Theta Xi Fraternity

205 East Armory

Champaign, Illinois 61820

Existing Facility Report

Prepared for:

Theta Xi Fraternity Alumni Association

By:

Devine Engineering
307 West University
Champaign, Illinois 61820
Phone 217-359-1500
[email protected]

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INTRODUCTION

The purpose of this report is to examine the existing Plumbing, HVAC and Electrical systems in the
building as well as a general look at General work such as site, roof, gutters, masonry and other areas.
The objective is to present preliminary recommendations and budgeting numbers for restoring the house
to a condition which satisfies life-safety code requirements and which creates an environment for
brothers which is comfortable, functional and competitive with other facilities on campus.

BUILDING HISTORY

The building was constructed in 1926. It is a masonry structure with red brick exterior and slate tile roof.
The top floor, comprising the chapter room and several living quarters, is a combination of brick exterior
walls and stucco plaster.

GENERAL WORK

Site

Theta Xi – April, 2004 From Top of Armory House

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 Observations:

1. The house is situated on an approximately 26,000 sf site. The footprint of the building is
about 4,000 square feet. Total square footage is about 13,500 not including the basement.
The front of the building has a grass lawn while close to the building and sidewalks are
evergreen bushes. The south rear of the building has a gravel parking lot.

2. Sections of the stacked limestone perimeter landscaping are in disrepair, with some
sections removed for various uses.

3. The evergreen bushes close to the house and sidewalks are very overgrown, crowding the
sidewalks and making access to the exterior of the house difficult.

4. Sections of the sidewalks at the front and sides of the building are cracked and/or
sagging. In the front of the building cracks are allowing water to get at the front porch
foundation walls. On the east and west sides the concrete is sloping towards the building,
where during heavy rains it is overpowering the floor drains.

5. The front porch concrete is generally in good condition, with no major cracks. Some of the
porch wall masonry requires tuck-pointing.

6. The south parking lot drains towards the building.

7. Much of the storm water draining from the back roofs of the house now is directed to the
back window wells. We couldn’t verify the location or condition of the area drains in these
wells, but the water was probably not intended to be routed directly into them from the
gutters.

8. The parking lot consists of a mostly gravel topping. Several years ago asphalt was placed
on the west third of the lot to facilitate a full size basketball court. The general grade of
the parking lot storm water drainage is north towards the house. Retaining walls have
been built around the lower level windows to keep water out, but a better solution would
be to re-grade the parking lot away from the building.

Recommendations:

1. Remove stacked limestone and replace with landscaping block similar to small section at
front of site. Remove overgrown evergreen bushes and replace with new landscaping and
mulch.

2. Replace sections of sidewalk that are in disrepair. Re-grade before pouring back to slope
away from the house.

3. Re-grade and pave the south parking lot with concrete.

4. Reroute storm water away from the window wells. (This has been done in a temporary
manner with plastic tile and appears to have been effective)

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Roof

South Slate Roof – Missing Piece Southwest Roof of Chapter

Observations:

1. The highest section of roof over the fourth floor consists of slate. The approximately 60”
wide roof over the third floor where the balcony used to be is roofed with rolls of asphalt
paper.

2. The slate roof has had several sections damaged, with asphalt hot-mopping evident in
spots and sections of slate on the roof below. It does not appear that there is a good drip
edge around the bottom edge of the slate roof, which allows water to seep up and under
the slate. The substructure below sections of the slate may be in need of replacement.

3. The asphalt paper appears to be in reasonable condition although its projected life is
much less than most types of roofing.

4. In many places there are loose or missing termination bars, which seal the roofing paper
to the side walls. This creates cracks for water.

Recommendations:

1. Replace the slate roof with an asphalt shingle roof with a slate look. Repair any damaged
substructure and install a new drip edge. An alternate bid may be taken to remove and
reinstall the slate roof, though this will most likely be a much larger expense.

2. Replace the asphalt roll roofing with a rubber roof. Install proper termination bars and
sealants to eliminate leakage.

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Gutters and Downspouts

South 4th Floor Temporary Plastic Downspout South Porch Temporary Plastic Lateral

Observations:

1. There are two downspouts missing at the south roof which are appearing to contribute to
the extensive water damage being experienced during heavy rains. Without these
downspouts, the water is pouring from the gutters down the side of the building. Probably
not coincidentally, the water damage is occurring adjacent to where these downspouts are
missing. In addition to the missing downspouts, several of the gutter systems were filled
with debris, damaged or disconnected.

Recommendations:

1. Repair damaged gutters and downspouts. Reconfigure to drain more effectively. The
pictures show temporary plastic downspouts that we have installed. According to Brian
Gomez, the current house manager, these temporary repairs have reduced or eliminated
most of the water entry.

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Masonry

West Chimney

Observations:

1. Most of the grout in the exterior masonry appeared to be in reasonable condition. The
glaring exception to this was the west chimney. It appeared to be severely deteriorated,
with bricks lying on the roof adjacent to it. A masonry contractor stated that it probably
had been hit by lightning, which is partially covered by our insurance. There are other
smaller areas which need some repair. Although we are not structural engineers, there did
not appear to be any major settling or cracks in the basic structure.

Recommendations:

1. Repair existing chimney. Tuckpoint other masonry areas as required.

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Facia

Facia at 4th Floor Southwest Corner of Chapter Room

Observations:

1. Facia are the trim boards at the connection between the roof and the vertical adjacent wall.
Several of the facia boards at the fourth floor level were missing. There was evidence of
leakage and bird nesting where it was missing. Part of this deterioration may be from an
insufficient drip edge at the roof.

Recommendations:

2. Replace damaged facia to seal building. Repair or replace the drip edge materials.

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Windows

West First Floor Window South Window Sill 2nd Floor

Observations:

1. Most of the windows in the house were in very poor condition. They are all single-pane
glass with several of them missing individual panes. The caulking on many windows was
also dried out, cracked or missing. Many of the window sills are deteriorated beyond
repair or missing altogether. Almost all sash cords or chains are missing or inoperable.

Recommendations:

1. Replace all exterior windows. New sills will have to be installed for most windows as well.

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Wall and Floor Finishes

2nd Floor Restroom Kitchen Pantry South Wall

Observations:

1. There are several areas of the house such as the bathrooms, kitchen and pantry area,
corridors, room walls and basement core areas where existing plaster or tile is damaged
by water or misuse.

Recommendations:

1. Repair damaged areas with new tile, drywall or plaster.

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MECHANICAL/ELECTRICAL WORK

Plumbing

Sanitary Piping at Restrooms Patch at Hot Water Storage Tank

Observations:

1. The plumbing system consists of galvanized steel water distribution piping routed
throughout the building for hot and cold domestic water. Most of the piping appears to be
original to the building. The sanitary and vent piping is cast iron and also original to the
building. Hot water is supplied to bathrooms and the kitchen by a water heater installed in
2001. This water heater is connected to a 1,000 gallon storage tank. The heater and tank
are located in the basement mechanical room adjacent to the boiler.

2. In 1988 the underfloor galvanized piping in both the 2nd and 3rd floor bathrooms was
replaced with copper tubing. The old floors were jack-hammered out and the new piping
below the new concrete was replaced with copper piping having no connections which
could deteriorate and leak.

3. Except for the 2nd and 3rd floor bathrooms, most of the distribution piping is in poor
condition. Galvanized piping eventually loses it’s coating and deteriorates. Most of this
piping should be replaced.

4. The hot water storage tank is leaking. There are several creative patches which have been
applied. This tank was probably installed after the basement was built, with the rest of the
house then built around it.

Recommendations:

1. Replace galvanized hot and cold water distribution piping throughout the basement.
Provide new piping up to the existing restrooms.

2. Install three 100 gallon high-capacity, high-efficiency water heaters in a new mechanical
room under the porch.
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Heating, Ventilating and Air Conditioning

Torn-out Non-Functioning Steam Radiator

Observations:

1. The building is heated with a steam boiler located in the basement. The boiler feeds steam
piping routed throughout the building to free-standing cast-iron radiators. Each radiator is
controlled by a hand valve at the unit. There are no automatic controls. The system is a
2-pipe system with condensate being returned by a gravity return to a single condensate
return tank and boiler feed pump unit located adjacent to the boiler. Most of the piping
appears to be original to the building. There is no air conditioning except for window A/C
units. The following concerns were noted.

2. There are several places where repairs have been made to the original steam piping. This
is typical for piping of this age. Steam systems constantly take in fresh air which is rich in
oxygen. This is corrosive over time to the piping. We have seen many houses on campus
which have had their steam piping systems replaced. Theta Xi’s piping is probably very
rotten on its interior and should be replaced.

2. The heating is controlled at each radiator by hand valves, several of which were observed
to be broken off and inoperable. The condition of the intact valves could not be verified.
Control of the system appears to be poor and inefficient.

3. The basement mechanical room enclosing the boiler and water heater was probably added
to satisfy local code requirements for fire separation. The door to the room, however,
does not appear to have a fire rating and would not slow a fire. In addition, there is no
combustion air to the room for either the boiler or water heater. This is air required by
code to feed the equipment burners.

4. The boiler appears to be less than 20 years old. This is relatively young for a sectional cast
iron boiler.

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 5. Originally the building had what is called a condensate vacuum return pump. This is noted
on the original electrical panels. The original was replaced with a non-gravity type boiler
feed pump. A main reason for designing a vacuum return pump into a steam system is so
that the piping in the house may be smaller. Installing a standard boiler feed return pump
in a vacuum system will guarantee poor steam distribution and control because the piping
is too small. Since the piping is in poor condition and needs replacement this is a non-
issue at this point but may help explain part of the heating problems.

6. Several of the steam radiators in the rooms have been removed. Less than half of the
remaining units have operable hand valves. Electric unit heaters are being used in several
areas with a gas-fired heater with thru-wall flue being used in the second floor dormitory.
Each of these substitutes is hazardous.

Recommendations:

1. Remove the existing cast-iron boiler, radiators, piping and associated equipment.

2. If only heating is to be provided, install a new hot water boiler and pumps in a new
mechanical room under the porch. Install new hot water piping and radiators throughout
the facility.

3. If air conditioning is to be installed consider the use of a water-source heat pump system.
Terminal units would be provided in each room and at the first floor. There would be a
central piping loop. If the parking lot is to be regarded and paved there is an opportunity
to use geothermal energy as a heating and cooling source. This would decrease energy
costs.

4. If the boiler is replaced with a new unit or geothermal system the existing flue crossing the
corridor between the kitchen and west basement exit could be removed. This has always
been a head knocker.

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Electrical Power

Basement Elec Panels with Cooling Fans Main 400 Amp Single-Phase Elec Service

Observations:

1. The service to the building is a 400 amp, single-phase service. The service disconnect
switch feeds a wire trough in the basement which feeds two distribution subpanels. This
is the main distribution system for the house. There are a few smaller 4-8 circuit
subpanels located in the south stairwell which are fed from the two distribution panels.
The subpanels were manufactured by a company which is now out of business. It would
be difficult and impractical to get parts for these systems.

2. The two basement panels had fans blowing on them were set up this way so that their
interior breakers would not trip as often. According to a house member, this was the case
last semester until they called an electrician to look at the system. Some rewiring was
done and the system operated better.

3. It appears that the house wiring has been replaced at least once. Most of the conductors
have plastic insulation on them and are routed in conduit. There is no knob and tube
wiring or the silver-colored non-metallic type cabling that was apparent during our walk-
thru.

4. The circuiting of most spaces in the house is very inadequate. The distribution system
has not been upgraded to accommodate the greatly increased requirements for power in
each room. In addition, many of the rooms are using window air conditioners in warmer
weather and space heaters in the winter, which places high demands on the existing
system. One of the 1st floor bedrooms has no power and uses an extension cord from an
exterior outlet to power his computer and floor lamp. When I came through the building
and turned on the first floor foyer lighting two breakers tripped in the hallway panel.

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 Recommendations:

1. Replace the existing electrical service with a larger service. Provide new branch electrical
panels at each floor.

2. Remove and replace all existing branch panels, wiring, devices and covers.

3. Add additional outlets and circuits to accommodate current code requirements and
functionality of the spaces.

Electrical Lighting

Third Floor Corridor Looking East Third Floor East Corridor Looking South

Observations:

1. With the exception of the some basement areas and the interior stairways, most of the
lighting in the building consists of surface-mounted incandescent fixtures. Recessed and
surface-mounted fluorescent lighting was present in the other areas.

2. Many of the fixtures, both incandescent and fluorescent, were in broken or in otherwise
poor condition.

3. There are areas where lighting is not sufficient.

Recommendations:

1. Replace all interior and exterior light fixtures with energy efficient fluorescent fixtures.
Consider installing suspended ceilings to recess lighting and hide wiring.

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Emergency Systems

Basement Fire Alarm Control Panel

Observations:

1. A fire alarm control panel is located in the basement near the west entrance. Pull stations
are located per code adjacent to designated exits. There are smoke and heat detectors
located throughout the corridors and mechanical spaces. There are fire alarm horns
throughout each floor. We could not verify that the existing fire alarm devices worked
properly.

2. The system is not up to current code standards which require annunciation devices in
each sleeping room. These would have to be added in a major remodeling project. This
would also most likely require the replacement of the existing fire alarm control panel.

Recommendations:

1. Replace existing fire alarm system with new system incorporating fire alarm and security.
Install new pull stations and annunciating devices. With the addition of a new sprinkler
system each sprinkler head can substitute for an electronic heat detector so those will not
in most cases be required.

Sprinkler Systems

Observations:

1. There is not a sprinkler system.

Recommendations:
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 1. Add a new sprinkler system. This will have to be added per code as part of any major
remodeling. A new water main will have to be brought into the building and piping
distributed throughout.

Communication Systems

Basement Telephone and Internet Service

Observations:

1. The house has a relatively new networking system with a fiber-optic internet feed in the
basement. Most rooms are served with CAT 5 cabling which is connected to a hub
mounted adjacent to the internet service. A conduit distribution system has been installed
in the south stairwell, with secondary feeds to each floor from stairwell pullboxes.

2. There is no longer an operational buzzer system in the house. The ceiling-mounted

buzzers still remain as well as the surface-mounted wiring to them. Most rooms have
telephone service wiring to them for individual phones.

3. The networking system appears to be in good condition. Some of the raceways enclosing
the wiring need to be re-supported. Much of the system could be reused in a remodeling
project.

Recommendations:

1. Build a closet around the existing basement phone/data equipment to protect it.

2. Provide new concealed raceways for low voltage wiring in corridors and rooms.

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COST ESTIMATES

Following are preliminary opinions of cost for recommendations made in this report. These numbers give
a sense of the cost for basic repair and remodeling of the building. They are in approximate order of
priority for building preservation and life safety.

Roof Repair $75,000

Gutters and Downspouts $20,000

Window Replacement $150,000

*Quote from Pella was $128,000

New Sprinkler System $45,000

New Heating and Air Conditioning System $250,000

New Electrical Service and Outlets $80,000

Plumbing Repairs Including Water Heaters $50,000

New Lighting Fixtures $40,000

New Fire Alarm System $20,000

Masonry Repair and MinorTuckpointing $30,000

*Insurance covers damage to west chimney at about $3,000)

Facia Repair $25,000

Site Work Including Parking Lot, Sidewalks, Minor Landscaping $85,000

Wall and Floor Finish Repairs $35,000

New Communications/Data Work $15,000

New Kitchen Equipment $50,000

Total Construction $970,000

Fees and Contingencies @15% $145,000

Total Project Budget Cost $1,115,000

*Items not included

1. Hallway carpeting
2. Interior painting
3. New Furniture
4. New Ceilings

*These and other finish/remodeling items could add $100-500K.

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EXISTING FLOOR PLANS – NORTH UP

These floor plans are fairly accurate. Some 4th floor room walls and other minor areas remain to be field
verified but are close.

Existing Basement Plan

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 Existing First Floor Plan

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 Existing Second Floor Plan

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 Existing Third Floor Plan

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 Existing Forth Floor Plan

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SAMPLE REVISED FLOOR PLANS – NORTH UP

Revised Basement Level Plan Scheme #1

The mechanical room is moved to the northwest corner under the porch. The water heaters and boiler are
moved here. A new laundry room is created where the boiler was. A game/tv room is created in the
center lower level area. A new tv or weight room is created under the porch. The ice machine is
relocated to outside the kitchen.

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 Revised Basement Level Plan Scheme #2

The mechanical room is moved to the northwest corner under the porch. The water heaters and boiler are
moved here. A new laundry room is created adjacent to the new mechanical room. A game/tv room is
created in the center lower level area. A new tv or weight room is created under the porch. The ice
machine is relocated to outside the kitchen. The networking gear is enclosed by a small room.

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 Revised Second Level Plan Scheme #1

The present dorm size is increase by narrowing the present exit corridor. New corridor doors are cut into
the dorm and bedrooms to increase their usable space.

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NEAR-TERM BUILDING LIABILITY RISKS

1. Mold:

From prolonged exposure to water leakage from the roof and gutter systems, as well as
heating system and plumbing system leaks several areas of the house may act as a
breeding ground for mold. Although there have not been any reported cases of illness
due to exposure this is a serious potential health and liability risk.

Insurance premiums have been rising as a direct consequence of mold litigation. Most
cases have originated in warmer climates but Illinois has seen an increase as well.

Along with creating a suitable environment for mold growth, constant water seepage has
degraded walls and ceilings.

2. Electrical System:

All rooms have inadequate outlets and circuits. At least one room on the first floor is
powered exclusively by an extension cord running from an outside outlet. There are no
working wall outlets, no ceiling light or light switches. There are a few upper floor rooms
which have extension cords running between room on the exterior of the building. The
tripping of breakers in panels is almost an everyday occurance.

This situation creates both a fire and shock hazard. Failure of a circuit breaker to trip,
which does happen, can cause a short circuit which can spark a fire or energize metal
parts. Few areas of the building meet current building codes electrically and the shortage
of outlets and lighting is a major inconvenience.

3. Plumbing:

The 1000 gallon water storage tank is at the point of failure. It has several leaks
throughout which indicate that the entire vessel is corroded internally. At almost 80 years
old it is way beyond its useful life. It is also under 50-55 psi of pressure so a large-scale
rupture is possible. Should this happen the house would be out of commission for a few
weeks while a new system was installed.

4. Heating:

The inoperative or missing steam radiators has created rooms where the sole heat source
is electric space heaters. Besides the fact that the electrical system is straining to support
their use they are a serious fire hazard. The units that we saw operating were operating
unattended and with piles of clothes next to them.

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OTHER GREEK CONSTRUCTION

Several fraternities on the University of Illinois Campus have either remodeled or are in the process of
remodeling or new construction projects. Following are several that we either have worked on or are
aware of:

1. ZBT Fraternity:

The old house is torn down. The new house is about 60% complete ready for August, 2004.

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2. Phi Sigma Kappa Fraternity.

Their house is being remodeled in phases with a total cost of approximately $1.2M according to
an alumni. Work is now in progress.

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3. Pi Kappa Alpha:

A tear-down and new approximately $3M facility is anticipated, with the possibility of remodeling
according to their architect. Fundraising campaign is underway.

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4. Delta Chi:

They are remodeling during the 2004-2005 school year. Their house is closing this May for one
year. Approximate cost is $1.5M to $2.0M.

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5. Beta Theta Pi:

Remodeling completed in 2002 at approximately $1.2M. New plumbing, heating and electrical
systems were installed. New flooring, kitchen equipment and window replacements. No elevator
was required by the City of Champaign.

Several other fraternities have completed various levels of remodeling over the past 20 years that we
have been working on campus. Phi Delts, Psi Upsilon, SAE and Delta Upsilon are other remodeling
projects we’ve worked on along with several sororities.

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FRATERNITY MARKETING TRENDS

1. Upgrade or replacement of facilities to be competitive.

2. Adding or incorporating air conditioning.

3. More outside supervision of facility management to professionals. Helps with budgeting and
major facility repairs. Handles damage deposits and inspections.

4. A glut of higher-end student apartments with competitive pricing.

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FINANCING

Borrowed Amount Commercial Rate Amortization Yearly Payment

$500,000 6% 30 years $38,796

$750,000 6% 30 years $56,784

$500,000 5% Adjustable 30 years $35,000

$750,000 5% Adjustable 30 years $51,144

$1,000,000 5% Adjustable 30 year $76,850

House Budget Savings

Food Service $110,000 2003 Expenditure

$ 85,000 Budgeted by Betas 2003

*Sigma Xi saved nearly $20,000 on food service by
controlling out-of-house active meals

Potential Savings $25,000

Utilities $25,000 2003 Expenditure

$15-20,000 Costs with efficient heating/cooling system and windows

Potential Savings $10,000

Misc Budget Savings $10,000

Total $45,000

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CONCLUSION

Although this report illustrates some of the more glaring deficiencies, most of which will require
substantial cost to address, the house fundamentally is extremely solid in its basic construction.
Successful planning and fundraising could transform this house into a desirable and marketable location
should that decision be made.

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