ELECTRICAL SYSTEMS AND EVALUATION:
Description of Existing Systems
Power Distribution System
Utility Service
The electrical power is delivered to the facility through three meters from the Lansing Board of Water and Light (LBWL). They are:
• One 480 Volt 3 phase 3 wire used for the two elevators, an air compressor and the Sanctuary organ.
• Two 120/240 Volt 1 phase services for all other building loads including lighting, receptacles and various equipment.
• In addition a 240 Volt 1 phase 150 amp service on the north exterior serves the north end parking lot for lighting and gates. The parking lot is a shared lot with other local churches and therefore is not included in this study.
The cost of electricity for the facility averages $608.00 per month. This is approximately $0.01 per square foot. Total kWh for a 12 month period is 102,564 kWh, which converts to 5546 Btu / sq. ft. / yr.
Distribution Equipment
No documentation was available to identify the layout of the electrical system. All the information presented is from casual field observations or from conversations with individuals somewhat familiar with the facility. Labeling and circuit directories are scarce and when they do exist are generally hard to follow.
Circuit breaker panelboards are used predominantly for distribution of power to the specific equipment and receptacles. Many small load center type boxes have been installed with 2 to 6 breakers and fed from a local panel to provide needed circuits.
Most receptacle outlets in the Temple House are the grounding type (three prong) and tested satisfactorily. One Library outlet indicated reversed polarity and the outlet nearest the Sanctuary access did not work. GFI types are installed in some locations but not all where required.
Lighting
General Lighting
Temple House: The majority of common areas utilize fluorescent lighting, T12 lamps in 8' and 4' lengths, some are lay-in troffers, some surface, and a few are pendant supported. A few recently installed decorative bowls are found in the elevator lobby areas. Incandescent fixtures are used in chandeliers, surface decorative and wall sconces, particularly in the fellowship hall, stairwells and main foyer. Many of the incandescent fixtures have been relamped with self-contained screw in fluorescents. The gymnasium has metal halide HID lighting for the main floor and fluorescent above the bleachers.
The Sanctuary and associated areas of the Church consists of incandescent fixtures in pendants, can down lights, chandeliers and surface mounted. The Library and adjacent rooms use fluorescent fixtures similar to the Temple House.
The Sanctuary chandeliers are serviced by lowering the fixtures using hand winches from the attic space. The attic is illuminated by a string of work lights connected to a make shift cord that must be brought down from the attic and connected to a nearby outlet.
Control of nearly all lighting is by standard toggle switches and manual dimmers located throughout including the Sanctuary.
Emergency Lighting
Individual battery units are located throughout with either integral or remote heads. The wiring from the battery units to the remote heads is often exposed and sometimes consists of "lamp cord" routed along moldings and wall corners etc. Exit signs vary from internally illuminated by incandescent lamp to non-illuminated card stock type.
Communications and Alarm Systems
The building has a fire alarm system with smoke detectors in selected areas and pull stations in the Temple House. Horns are located sporadically throughout; no visual alarms are used. There are two main panels, one ESL and the other Pyr-A-Larm. They are cross-tied and connect via phone line to Sonitrol for off site monitoring. Wiring is primarily surface mounted either exposed, or in surface type raceway (wiremold).
The building has a Security system that has been disabled.
The building telephone system is located in the supply room of the second floor at the rear of the fellowship hall. The service comes into the building from the north side into a termination block in the kitchen.
Condition of the Electrical Systems
Power Distribution
The 480 Volt system was installed in Oct. '98, the two 120/240 Volt services have been modified over the years but are not labeled with date or specific loads they serve. The voltage for the 120/240 Volt service was measured at 242 with 122 and 120 per leg respectively. The 480 was not measured due to the lack of appropriate access.
The two services for 120/240V power are not generally allowed by current code, which calls for only one service of a particular type in a building.
The Utility Company reported that the underground duct bank from the pedestals to the building has deteriorated considerably.
Service Capacity
Based on the past 14 months of utility bills the average electricity used is 8382 kWh per month for the 120/240 and 662 kWh for the 480. The electric rate is the same for both the 120/240 and the 480 Volt services: LBW&L rate 03 – General Electric Service. It is basically $0.0712 / kWh plus a $15 per meter Basic Service Charge.
Capacity of the 480 Volt electrical service is 300 Amps or 225kW. The load on this service is very light, averaging 425 kWh per month. The largest load is the new elevator for the Temple House estimated at 30 – 40 HP (~38kW).
The 120/240 services are divided between two meters, one 200A and one 400A rated. The 400A records maximum kW for a 15 min. period, the 200 does not. The maximum recorded 15 minute demand on the 400 Amp meter is 40 kW or approximately 167 Amps. Using a ratio of the kWh's of the 400 A to the 200A meter, the maximum of the 200 Amp meter would be approximately 14 kW or 58 Amps.
Distribution Equipment
The 120/240 power is delivered to the various areas of the building through a variety of types, sizes and age of equipment and wiring methods. The main disconnects in the basement are relatively new with the exception of one 200 amp switch labeled "Main Switch Temple house".
Circuit breaker panelboards throughout the facility range from near current model load centers to old style toggle or push type breakers. Many small load centers (2-6 circuit) have been added to obtain new circuits when needed.
The wiring used throughout the facility, like other systems and equipment, vary from recently added to original and utilize a variety of types and styles. Non-metallic sheathed cable, flexible MC cables, and wire in conduit were observed.
Lighting
In general the fixtures are in fair condition. The original style chandeliers and other incandescent bowls etc. show the effects of time on the finishes but appear to be solid. The wiring and sockets of these fixtures will be in questionable condition simply due to their age.
Light levels are generally low, particularly in areas with incandescent lighting such as the Sanctuary and Fellowship Hall including adjacent corridors, stairs, and lobbies.
The Sanctuary chandelier hoists do not have run away protection or safety locks.
The lighting and access to the attic make service to these fixtures a challenge.
Several of the fluorescent fixtures have discolored, missing or broken lenses. All the linear are T12 lamps and magnetic ballasts.
The gym HID's are in rough shape with some that appear to be held in place with wire wrapped around the housing. At least one fixture has a broken lamp and several others show damage from impact, probably balls used in the gym.
Emergency lighting appears to be working with labels on most units indicating testing had been conducted in the past few years. Exit signs that are illuminated appear to be working.
Communications and Alarm Systems
The fire alarm and associated smoke detectors are working and are tested regularly.
Phone and Data wiring is primarily surface mounted either exposed or in surface raceway (Wiremold). The wiring is less than attractive and in some areas, such as the point of entry, is inadequately supported or enclosed.
Electrical Systems Future Expansion Considerations
Electrical Power Distribution
The 480 Volt system has substantial capacity available, estimated at 100 kW. The 480 V service is relatively new and in good condition. New larger loads such as air-conditioning should be connected to this system.
The two 120/240V services are operating within their ratings but the loading on specific distribution equipment throughout the building cannot be evaluated without in-depth research and testing due to the random nature of modifications and lack of documentation. Most of the panelboards and circuit breakers are well beyond normal life expectancy. This system should be studied in depth to determine a renovation procedure.
The remaining original wiring is in need of replacement, including conduit and enclosures/cabinets. Several locations were observed with wiring methods not consistent with code requirements, ranging from improper supporting, improper grounding, non-listed enclosures, and exposed live parts.
Lighting
The wiring to the original fixtures should be inspected and replaced, and sockets of incandescent fixtures evaluated for continued use or replacement. Fluorescent lighting can remain or be changed out for more aesthetically pleasing units. The T12 lamps and magnetic ballasts could be replaced to gain energy savings with a typical payback of 3-5 years.
Emergency Lighting
The existing system of battery-operated fixtures will not comply with the current codes for Life Safety. In addition, much of the existing wiring methods are not allowed. New systems should be design and implemented that meet or exceed current Life Safety requirements.
Fire Alarm
The existing fire detection and alarm system will not comply with current codes. The location and quantity of pull stations will need to be evaluated and modified and visual / audible alarms would be required throughout the facility. The existing main panels would not support the added devices and therefore would need to be replaced.
Recommendations – Electrical Systems
The facility is in fair condition electrically, common for the age and evolution of a building built many years ago. The major concern is safety and reliability. First priority is Life Safety, which involves the evacuation of personnel when necessary. Adequate emergency lighting and signs are paramount as is a proper fire alarm system. Secondly the power distribution systems need to be in good condition to help prevent problems. This equates to the ability of the power distribution equipment and wiring to avoid and protect the facility from overloads and short circuits. The inability of the old circuit breakers to consistently protect against overload and short circuits, combined with the aged wiring and devices, will become a nuisance and is hazardous.
Power Distribution
A comprehensive program to identify, document, and evaluate the building wiring and distribution equipment should be implemented. Diagrams of the system that identify specific loads and sources should be created and used to guide the renovation. New wiring and panels should then be installed to replace the existing aged equipment where indicated. Receptacles should be checked and replaced if not of the grounding type and/or GFI where required by codes. Light switches and other control devices should be replaced.
Service Entrance equipment should be modified to eliminate the multiple meters, especially the two at 120/240V, and to accommodate any additions such as air conditioning / ventilation equipment.
Incandescent light fixtures should be refurbished with sockets and wiring where possible, or replaced in whole in conjunction with the buildings wiring systems.
General Lighting
The T12 fluorescent lighting and magnetic ballasts should be replaced. In many locations the whole fixture could be replaced with more energy efficient and better-looking units. This would provide some energy savings and increase the light levels. Pay back for typical re-lamp and ballast is 3 to 5 years. Incandescent fixtures should be renovated if practical with new sockets and wiring, then relamped, or replaced. Self-contained fluorescent lamps of adequate output should be used where fixtures are not dimmed. For the Sanctuary and Fellowship Hall areas including adjacent corridors, stairs etc. supplemental lighting should be added to increase light levels and properly highlight the features and functions of the spaces. A new control system could be incorporated to provide multi-function and simple set-up / change for these areas. Dimming should be used on incandescent lamps to prolong the lamp life.
The Sanctuary chandelier hoists need to be replaced with safer equipment including anti-runaway protection and safety locks. Electric hoists could be incorporated that would eliminate the need for attic access.
Emergency Lighting
Although a valiant effort to provide and maintain emergency lighting is evident, a new emergency lighting system should be designed and installed. Exit signs should be added and existing replaced with LED (light emitting diode) types with battery back-up power, and new egress lighting should be installed throughout the facility. A new system that would incorporate new general light fixtures should be considered, such as central inverter types, for the Sanctuary. This would minimize the amount of surface wiring methods used, avoid the use of typical emergency lamp heads, still provide the higher light levels currently required for egress, and increase general lighting levels.
Communications and Alarm Systems
The existing Fire Alarm system should be replaced with an addressable type that includes smoke detectors throughout, duct detectors in air handlers, and visual / audible alarms in all spaces to meet current Life Safety codes.
Specific Recommendations and Cost Summary
First (high) priority is to install life safety systems that meet or exceed current codes and standards. Second (Medium) priority is to replace and renovate the wiring and related devices to help prevent hazardous situations. Third or low priority is to enhance the buildings environment with lighting additions and replacement, which can also reduce energy cost.
E-1 Fire Alarm System – A new addressable type system utilizing digital communications between devices and the main panel including: audible / visual alarms throughout, smoke and heat detectors throughout, battery back up power and manual pull stations. Wiring should be concealed as much as possible, re-using existing were compatible.
E-2 Emergency Lighting – A combination of unit equipment in small areas were looks are not as important, and central inverter type systems for large spaces and were the ascetics count should be installed to supply the required egress lighting in all occupied areas. The central inverter type system has several advantages: it would allow the use of general lighting fixtures to provide the emergency lighting, eliminating the unsightly wall mounted units; the testing and monitoring of the systems is automatic, built in and can be connected to the Church computer network to report any problems; large spaces are adequately illuminated without large quantities of emergency only fixtures.
E-3 Rewiring and Device Replacement – Based on the age and condition of the item, replacement with new is recommended. New wiring would be installed, using the existing conduit system were possible, including the installation of equipment grounding conductors to ensure a safe system. Devices such as receptacles, switches, disconnects and individual fuses/breakers would be replaced. Panelboards also would be replaced and consolidated to provide a reliable and safe system.
E-4 Service Entrance and Metering – Consolidation and replacement of the 120/240V services would remove the aging equipment and simplify the metering. Additional capacity would become available and a monthly meter charge would be eliminated. The 480V service would remain as is. If additional capacity for air-conditioning is required the capacity of the 480V system would be increased at additional cost. Currently the 480V system could handle air-conditioning loads up to approximately 20 Tons.
E-5 General Lighting Improvement – Existing period fixtures would be renovated and reused were possible to preserve the original building design. Supplemental lighting would be added to increase levels and highlight specific areas/items. The hoists for the chandeliers would be replaced. Lamps and ballasts would be replaced in any linear fluorescent fixtures to remain and compact fluorescent lamps would be utilized were possible. The estimated cost does not include new chandeliers or any theatrical style lighting. In addition to the new lighting a control system should be considered to simplify the adjustments and help save energy, the cost of which is not included in this report.
Electrical System Issues
Number Priority Item Cost Comment
E-1 High New Fire Alarm System 120,000
E-2 High Emergency Lighting 75,000
E-3 Medium Rewire and Devices 100,000
E-4 Low Re-work Service Entrance 50,000
E-5 Low Add and Renovate General Lighting 50-100,000
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