows are not a satisfactory secondary means of egress.

DOORS:

In general, wood doors with glazing (some have 1 ½ hour fire rating labels). All classroom doors

have closers but most have been disconnected. Frames vary from wood to hollow metal.

Classroom doors swing into corridor on second floor creating inadequate width for egress at the

corridor.

FIRE ESCAPES:

None.

EMERGENCY LIGHTING:

Occur throughout the building, but is minimal.                                                                    (return to top)

IV. SPECIAL OCCUPANCIES

BOILER ROOM:

South wall has signs of water leaks. Several unsealed holes and penetration through walls. Door

is an old metal clad wood door with a pulley and weight closer and fusible link.

JANITOR ROOM:

Steps down into room, door does not some close properly and is not fire rated. Penetrations

through walls are not sealed properly.

EQUIPMENT AND STORAGE ROOMS:

Inadequate amount of storage. Storage has been placed under stairs. In general ,storage rooms

are equipped with heat detectors but do not appear to be fire rated. One storage room has mold

growth.

KITCHEN:

The original kitchen, now serving the pre-school program still has the old in the room. Sinks are

old and beyond useful life. Primary use of room is no longer a kitchen. Poor circulation in room.

TOILETS:

do not have lavatories, mirrors, sufficient ventilation, accessible entrances or accessible stalls. No

floor drains are located in any of the toilets. No exhaust fans are found in the basement toilet

rooms. An open window with a screen is used for ventilation, throughout the year, in the girls

toilet.                                                                            (return to top)

V. UTILITIES

HEATING/COOLING & VENTILATION EQUIPMENT AND DISTRIBUTION:

Un-insulated steam pipes are found throughout the facility. The steam pipes are installed at

several locations in the basement creating inadequate head room. It was reported that the

Kindergarten and Pre-school classrooms in the basement experience over-heating and the Fifth

Grade classroom on the second floor experience under-heating. The existing gas-fired steam

boiler is currently operational but, due to it’s age, will likely need to be replaced in the near

future.

Window air conditioners are being used in the basement classrooms. All units appear to be

several years old.

Air conditioning air handlers have been provided to serve the first and second floors. The air

handlers have been installed within the past ten years. The air handlers are installed above the

corridor ceiling and have supply air ducts to the classrooms. The return air from the classrooms

enter the corridor through a transfer grille above the doorways and then is directed through the

return grilles in the corridor ceilings. The space above the suspended corridor ceiling is being

utilized as a return air plenum. The use of this space as a return air plenum is not compliant with

the International Building Code. The use of the corridors (means of egress) to transfer air from

the classrooms to the return air plenum is also not acceptable.

A few if any fire dampers were installed on the supply and return air diffusers into the

classrooms.

DOMESTIC HOT WATER:

There are three small electric water heaters serving the facility. A 40 gallon electric water heater

is located in the Janitor room to serve the lavatories in the basement. A 20 gallon electric water

heater is located in the Seventh Grade classroom to serve a science lab sink. A 10 gallon electric

age the equipment could be made.

GAS SERVICE:

Gas service is to the steam boiler and seventh grade classroom. The service appears to be

adequate.

ELECTRICAL SYSTEM:

The electrical service has been upgraded to 600 amp three-phase within the past ten years. A

new main distribution panel has been placed in the landing of Stairs 110 and serves the new air

conditioning equipment and building electrical. A new 250 amp panel has been placed in the

basement and serves all other existing power panels.

The existing electrical system is antiquated and not enough receptacles are provided throughout

the building. Evidence of this can be seen by the number of extension cords used in the

classrooms. Building electrical wiring is a combination of conductors in conduit, Romex, and

knob and tube. Some of the knob and tube wiring is exposed to student contact. All wiring is

required to be protected.

The existing lighting levels were all below acceptable standards with the exception of the

classrooms on the second floor in the area of the old gymnasium. The low lighting levels were

found to be approximately 30 footcandles in the classrooms and 15 footcandles in the corridors.

The recommended lighting levels are 50-75 footcandles in the classrooms and 30 footcandles in

the corridors.

PLUMBING:

Un-insulated hot and cold domestic water pipes are found throughout the facility.    

                                                                                                                                (return to top)

VI. FIRE PROTECTION

FIRE ALARM SYSTEM:

There is an existing fire detection system installed in the building. The fire alarm control panel is

located in the office.

AUTOMATIC FIRE PROTECTION SPRINKLERS:

There is no fire protection sprinkler system in the building.

AUTOMATIC FIRE AND HEAT DETECTION:

Smoke and heat detectors are located throughout the building. There are no smoke detectors in

the classrooms.

STANDPIPE HOSE LINES:

There are no fire protection stand pipes.

NEAREST FIRE STATION:

The Chester fire station is located at 1330 State Street in Chester, approximately 2 blocks away.  

                                                                                                                                         (return to top)

RECOMMENDATIONS

SITE:

To prevent trip, hazards remove and replace deteriorating concrete sidewalks and steps with new.

At the front entrance a ramp (which meets the Illinois accessibility codes) should be constructed

to provide an accessible entrance and means of egress for people with mobility problems. Also

handrails at all entrances should be replaced or added to meet current codes.

Old deteriorating retaining walls should be replaced with new to properly retain the earth. This

should be done in conjunction with sidewalk replacements.

Unsightly chain link fence could be replaced with a new and more inviting fence.

EXTERIOR:                                                                                                                (return to top)

The brick needs to be repointed. Prior to repointing, the facade of the facility needs all old wires,

conduit and miscellaneous items removed. Since the downspouts need to be removed to repoint

the building, it would be a good time to consider replacing the old unsightly PVC downspouts

with new downspouts.

Window should be replaced with new energy efficient, commercial grade windows. The lower

level windows should have impact glazing or modern security screens to provide protection from

the playground. The concrete window sills are deteriorating and should be replacing to prevent

pieces from falling on students. Windows and window sills should be replaced in conjunction

with one another.

To prevent water leaks within the boiler room we recommend excavating around the exterior

wall of the boiler room to expose the foundation wall. Then a moisture membrane should be

applied to the foundation wall.                                                                   (return to top)

INTERIOR SPACES:

All hazardous materials need to be abated or encapsulated. Where possible, we recommend

encapsulating lead paint by maintaining the surfaces with lead free paint to prevent chipping or

calking of original paint. Where existing lead paint is cracking or pealing it should be abated.

Recommend all asbestos materials (including but not limited to tile, insulation, and eadhesive) be

abated during remodeling. Refer to the 1989 and 1992 asbestos report. It was stated that mold

growth has occurred in the facility. The mold should be tested. If identified as Stratchybotrys

(a.k.a. black mold) it should be immediately abated. Furthermore, moisture problems should be

corrected to prevent future mold growth.

Un-rated classroom doors & frames and doors & frames which rating is not known need to be

replaced with fire rated doors & frames. Old wood panel doors should replaced. All hardware

needs to be replaced to meet accessibility requirements. In conjunction with replacing classroom

doors, doors openings should be constructed at classrooms with a recess into the classrooms,

where the open doors cause egress problems (at second floor corridor).

Holes and penetrations in walls, floors and ceilings need to be sealed. This would be a good

opportunity to patch and repair all minor crack, dings, and blemishes on walls and ceilings. The

original hardwood floors should be stripped, sanded and refinished.

codes and Illinois plumbing code. We recommend providing lavatories in the toilets and

removing the centrally located lavatories when toilets are remodeled. New toilet partitions should

be provided.

It is our understanding the kitchen is not currently being utilized as a kitchen. Therefore, we

recommend that all cabinets and sinks to be removed. In addition, the space should be

remodeled for its present use.

The computer lab should be accessible without creating a ramp, we recommend the old

gymnasium stage be removed and a new floor be provided for the computer lab. This would also

eliminate the art room storage under the original stage (unprotected storage under the stage is a

fire hazard). New storage should be provided in the art room.

To improve energy efficience, insulation should be provided wherever possible. The attic could

have blown in insulation easily added.                                                          (return to top)

STAIRS/EGRESS:

The stairways should be remodeled to upgrade them to current codes, providing better fire

protection and provide an area of rescue assistance for each stairway. Handrails should be

replaced to comply with new standards. Finishes on treads should be replace with new non-slip

cover. All storage under the stairs should be removed and the space under the stairs should be

sealed to prevent materials from being stored under the stairs in the future.

Recommended the lower level corridor exit be change from exterior stairs to a ramp for an

accessible egress from the lower level. Handrails should be install at this ramp and all exterior

exits to comply with new codes.

See Proposed Addition for vertical access in the building.

See plumbing recommendation for option on storage protection( Sprinkler System).

See Interior Spaces for Second Floor Corridor modification of Classroom door location to

provide proper width in the corridor to improve egress from the Second Floor.                (return to top)

VENTILATION:

Provide insulation on all steam piping to assure that the heat is delivered where it is intended.

Provide radiators in the basement classrooms to provide heating control in these areas where it is

needed. Replace the large outdated steam boiler with a modular boiler system with staging to

match the building heating load. Replace the older inefficient window/wall air conditioners in

the basement classrooms. Provide return ductwork to all air conditioning air handlers in the first

and second floor corridors. Install fire dampers at all classroom ductwork penetrations. Provide

exhaust fans in the basement toilets.

WATER HEATERS:

Replace the older inefficient water heaters with new water heaters.

ELECTRICAL:

Replace all building electrical wiring, devices, and lighting, with the exception of the classrooms

on the second floor in the area of the old gymnasium.                                                            (return to top)

PLUMBING:

fixtures should be provide and relocated and needed. Some waste lines will need to be replace

when relocating plumbing fixture, it is recommended that all under slab waste lines be replaced

when lower level toilets are remodels. New domestic hot and cold water piping will need to be

added for toilet remodeling. It is recommended all (existing and new) domestic hot and cold

water piping be insulated. Staff toilet fixture should also be replaced with new fixtures.

PROPOSED ADDITION:

Recommend an addition be constructed close to the front entrance. The addition would address

several problems in the existing building; new exit stairs, elevator, new administrative offices,

additional toilets, storage room. New exit stairs would correct the problem with the head

clearance with the stair running to the lower level. Install an elevator to provide accessability to

all levels. New toilets could be provided on the second floor level, this would provide option for

separate facilities for the different age group and provide toilets at both bottom and top levels to

reduce travel time. New Administrative Office which would be close to the main entrance and

provide update space for the staff and a reception counter inside the office area to provide room

inside the office for students and visitor and still separate them form the main office area.

Moving the administrative office would allow to create a teacher workroom and lounge and

provide a private staff toilet in the space previously occupied by the administrative offices. The

addition would also provide space for additional storage and replace the areas lost from under the

stairs.

Since the students travel to and from the separate facility daily, we suggest providing a

connection between the two buildings. The connection could be a cover walkway with or

without side panels or a fully enclosed condition corridor connection.                              (return to top)

COST SUMMARY

Site Work.......................................................................................................$264,000

Architectural exterior.....................................................................................$414,000

Architectural Interior.....................................................................................$823,500

Electrical.......................................................................................................$321,000

Plumbing.........................................................................................................$45,500

Fire Sprinkler System....................................................................................$100,000

Ventilation.....................................................................................................$100,000

Building Addition.........................................................................................$ 571,000

Subtotal.......................................................................................................$2,639,000

Profit, Overhead and Bonds (20%)...............................................................$527,800

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