HomeMy WebLinkAbout2012-08-29-CMB-min77S TOWN OF LEXINGTON
x r F Ad hoc Cary Memorial Building Program Committee
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Wednesday August 29, 2012
Ellen Stone Room, Cary Memorial Building
1605 Massachusetts Avenue
Present: Members (Fred Johnson (Chair), Bonnie Brodner, Wendell C. Kalsow, Hank Manz,
Nancy Shepard), Liaison CEC (William Hurley), Liaison PBC (Gary Lerner), Liaison AC
(Richard L. Neumeier), Liaison CAC (Linda Roemer), Liaison to Town Manager (Michelle
Stevens), Administrator (Pat Goddard), and Consultant (Don Mills & Craig Whitaker)
The minutes were recorded by Jean Curran.
The meeting convened at 6:35 PM
Agenda Item 1 : Approve Meeting Minutes of July 31, 2012
Motion to Approve Meeting Minutes dated July 31, 2012 ( Neumeier, Manz) The Motion
was Approved (4 -0, Bonnie Brodner Abstaining)
Agenda Item 2 . Review and Discuss Ranking of Project Tasks by Committee Members.
Pat Goddard provided Committee Members with a compilation of the project tasks as they were
ranked by Committee Members. The Committee reviewed and discussed the scope of work, critical
issues, and development priorities as they were ranked and how to effectively communicate these
issues to Town Meeting. The feeling was that items that need to meet code are high priority items
such as accessibility.
Accessibility issues discussed were the addition of some handicap parking spaces to the front of the
building, renovating the existing entrance ramp in order to meet code, providing a suitable drop -off
area at the front entrance, adding railings to interior ramps, the need for wheelchair seating in the
auditorium and the limited stair railings in the balcony areas. Also discussed was the possibility of
having removable chairs in sections of the balcony area for handicap accessibility to the Bird,
Legion and Civil Rooms.
Meeting rooms were discussed regarding accessibility, technology upgrades and acoustics. The
Members would like to address the Robbins Room, Ellen Stone Room, Legion Room and the Bird
Room renovations to have these available for public meetings. There was a consensus among the
Members that the Civil Room renovations would be more costly and that perhaps requesting a
variance made more sense in this instance. Also, there was a feeling that by addressing the HVAC
issues, the sound in these rooms would be much better. The use of wireless technology should be
studied.
Recommendations for modifications to Estabrook Hall included modifying the ramp, removing the
gallery and expanding the seating to make the hall and stage more useable and to move the storage
to the outside hall.
Members also discussed the Auditorium recommendations which included keeping the existing
acoustic shells because the symphony is happy with them and they are perfectly functional, already
paid for and store easily. Also discussed was the need to replace the switch gear currently located
on the stage. Members felt that is a huge safety issue and it is being recommended that it be
removed and placed into the electric room downstairs. The members suggested speaking with
electrical engineers about whether to purchase new equipment and tie it into the new transformer.
Other items discussed included accessibility to and from the stage to the dressing rooms and to
restore those areas to their original intended use of that space. Pat Goddard suggested having Peter
Lally from The Lowell Memorial Auditorium meet with the Members regarding how supplemental
space could be used.
Recommendations to renovate the restrooms on the lower level were discussed and would include
expanding the women's room and include changing tables in both men and women's bathrooms. In
order for this to be accomplished, the unisex bathroom on the lower level would need to be
eliminated. There was a general feeling that designating one restroom on the first floor as a family
restroom would be beneficial.
Repairing the brick screen wall at the chiller because it visibly screens the chiller and if it is not
maintained then it will fall down. The feeling among Members was this was the time to repair it
since it is a landscape maintenance feature.
Pat Goddard suggested that the Committee come back at the next meeting with recommendations
for schematic work scopes by describing a path for each of the elements discussed such as code,
safety and access issues.
The Meeting Adjourned at 8:15 p.m.
AHCMBPC
ACCESSIBILITY IMPROVEMENTS Comments # Ave
t Provide five accessible parking spaces and ..... What is reed? 10 8.1
a drop off area at the front entrance 9 8.9
2 Reconstruct and reconfigure the deteriorated entrance ramp and steep approach walk 10 9.4
3 Reconstruct brick sidewalks over bituminous concrete substrate (in lieu of stone dust 9 6.8
4 Provide wheelchair access up to Stage and down to a renovated Green Room below 10 9.8
5 Provide accessible seating in various locations within the Auditorium as indicated Not in west Balcony 9 7.9
6 Provide handrails in the balcony seating tiers for improved access and increased safety 10 9.3
7 Improve speech clarity in the Auditorium for the hearing impaired For everyone 10 10.0
8 Provide wheelchair access to the Bird Room.... 10 6.5
and to the Civil Room 10 5.1
9 Provide wheelchair access to the recital stage in Estabrook Hall 10 8.0
to Provide railings at existing ramps in the east and west first floor corridors 10 9.3
tt Provide accessible door hardware and automatic operators where necessary 10 10.0
12 Provide accessible wall - -- mounted handrails and updated guardrails at back stairways 10 9.2
13 Replace existing public pay phone with a TTY pay phone in the same location 10 4.9
14 Renovate basement toilet rooms and incorporate accessible fixtures within each room Retain unisex toilet 10 8.8
AUDITORIUM & SUPPORT SPACES
t Replace the temporary stage extension with an integrated permanent thrust stage 9 8.4
2 Improve performance and house lighting for the audience and for the performers 10 8.9
3 Replace the freestanding acoustic shell with retractable acoustic shell in the fly gallery 10 5.1
4 Replace speaker system with line array speakers for enhanced speech intelligibility 10 9.7
5 Provide fully retractable sound -- absorptive curtains at E/W windows and rear wall 10 7.9
6 Provide storm windows in Auditorium to reduce sound transmission from the exterior 10 7.6
7 Attenuate chiller noise with compressor wraps and attenuation stacks 10 8.5
8 Replace the existing air handling system with a sound -- isolated air handling system 10 8.8
9 Replace the existing steam radiators with hydronic gravity convection heating units What is the advantage? 10 9.0
to Provide sound - -- isolated attic ventilation system for controlling temperature & humidity 10 9.1
tt Provide sound absorptive materials in the lobby ceiling and sound gaskets on the doors 10 9.0
12 Use the side corridors and side doors as vestibule entrances into the Auditorium 8 5.6
13 Restore, upgrade or replace Auditorium fixed seating 10 6.3
14 Improve audio - -- visual recording and simultaneous broadcast capabilities 10 8.4
15 Improve the fire curtain, rigging systems, gridiron and smoke venting ofthe Stage 10 8.8
16 Remove main electrical switchgear from the Stage and relocate to the Basement Why? 8 7.8
17 Renovate former dressing room under east half of the stage as a Green Room area 10 7.1
18 Insulate and refinish interior surface of exterior walls and roof of the Stage 10 6.3
19 Refinish maple floors (Stage, Auditorium); repaint concrete floors (balcony, basement) 10 6.5
MISCELLANEOUS IMPROVEMENTS
t Orient Estabrook toward the stage and reconfigure south end to integrate storage 8 5.5
2 Provide updated furniture, white boards and AV systems in each of 6 meeting rooms Only the accessible room 9 6.8
3 Improve lighting and HVAC systems in the 6 meeting rooms and the 2 lobby areas 8 7.6
4 Replace carpet in 5 meeting rooms and repaint all 6 meeting rooms When was this last done? 7 6.6
5 Replace display cabinets in the Bird Room with type indicated in 1926 design drawings 9 3.7
6 Restore historic drinking fountains and provide accessible first floor drinking fountain 9 5.2
7 Provide temperature & humidity control in the original vault and adjacent storage area Why needed? 7 6.9
8 Reconfigure west half of former dressing room for improved facility storage areas 8 6.3
9 Provide selective exterior repairs to deteriorated brickwork, lintels and flashing 8 8.4
to Remove underground oil tank and provide interior oil tank for emergency generator 8 8.5
tt Remove loose fill fiberglass in attic floor and provide 10" of continuous mineral wool 7 7.1
EXTERIOR STRUCTURAL REPAIRS
Replace rust - -- jacked lintels at 13 window /door openings. Flash lintels and reconstruct All due to deferred mtce
t brickwork. and same priority 8 9.0
Rebuild and flash brickwork at water table on north elevation (exterior of stage area at
2 north). 8 8.5
At east and west walls above flat roof areas in southeast and southwest corners:
reconstruct, flash and weep lower portions of brickwork. Remove rust and treat
underlying steel beams. Cut and repoint interior of brickwork in these location to restore
3 integrity of walls. 9 8.0
4 Extend water table flashing at west wing brickwork. Rebuild or reset brickwork as needed. 8 9.1
Replace rotted wood sill and flash underlying wall at boiler room "W ndovd' opening in west
5 fapade at bottom of metal exit stairs. 8 9.3
Remove and reset granite plinths at each side of monumental entrance stairs. Provide
waterproofing at substrate and reassemble with wept cavity. Rake joints in granite steps
6 and provide backer rod and sealant. 9 8.2
Remove existing ramp and reconfigure with new construction as indicated. Provide
granite pavers and granite cladding over reinforced concrete. Provide pair of mill finish
7 bronze rails each side. 9 8.7
Repair brick screen wall at chiller and replace cap with flashed bluestone (2" thick, natural
8 cleft). 9 6.9
INTERIOR STRUCTURAL REPAIRS
Repair cracked and settled basement concrete slab at west half of area below stage All due to deferred mtce
t (facilities and building storage at former dressing area). and same priority 8 8.8
Assume interior repairs and waterproofing are required at east wall of Estabrook Hall.
Repair finishes and wainscoting. (Note: Source of problems may be related to
underground site drainage at east wall, possibly disrupted in 2000 by elevator addition
2 made worse by tree root growth.) 8 8.6
Repair rusted steel and cracked terrazzo at northern end of first riser along base of
3 eastern basement stair outside of Estabrook Hall 8 8.8
Repair cracks (presumably cosmetic) in Auditorium balcony - -level concrete slabs and
4 repaint concretp 9 7.6
Prioritization, 10 High Priority
5 Medium Prioirty
1 Low Priority
10 5 10 8 8 10 5 10 5 10
10 5 10 10 10 5 10 10 10
10 10 10 10 8 10 8 10 10 8
5 10 3 3 5 5 10 10 10
10 10 10 10 10 10 10 10 10 8
5 10 10 10 7 10 5 10 4
10 10 10 10 9 10 8 10 10 6
10 10 10 10 10 10 10 10 10 10
10 10 2 3 5 5 8 10 10 2
1 10 2 3 7 5 1 10 10 2
5 10 8 10 10 5 10 10 10 2
10 10 8 10 10 10 10 5 10 10
10 10 10 10 10 10 10 10 10 10
10 10 9 10 10 5 8 10 10 10
1 10 8 3 7 5 1 1 5 8
10 10 10 10 7 10 10 1 10 10
10 10 7 9 9 8 5 10 8
10 10 6 9 8 10 8 10 10 8
1 10 5 7 5 5 1 5 10 2
10 10 9 10 8 10 10 10 10 10
10 10 8 9 7 10 1 10 10 4
10 10 8 8 6 10 5 10 5 4
10 10 8 9 8 5 5 10 10 10
10 10 8 9 6 5 10 10 10 10
10 10 8 9 5 10 8 10 10 10
10 10 8 9 8 10 8 10 10 8
10 10 10 8 8 10 8 10 10 6
10 3 4 5 1 10 10 2
5 10 3 6 7 5 5 10 10 2
10 10 10 8 6 5 5 10 10 10
10 10 5 9 9 10 5 10 10 10
10 10 6 10 10 5 5 6
10 10 4 8 5 5 8 5 10 6
10 10 4 8 5 1 1 10 10 4
10 10 7 8 5 1 5 5 10 4
5 8 5 5 5 5 5 6
10 4 8 4 5 5 5 10 10
10 8 8 7 5 5 10 8
10 3 5 5 5 10 8
5 2 0 3 1 8 5 5 4
5 9 4 5 5 5 5 5 4
5 5 5 3 10 10 10
10 8 5 1 5 5 10 6
10 9 8 7 10 10 5 8
10 8 6 10 8 10 10 6
10 8 5 3 10 10 4
10 10 8 8 6 10 10 10
10 10 8 8 7 5 10 10
10 10 8 8 6 5 5 10 10
10 10 8 8 7 10 10 10
10 10 8 8 8 10 10 10
10 10 9 8 7 5 5 10 10
10 10 10 10 5 10 8 5 10
10 10 8 8 5 1 5 5 10
10 10 9 8 8 5 10 10
10 10 9 8 7 5 10 10
10 10 10 8 7 5 10 10
10 10 10 8 5 5 5 5 10
AHCMBPC
STRUCTURAL MODIFICATIONS
Remove existing terrazzo and concrete floors in basement level toilet rooms. Provide
t replacement slabs and terrazzo for renovated toilet rooms.
Provide painted concrete ramp at west and north sides of Estabrook Hall stage. Provide
2 painted pair of steel handrails at each side of ramp.
Remove upper floor levels at south end of Estabrook Hall. Extend Estabrook floor level to
south wall. Provide concrete slab with terrazzo to match at room in exposed areas.
Provide painted concrete slab in storage area. Provide painted decorative metal railings
with moulded wood cap to match existing railings at ramp (and at gallery area to be Is this the second ramp
3 removed). from page 9?
Provide permanent thrust stage with maple flooring and wood paneled surround. Provide
stairs at west side with wall mounted wood handrail. Provide readily removable and
securely attached guardrails for all sides of stage so that it can be used for activities other
4 than as a stage (e.g., additional floor space for annual quilt show).
Provide framed openings, shallow pit (3 ") and hoistway walls for Auditorium to Stage to
Green Room wheelchair lift. Vent hoistway (1 SF) with motorized damper normally closed
to exterior via rated duct and louver. Damper opens in the event of temperature rise, fire
5 alarm or power failure.
Provide framed opening, shallow pit (3 "), suspended framing and hoistway walls for Bird
Room wheelchair lift. Vent hoistway (1 SF) with motorized damper normally closed to
exterior via rated duct and louver. Damper opens in the event of temperature rise, fire
6 alarm or power failure.
Modify central balcony aisle stairs to adjust placement 4" toward south in order to provide
7 clearance for wheelchair access at front cross aisle to Civil Room.
Modify trusses and provide steel supports for HVAC equipment at south end of attic.
8 Provide opening in east exterior wall for fresh air louver.
Modify entrance drive, curbs, curb cuts and brick walkways at front entrance area to
provide improved accessibility. Relocate or provide replacement bicycle rack adjacent to
9 walkway.
ELECTRICAL IMPROVEMENTS
Relocate existing switchboard from first floor stage area to basement electrical room.
Relocate existing panel in basement to accommodate placement of switchgear. Re route
t all associated conduits and pull boxes.
Relocate existing pad mounted transformer and re -route underground electrical from pole
to pad to relocated switchgear. Repair pavement and exterior wall at present location of
2 pad and wall- mounted conduits.
Provide alternate price to replace switchboard and transformer instead of relocating
3 existing equipment in order to minimize time required for power interruption. Makes sense
Rework the emergency transfer switch arrangement per the Electrical Engineer's
4 recommendations.
5 Replace and upgrade electrical panels and wiring in Estabrook Hall.
Provide power as needed to upgrade HVAC equipment at described in Mechanical
6 Engineer's system recommendations.
Provide power, switching and fixtures to upgrade performance and house lighting as
7 described in Lighting Consultant's recommendations.
Make corrections as needed at the fire curtain pocket Qunction box blockage) and
gridiron (inoperable lighting) as noted in Theater Consultants conditions and
8 recommendations.
ACOUSTICAL IMPROVEMENTS
Replace the existing, freestanding acoustical shell array at the stage with moveable
t towers and rigged canopy elements.
Provide variable acoustic banners in concealed, soffited pockets at the south wall ofthe
Auditorium on both floor levels. These will be located under the balcony at the first floor
level and at the rearmost wall behind the back row of seating at each side of the
2 inrni --inn hnnth
Provide interior, sound absorptive draperies set within the monumental arched windows
jamb openings at the east and west walls of the Auditorium balcony level. Provide sealed
3 interior fixed storm window panels to reduce noise transmission from outside.
In the Entrance Lobby, provide stretched fabric over glass fiber at the central vaulted
4 ceiling and at the three adjacent level ceiling areas
Provide sound - absorptive, tackable, fabric - covered wall panels on thirty percent (30 %) of
wall surface areas of the meeting rooms: Estabrook, Robbins, Ellen Stone, Legion, Bird
5 and Civil. Accessible rooms only
Provide architecturally integrated line array speaker system and related components for
6 improving the clarity of voice amplification in the Auditorium.
Upgrade audiovisual recording and broadcasting systems in the Auditorium. Replace four
remotely controlled security cameras with higher - quality imaging for effective use in an
? improved environment with variable performance lighting conditions. PEG Access ands?
8 Upgrade the HVAC system as noted in mechanical recommendations
Provide sound gaskets at all doors into Auditorium and meeting rooms to reduce noise
9 transmissions from lobbies and adjacent hallways.
Consider re- directing Auditorium access to the east and west side doors via the corridors
in order to benefit from the vestibule effect and to limit excessive noise transmission by
to restricting use of the Lobby -to- Auditorium doors. Is this needed?
Consider audiovisual equipment provisions in the meeting room for use with conducting Is this needed, in all
tt business presentations. rooms?
REPAIRS AND IMPROVEMENTS TO STAGE RIGGING
Remove empty pipe battens and associated chains. Remove unused sheaves from
t gridiron.
Provide six motorized line sets rigged from gridiron for three additional sets of lighting and
2 three sets of suspended acoustical shells.
Repair operation of fire curtain by replacing bronze guides, re- terminating release line, and
replacing nylon sheaves with metal. Remove electrical junction box from stage right
3 smoke pocket at floor level due to its obstruction of fire curtain closure.
4 Remove abandoned counterweight rigging system on sidewall of fly gallery.
Replace smoke hatch rigging with upgraded winches with thermal links, test levers and
lockable covers. Provide weatherization of cupola with rigid insulation and interior finish.
5 Provide weathe��Jb�at smoke hatch doors.
Provide cable- mounted pendant operator for front -of -house lighting to allowfor safe
6 operation.
Prioritization, 10 High Priority
5 Medium Prioirty
1 Low Priority
9 7.1 10 10 9 8 4 5 3 5 10
9 7.3 5 10 9 10 4 5 8 10 5
8 5.9 5 10 8 3 1 5 5 10
8 8.6 10 10 8 10 4 6.5 10 10
9 9.1 10 10 9 10 5 10 8 10 10
9 7.1 10 10 2 0 4 10 8 10 10
9 4.4 1 10 2 0 5 1 1 10 10
7 9.3 10 10 7 10 8 10 10
9 7.8 10 10 10 10 5 5 5 5 10
9 8.6 10 10 9 9 6 10 8 5 10
9 7.6 10 10 8 9 6 10 5 5 5
8 6.9 10 10 10 8 10 1 1 5
8 8.0 10 10 10 9 5 5 10 5
8 8.8 10 10 9 6 10 5 10 10
8 9.1 10 10 10 8 10 5 10 10
8 9.3 10 10 9 7 10 8 10 10
8 8.4 10 10 9 8 10 10 10
8 6.4 1 10 10 5 5 5 5 10
9 9.0 10 10 8 10 5 10 8 10 10
9 7.3 10 10 5 10 5 10 1 10 5
9 6.7 10 10 8 8 3 10 1 5 5
9 6.6 10 10 5 10 3 5 1 10 5
9 9.4 10 10 9 10 6 10 10 10 10
9 8.0 10 10 10 10 7 5 5 5 10
8 9.8 10 10 9 9 10 10 10 10
9 8.9 10 10 8 10 7 10 5 10 10
8 6.1 10 10 2 6 5 1 10 5
7 7.3 5 10 10 6 5 5 10
8 9.3 10 10 9 10 10 5 10 10
8 8.3 10 10 9 7 5 5 10 10
8 9.0 10 10 9 8 10 5 10 10
8 8.0 10 10 9 10 5 5 5 10
8 9.0 10 10 9 8 10 5 10 10
7 8.4 10 10 9 5 5 10 10