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Cary Memorial Study 2011 Mills Whitaker
Contract No. 10 -55: FINAL REPORT Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Mills Whitaker Architects LLC PO Box 750089 Arlington MA 02474 I June 2011 ISAAC HARRIS CARY MEMORIAL BUILDING EVALUATION EXECUTIVE SUMMARY ................................................................... ..............................3 ORIGIN OF BUILDING ....................................................................................... ............................... 5 BUILDING DESCRIPTION ................................................................................... ............................... 6 BUILDING STUDY PROCESS .............................................................................. ............................... 6 DESIGNTEAM .............................................................................................. ............................... 6 BUILDING COMMITTEE ................................................................................ ............................... 7 USERGROUPS .............................................................................................. ............................... 7 MEETINGS, REVIEWS AND KEY DATES ......................................................... ............................... 7 INTERIOR CONDITIONS AND RECOMMENDATIONS ........................ ..............................8 ENTRANCE LOBBY ............................................................................................ ............................... 8 CARY HALL AUDITORIUM .................................................................................. ..............................9 STAGE AREA & SUPPORT SPACES .................................................................. ............................... 13 LOWERLOBBY ................................................................................................ ............................... 14 ESTABROOK HALL ........................................................................................... ............................... 14 ROBBINSROOM ............................................................................................. ............................... 16 ELLEN STONE ROOM ...................................................................................... ............................... 17 LEGIONROOM ............................................................................................... ............................... 19 BIRDROOM .................................................................................................... ............................... 20 CIVILROOM ................................................................................................... ............................... 21 MEETING ROOM AMENITIES ......................................................................... ............................... 23 STAIRS, RAILINGS, GUARDS & DOORS ........................................................... ............................... 23 TOILETROOMS ............................................................................................... ............................... 25 OTHER PLUMBING FIXTURES ......................................................................... ............................... 26 ACCESSIBILITY ISSUES ..................................................................................... ............................... 27 STRUCTURAL SYSTEMS .................................................................................. ............................... 29 MECHANICAL SYSTEMS .................................................................................. ............................... 29 ELECTRICAL SYSTEMS ..................................................................................... ............................... 29 ACOUSTICS..................................................................................................... ............................... 29 THEATRICAL................................................................................................... ............................... 29 EXTERIOR CONDITIONS AND RECOMMENDATIONS .................... ............................... 30 SITE & ENTRANCE .......................................................................................... ............................... 30 DRIVEWAY & PARKING .................................................................................. ............................... 30 WALKWAYS.................................................................................................... ............................... 31 RAMP............................................................................................................. ............................... 31 SIGNAG E ......................................................................................................... ............................... 31 BRICKWORK................................................................................................... ............................... 32 WINDOWS...................................................................................................... ............................... 32 ROOFING........................................................................................................ ............................... 32 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 1 OTHER SITE ISSUES ......................................................................................... ............................... 33 PRELIMINARY SCOPE & BUDGET ................................................. ............................... 34 PRELIMINARY SCOPE ...................................................................................... ............................... 34 ACCESSIBILITY IMPROVEMENTS ................................................................. ............................... 34 AUDITORIUM & SUPPORT SPACES ............................................................. ............................... 35 MISCELLANEOUS IMPROVEMENTS ............................................................ ............................... 35 EXTERIOR STRUCTURAL REPAIRS ............................................................... ............................... 36 INTERIOR STRUCTURAL REPAIRS ................................................................ ............................... 36 STRUCTURAL MODIFICATIONS ................................................................... ............................... 36 MECHANICAL — FIRE PROTECTION SYSTEM IMPROVEMENTS .................... ............................... 37 MECHANICAL — PLUMBING SYSTEM IMPROVEMENTS .............................. ............................... 37 MECHANICAL — HVACSYSTEM IMPROVEMENTS ....................................... ............................... 37 ELECTRICAL IMPROVEMENTS ..................................................................... ............................... 37 ACOUSTICAL IMPROVEMENTS ................................................................... ............................... 38 REPAIRS AND IMPROVEMENTS TO STAGE RIGGING .................................. ............................... 39 PRELIMINARY BUDGET ................................................................................... ............................... 39 PROJECT PHASING OPTIONS .......................................................................... ............................... 41 PHASE 1: ACCESSIBILITY & AUDITORIUM .................................................. ............................... 41 PHASE 2: ESTABROOK, LOBBIES, TOILET ROOMS & STAGE SUPPORT ....... ............................... 42 PHASE 3: OTHER MEETING ROOMS, HVAC, FIRE PROTECTION ................. ............................... 42 PHASE 4: SITE IMPROVEMENTS ................................................................ ............................... 42 SEPARATELY FUNDED PROJECTS: SEATING & ACOUSTICAL SHELL ............ ............................... 43 PHASING BUDGETS .................................................................................... ............................... 43 NEXTSTEPS ................................................................................ ............................... 48 APPENDIX A DRAWINGS - EXISTING & PROPOSED APPENDIX B PHOTOGRAPHS OF EXISTING CONDITIONS APPENDIX C HISTORIC DOCUMENTATION APPENDIX D CONSULTANTS' REPORTS APPENDIX E PRELIMINARY BUDGET ESTIMATE APPENDIX F WEB -BASED USER SURVEY Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 2 EXECUTIVE SUMMARY Located in the Battle Green Historic District of the Town Center, the Isaac Harris Cary Memorial Building is the most significant historic public building in the Town of Lexington, hosting regular events that include Town Meetings, Town Elections, the Cary Lecture Series, performances by the Lexington Symphony and a range of other well attended community -based activities. The cornerstone was laid in 1927 and the building was dedicated in 1928, enabling the promotion of Lexington's educational and community life as envisioned in the wills of Isaac Harris Cary's two daughters, Eliza Cary Farnham and Susanna E. Cary. During the building's dedication in 1928, when the Trustees of the Isaac Harris Cary Educational Fund transferred the keys and deed to the citizens of Lexington, Chairman Mr. Robert P. Clapp made the following remarks: The result of our work is now before you. We have tried to produce a building that will be of constant service to the community, and one withal not without simple beauty and architectural dignity. How far we have succeeded in our efforts is for you and our fellow townsmen to judge.... ...1 ask you to keep in mind always the memorial character of the gift and the limitations which the donors have placed upon its use. Remember also that the "continued use" of the building for the authorized purposes was an object of solicitude on their part. This means maintenance and thoughtful care, not only this year and next year, but through all succeeding years. The Cary Memorial Building occupies a prominent site along Massachusetts Avenue between the Town Offices Building and the Police Station. Frequently mistaken for being Lexington's Town Hall, the stately Colonial Revival structure has a physical presence that clearly communicates its importance within the civic life of the community. In October 2010, Mills Whitaker Architects LLC was retained by the Town of Lexington to perform an evaluation of the Cary Memorial Building with a view toward observing existing conditions and preparing appropriate recommendations to improve the functionality of the facility in order to assure its continued use. The evaluation team included consultants that reviewed existing structural, mechanical and electrical systems along with specialized reviews of acoustical, lighting and stage rigging systems. A professional cost estimator was also included for establishing preliminary construction values based on the proposed scope of work. The Architect and its Consultants executed this evaluation in collaboration with the Building's Users, the Permanent Building Committee, the Department of Public Facilities and the Residents of Lexington. With relevant input from these groups, Mills Whitaker Architects studied the Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 3 building's history, existing conditions and ongoing uses in order to determine a set of appropriate recommendations for improvements to this municipal treasure. Given the importance of the building to the Town, it appears to have been well maintained and is in generally sound condition, retaining most of its original historic character and features. There have been limited alterations to the facility over time, including the provision of an accessible entrance, an elevator and infrastructure improvements such as an automatic sprinkler system, fire alarm system, emergency generator and limited stage lighting systems. Identified deficiencies in the facility include, but are not limited to, the following: • There is no accessibility to several of the public rooms and areas, including the Bird Room, Civil Room, Auditorium Stage, former Dressing Rooms and the Estabrook Stage. • Other accessibility shortfalls include narrow doorways, interior ramps without railings, no wheelchair seating in the Auditorium and limited stair railings in the balcony areas. • While the acoustics for orchestral music are exceptional in the Auditorium, the conditions for speech intelligibility during meetings and lectures are very poor. • Lighting for performances and other events in the Auditorium is inefficient and ineffective, requiring appropriate improvements and upgrading. • Estabrook Hall is poorly organized, acoustically challenged and could be much more efficiently used if appropriate renovations were to be implemented. • Meeting Rooms could benefit from various improvements and technology upgrades. • Toilet Rooms in the basement level are poorly organized, inefficient in terms of water conservation and overly congested during fully attended functions and events. • The heating, ventilating and air conditioning systems are inefficient and noisy, requiring their disablement during acoustically- sensitive functions in the Auditorium. • Accessible parking spaces are not conveniently located to the entrance and the accessible entrance ramp is deteriorated and not compliant with current regulations. • The entrance driveway does not provide a suitable drop -off area at the front entrance. A preliminary budget for recommended improvements to appropriately address existing conditions and deficiencies, if implemented as a single project in current dollars (not yet escalated to future values), is approximately $7.75 million. If phasing were to be necessary, the cost of the improvements would increase the budget by almost 22% to an approximate total of $9.4 million. Phasing options are outlined in case funding appropriations require an incremental approach. All improvements have been established in order to enhance the usability and enjoyment of the Cary Memorial Building to honor the nature and intent of this important memorial gift to the Town of Lexington. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 4 ORIGIN OF BUILDING "1 desire that the residue of my estate shall be devoted to a memorial to my dear father, Isaac Harris Cary, and to provide a fund which shall be commemorative of his constant interest and efforts towards assisting worthy young men to improve conditions in life, and generally to promote the moral, intellectual and educational advancement of the community..." (Residuary Clause found in the individual wills of Eliza Cary Farnham and Susanna E. Cary) Nearly $500,000 was left by the collective estates of Mrs. Eliza Cary Farnham and her sister, Mrs. Susanna E. Cary to honor their father through the construction of a memorial building and the provision of educational funds for young men. The Isaac Harris Cary Educational Fund was established in 1921 to carry out the sisters' wishes. The Trustees of the educational fund were charged with the responsibility of finding a suitable site in the Town of Lexington and constructing "a fireproof building to be adapted to and suitable for the safe storing and exhibition of Revolutionary War relics and treasures pertaining to the History of the Town and to contain a hall adapted to lectures and public meetings." The Trustees were also committed by the terms of the wills to offer public lectures in the building. The intent of the wills and therefore the Trust was to gift the memorial building to Lexington "to promote the Town's educational and community life." (1925 Isaac Harris Educational Fund Committee Report, pg. 5) Before construction began, the Trustees asked the Town to commit to taking on the responsibility of caring for and maintaining the building. If Lexington could not make that commitment, then the Trustees would build a smaller facility to conserve funds for ongoing maintenance and educational lecture series. The Trustees and members of a town - appointed committee worked together to reach a mutually - agreeable plan for the project. The Town of Lexington agreed to accept the memorial building and its necessary maintenance and care. For their part, the Trustees purchased three conjoined lots of land giving the Town enough space on the memorial building site to construct a separate building for Town offices. It should be noted that the purchased land had once been the site of the parsonage of Benjamin Estabrook, the first minister of Lexington (c.1694). The cornerstone for the Isaac Harris Cary Memorial Building was laid on June 9, 1927. To integrate well with the historic architectural nature of Lexington, the building was constructed with materials available during the Revolutionary War. The predominant interior feature was the Colonial - styled Hall, which could be used for Town Meetings and other non - political or non- sectarian meetings. The Hall could reportedly seat 1,004 people, half on the main floor and half in the mezzanine level. The seating on the main floor was removable, enabling the Hall to be used for banquets, dances, etc. (799 seats are used in the current configuration.) Care was taken in the construction of the Hall to create exceptional acoustics. The Isaac Harris Cary Memorial Building was dedicated and gifted to the Town of Lexington on October 18, 1928. True to the desires of the Cary sisters, expressed in their wills, the building has served the social and educational lives of the people of Lexington for more than eighty years and the Cary Lecture Series continues to provide four presentations annually to the residents of Lexington. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 5 BUILDING DESCRIPTION The Isaac Harris Cary Memorial Building is a contributing structure in the Battle Green Historic District of Lexington Center. The facility is considered to be the most significant historic public building in the Town, hosting a variety of public meetings and functions and serving as a vital community hub. Designed by Kilham, Hopkins and Greeley along with architect Willard D. Brown, the facility is a red brick and white trimmed Colonial Revival structure set behind a front lawn and circular drive that lend it an aspect of prominence and importance on Massachusetts Avenue. Monumental steps lead to a central entrance with three pairs of doors on a facade graced with pilasters and an appropriately scaled and detailed pediment at the south elevation. The entrances lead into a central lobby that is located in the middle of three floor levels. The entrance lobby leads directly to the First Floor of the Auditorium, the signature space of the building. Gallery seating at the Second Floor encompass the Auditorium on three sides and a central stage and proscenium occupy the far end of the room. Smaller meeting rooms on the Basement and Second Floor levels are accessed by symmetrically placed stairways at the east and west portions of the entrance lobby. A lecture hall named after Estabrook is located in the Basement and includes a recital stage. Directly above the entrance lobby, the Bird Room is a vaulted space that was originally designated as an exhibition area, presumably for historic relics. Each of the rooms, lobby areas, stairways and support spaces are individually described and illustrated in this study report in order to document the building's conditions and recommend improvements to the facility. BUILDING STUDY PROCESS The process of evaluating the Isaac Harris Cary Memorial Building involved the efforts of a selected Design Team working under the guidance of a designated Building Committee in cooperation with various User Groups that have a vested role in the condition of the facility. The primary members of each of these three entities included the following firms, persons and organizations. DESIGN TEAM • Mills Whitaker Architects LLC — Designer & Primary Consultant • Structures North Consulting Engineers —Structural Systems • Forte Engineering— Mechanical Systems • The Green Engineer — Energy Consultant • Johnson Engineering & Design — Electrical Systems • Available Light — Lighting Consultant • Acentech Incorporated — Acoustical Consultant • B.N. Productions — Theatrical Systems Consultant • Daedalus Projects —Cost Estimating Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 6 3011111►[Circe]LTA 1► II■1:1q • Wendall Kalsow, Adjunct Member of PBC / Historical Commission Member • Barbara Hughey, Adjunct Member of PBC / Represents Lexington Symphony • Staff Support: Patrick Goddard, Director / Lexington Public Facilities Department • Staff Support: Mark Barrett, Project Manager / Lexington Public Facilities Department C1e11 C01119i The Municipal Government, the Community and Public Facilities Renters representing various local organizations use the Cary Memorial Building. In order to include as much input from the building's users as possible, the Building Committee arranged for interviews and discussions with the following groups: • Senior Management Team (key Town employees) • Facility Maintenance Staff • Performance & Events (Lexington Symphony, LexMedia, Annual Quilt Show) • Town Committee Chairs, Town Meeting Members & Town Residents Each of these key user groups was consulted regarding issues vital to the improved functionality of the building and its various activity areas. Comments from discussions with these user groups directed and focused the design team's observations and evaluations of building components and systems during the review of existing conditions. An online survey of a broader group of residents, town meeting members, town committee members and other users of the building was conducted by the Town during this study as a means of gathering more input into the study process. The Town also provided the Architect with scheduling information from December 2009 through October 2010 to assist with an analysis of room usage by various groups. MEETINGS, REVIEWS AND KEY DATES The project time period started in October 2010 and was substantially completed in March 2011. Report review by the Building Committee, report finalization by the Architect and final presentations were done in the spring of 2011. Dates for implementation of the recommendations have not yet been established. Key meeting dates were as follows: 22 Oct 2010: Kick -Off Meeting of Committee and Architect 27 Oct 2010: Delivery of Signed Agreement Between Owner and Architect 05 Nov 2010: Review of Mechanical Systems with Facilities Staff 10 Nov 2010: Review of Building Use with Senior Management Team 17 Nov 2010: Review of Building Use with Performance Groups 18 Nov 2010: Review of Building Use with Town Committee Chairs & Public 23 Nov 2010: Review and Measurement of Acoustical Characteristics 06 Dec 2010: Review of 50% Progress Report with Committee 10 Jan 2011: Review Preliminary Floor Plan Improvements with Committee 20 Jan 2011: Review Scope of Improvements and Phasing Options with Town Staff 31 Jan 2011: Review Improvements and Floor Plans with Committee 04 Feb 2011: Architect Reviewed Seating Conditions w/ Manufacturer's Representative 25 Feb 2011: Review Preliminary Project Budget with Committee 30 Mar 2011: Review Phasing Options & Provide Draft of Final Report to Committee Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 7 INTERIOR CONDITIONS AND RECOMMENDATIONS Refer to floor plan drawings in Appendix A and captioned photographs in Appendix B that serve to illustrate the various interior conditions and recommendations described below. ENTRANCE LOBBY The Entrance Lobby is comprised of a Vestibule, a central Memorial Lobby and two side lobbies (East and West). The entire lobby area has a slate floor. The Narthex has cast stone cladding (artificial granite per the 1926 drawings) on the walls up to and including a perimeter crown moulding. The crown conceals indirect lighting that illuminates a barrel vaulted painted plaster ceiling. Three demure pendant lantern fixtures are suspended from the ceiling opposite each of the three pairs of entrance doors. The entrances into the Narthex are painted wooden paneled doors with fan light transoms above. The central doors are wider and taller than the flanking doors. While each of the flanking doors consist of three panels, the central door is a two -panel door with a third panel in the transom above, providing the appearance of being a taller pair of three -panel doors. A Confederate Cannon is displayed in the northeast corner of the Narthex and two oval stone memorial tablets are mounted on the south wall. The western stone tablet is blank while the eastern tablet contains a gold incised message honoring the building's namesake, Isaac Harris Cary. Two stone clad columns divide the Vestibule from the Memorial Lobby. This main portion of the lobby has stone wainscoting, painted plaster walls, perimeter stone crown moulding similar to the Vestibule and a shallow, vaulted painted plaster ceiling. Three substantial pendant fixtures and indirect lighting from the stone crown moulding illumine the space. A row of recessed fixtures in the ceiling within a small cross vault facing the north wall accent The Dawn of Liberty, a monumental painting that is recessed into the north wall. This historic treasure portrays the battle of Lexington Green on April 19, 1775. The words, "Too few to resist... Too brave to fly," sum up the spirit of that day. Stone statues of Samuel Adams and John Hancock grace the northwest and northeast corners respectively. Two pairs of three -panel doors with stone surrounds, adjacent to the two statues, provide passage into the Main Hall (Auditorium). The East and West Lobbies are on either side of the Memorial Lobby. Both have lower, horizontal, painted plaster ceilings, stone wainscoting and painted plaster walls. Lighting is provided with a combination of original and contemporary wall sconces and ceiling- mounted fixtures. A staircase from the East Lobby leads down to Estabrook Hall and an elevator serves the other floors of the building. The West Lobby is adjacent to the Ellen Stone Room. The south side of both East and West Lobbies contain stairways to the basement level and second floor. The north sides of both lobbies contain former ticket booth windows and paired doorways serving ramped side corridors that border the Main Hall and connect to two back stairways. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 8 The lobby areas are in excellent condition and appear practically identical to their depiction in the 1926 original drawings. The primary need to be addressed is improvement to the acoustics in order to reduce reverberation caused by the surrounding hard surfaces. Noise in this area can be a source of distraction for the adjacent Auditorium and small meeting room. Also, when events are held in the lobby, it can be difficult to hear conversational speech, which can then lead to an increase in speech volume, further exacerbating the problem. Acoustical absorption could be added within the vaulted and horizontal ceilings to greatly dampen reverberation in the lobby without altering its historic appearance and character. Improvements to lighting could also be done simultaneously in order to increase fixture efficiency and improve the visual quality of space, again while maintaining the historic intent. Refer to the Acoustical and Lighting Consultant's respective reports in Appendix D for information regarding these components. CARY HALL AUDITORIUM The Main Hall (Auditorium) is the signature space of the Cary Memorial Building and the most significant public assembly hall in the Town of Lexington. This grand hall, located at the heart of the building, is a voluminous yet intimate space that seats 799 persons. The Auditorium is entered from Memorial Lobby through two pairs of doors and two ramped aisles serving fixed seating in the back of the hall below the balcony above. The central portion of the hall at the First Floor is level and kept free of fixed seating in order to support a range of uses, including the placement of loose seating for events. Balconies with fixed, tiered seating surround the hall on the east, west and south sides. The stage and proscenium opening are to the north and are framed in the foreground by diagonal walls creating a chancel area and concealing vertical chases for the main building flue and ventilation ductwork. The main floor of the hall is maple while the balcony flooring is painted concrete. Wood wainscoting surrounds the perimeter of the main level and painted plaster spandrels with intermittent cartouche panels rest above the paneling at the edge of the balcony seating. At the upper level, the perimeter walls are painted plaster with engaged plaster pilasters and cornices that provide decorative surrounds for monumental arched windows. The plaster ceiling is about 31' -9" high and has a central section of nine plaster panels that is shallowly vaulted. The central decorative panel and chandelier were recently restored. Each of the nine panels is ringed with medallions of floral bas - relief plaster while the whole group is surrounded by individual bare bulb fixtures set within plaster rosettes. The perimeter ceiling areas over the three balcony sections and the chancel area are horizontal plaster panels and another row of individual lamps lines the chancel beam. Intermittent pendant lights illuminate the balcony and a contemporary lighting pipe with twelve theater lights is suspended from the ceiling in the chancel area. Storage closets with doors integrated into the wood wainscoting are located under the east and west balconies. These closets are used for the storage of loose chair seating for the main floor of the hall. There are 107 fixed seats under the balcony level and the open floor area can accommodate 260 loose seats for performances. The balcony has 432 fixed seats for a total Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 9 occupancy of 799 persons. There are no accessible seats provided within the fixed seating areas, but accommodations are made within the loose seating areas when the need arises. The fixed seats, original to the building, were manufactured by Heywood Wakefield with maple arms, cast iron standards, plywood backs with leather inserts, plywood seats with leather upholstered cushions and wire hat racks. The seat bottoms are manually raised for clearance. Cary Hall is heavily used by Lexington residents for events ranging from Town Meetings and elections to Lexington Symphony concerts and children's recitals. The Entrance Lobby is often booked in conjunction with the Main Hall. As is shown in the chart below, the most common uses for the Auditorium in 2010 were meetings and performances. January was the busiest month, while July saw only 1.5 hours of booked use. The Hall has been rented out for such things as graduation ceremonies for Boston University's Center for Digital Imaging Arts, concerts for the Yamaha Music School and the annual show of the Rising Star Quilters Guild. CARY AUDITORIUM & ENTRANCE LOBBY: December 1, 2009 - October 31, 2010 Total Use: 452.5 Hours Total Potential Used: 23% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Municipal Government 24% Class 25 Evening 205.5 Elections 45 Clinic 17 Full Day (7' Hours) 162 Employees 3 Election 45 Morning 42.5 Health Department 25 Lecture 13 Afternoon 42.5 Lexington Schools 23 Meeting 125 Library 13 Miscellaneous 4 Community Use 35% Performance / Show 146.5 Committees 47.5 Reception / Ceremony 57.5 Lecture Series 13 Training 1.5 Miscellaneous Events 26 Special Event 18 Rec Department 10.5 Town Meeting 62 Public Facilities Rental 41% Lexington Symphony 49 Various Renters 135.5 TOTAL 452.5 TOTAL 452.5 TOTAL 452.5 "POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs /day, over 11 months. The Auditorium is in good condition, but some significant improvements are of great importance to the continued use and enjoyment of this important venue. The acoustics of Cary Hall present a design challenge. While the sound quality during a musical performance is exceptional, speech intelligibility (e.g., in a lecture or Town Meeting, etc.) is deplorable. Improvements to Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 10 enhance the latter must do no harm to the experience of the former. Refer to the Acoustical Consultant's report in Appendix D for observations of existing conditions and recommended improvements. Exacerbating the acoustical concerns is excessive noise generated by heating, ventilating and air conditioning equipment. This equipment, much of which is original to the building, typically needs to be turned off during meetings and concerts due to this problem. As a result, the comfort level of attendees and participants at events of any appreciable duration decreases steadily as time passes, with exponential decline toward the end of any lengthy event. It is recommended that the HVAC system serving the Auditorium be completely reworked and that the air handling equipment be enclosed within a sound isolated room constructed within the attic. Refer to the Acoustical Consultant and Mechanical Engineer's reports in Appendix D for additional information regarding existing conditions and recommended improvements. Another source of disturbance into the Auditorium emanates from the Memorial Lobby through the entrance doors. These doors are normally left open and, as described previously, the lobby is acoustically lively and sound can easily travel into the Auditorium. Acoustically dampening the vaulted ceilings in the lobby as recommended will help diminish this problem. Since the creation of a vestibule entrance into the Auditorium from the lobby, which would alleviate the problem, cannot be achieved without changing the floor plan configuration, an alternative would be to add sound seal weather stripping to the Auditorium doors and keep them closed during an event. Latecomers could then be redirected to the side corridors, where they could enter the Auditorium through the side doors. This approach, coupled with proper crowd management, effective ushering and clear signage, would take advantage of a pre- existing vestibule -like configuration of the historic floor plan. These east and west corridors are, like the initial access into rear of the hall, ramped at an approximate slope of approximately 1:12. In the fixed seating area at the rear of the hall, a ramped surface of this gradient does not require handrails in accordance with the building code (780 CMR 10; 2009 IBC 1028.13, Exception 1). In the corridors, however, these ramps are required to have dual height handrails at each side of the ramp in accordance with accessibility regulations (521 CMR 24.5). These could be easily added in order to meet current accessibility regulations, although the inside rails in both corridors would need to be interrupted to allow passage through the doorways into the former ticket booths. Accessibility improvements related to seating in the Auditorium is also required. The current accessibility regulations (521 CMR 14) for places of assembly stipulate provisions for wheelchair seats, companion seats and armless seats at aisles based upon the number of fixed seats. The Auditorium has 539 fixed seats, which results in the need for 6 wheelchair seats, 6 immediately adjacent companion seats and 6 armless seats at aisles. The seats should be evenly distributed to the extent possible in various locations within the auditorium. Based on seating distribution Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 11 in the Auditorium, which has more seats in the balcony than on the main floor, a recommended placement of wheelchair seats is noted on page A -9 in Appendix A. This layout shows a total of 4 wheelchair seats at the balcony level. The remaining 2 wheelchair seats would be incorporated within the loose seating on the main floor. Companion seats must be adjacent to wheelchair seats and armless seats would be provided elsewhere in locations to be determined. It should be noted that the regulations allow for wheelchair seats to be normally occupied by readily removable seats and that these locations do not need to result in a permanent loss of typical seating locations. In the balcony seating areas, two of the proposed seats (at the upper cross aisle on the Bird Room level) will replace only one seat each for no change in seating capacity. The other two seats (at the east side aisle) would result in the displacement of four seats each. Seating incorporated into the loose seating area has historically been accommodated in the front row of the main floor level, resulting in no loss of seating capacity. Wheelchair seating could not be easily accommodated in the First Floor fixed seating area since those chairs are located in the sloping back area of the Auditorium with a gradient of 1:12. The existing condition of seating in general is fair and a variety of opportunities exist for repair and restoration of the seats. Full replacement of the seats could also be accomplished, but that would result in too much loss of historic fabric (pun intended), especially since several options exist for less disruptive repairs and partial replacement. Highland Seating, a local representative of Irwin Seating, was consulted regarding appropriate options for restoration of the existing chairs so that a budget number could be provided. Balcony seating tiers have very limited handrails to assist in safely reaching your respective seat. Most of the walls have handrails, but none of the aisles. Unfortunately, the aisles are not wide enough to incorporate handrails in the center of each aisle. However, handrails could be incorporated on one side of each aisle for each level change in order to provide assistance and to allow full access into each row. A more detailed description of existing conditions and recommendations is included in the "Stairs, Railings, Guards & Doors" section of this report. There are several continuous cracks in the concrete floor of the balcony level in various areas. Refer to the Structural Engineer's report in Appendix D for a description of the locations and the professional opinion that these appear to be from shrinkage and do not seem to be of any particular structural concern. Refer to the Lighting Consultant's report in Appendix D for a description of existing house and performance lighting in the Auditorium along with recommended improvements. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 12 STAGE AREA & SUPPORT SPACES The stage has a maple floor surface approximately four feet above the main floor of the Auditorium with a proscenium opening about 32' wide by 21' high. There was a very narrow orchestra pit at the front of the stage that has since been filled in with flooring. A door within the wood wainscoting at house right (stage left) served the orchestra pit via a set of stairs from the dressing area below the stage. Existing conditions of the stage rigging, lighting and ventilation, along with recommended improvements, are described in the Theater and Lighting Consultant's respective reports in Appendix D. The dressing area is no longer used as such and currently serves as storage for Facilities and the Recreation Department. Trap doors still exist between the stage and the dressing area. This area could be reconfigured to allow for a Green Room while providing a more logical arrangement of storage space for Facilities and the Recreation Department. The Green Room should be acoustically isolated from the stage area above by modifying the existing ceiling, sound isolating the existing communicating stairways to the stage, and adding hinged acoustical panels below the existing stage trap doors. This sound isolation would allow musicians a place to warm up prior to a performance without disturbing ongoing events in the Auditorium. The recommended renovation of the area below the stage is shown on page A -3 of Appendix A. A 16' deep by 31' -8" wide demountable thrust stage is frequently used to extend the stage beyond the proscenium opening into the chancel area. This thrust stage is the setting for the majority of the symphony players during performances, bringing the musicians into the room instead of keeping them tucked back into the stage. A moveable acoustical shell is used behind the symphony to help project their sound into the Auditorium space. There is interest in making the thrust stage permanent in order to provide a better surface (maple flooring to match the stage) and to better complement the character of the Auditorium. Uses like the annual Quilt Show could benefit from a permanent thrust stage for additional floor area if a temporary removable guardrail were to be provided for non - performance stage use. The recommended configuration of the permanent thrust stage is shown on page A -6 of Appendix A. The stage area is not accessible, nor is the dressing area below. To provide effective access to these two areas, the installation of a three -stop wheelchair lift is recommended that will be accessed from the main floor of the hall through a modified version of the former orchestra pit door. By replacing the existing pit door within the height of the existing wainscoting, a passageway could be created that leads to a concealed wheelchair lift within a hoistway that will penetrate the stage and connect down to the dressing area. The hoistway will need to be vented to the exterior with a one square foot fire - protected vent modulated by a motorized damper. The configuration of this wheelchair lift is shown on pages A -3 and A -6 in Appendix A. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 13 rw,ayrZrai -1.a1Vi The Lower Lobby is in the Basement Level and serves as passage to Estabrook Hall, the Robbins Room and public toilet rooms. This lobby has a terrazzo floor and integral terrazzo base, painted plaster walls, stained wood chair rail, painted crown moulding and painted plaster ceiling. The terrazzo floor is cracked at the north corner of the east stair, likely the result of rust jacking in the steel stair structure. Surface - mounted lights on ceilings and walls illuminate the lobby area. The space is acoustically very reverberant, and a squeaky fan coil unit in the ceiling of the men's room vestibule adds an incessant whining noise into the air. The Lower Lobby is used mainly by the Recreation Department for summer classes and by Rising Star Quilters during their quilt show in October. LOWER LOBBY: December 1, 2009 - October 31, 2010 Total Use: 123 Hours Total Potential Used: 6% USER GROUP Community Use Rec Department Public Facilities Rental Various Renters TOTAL EVENT TYPE 76% Class 93 Performance / Show 24% Training 30 6 123 TOTAL ** Potential Availability: 2000 Hours 86 30 EVENT TIME Morning 80 Full Day (7' Hours) 30 7 Afternoon 7 Evening 6 123 1 TOTAL 123 "POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs /day, over 11 months. The Lower Lobby is well maintained and in good condition. It is a utilitarian area that could be improved first by determining the reason for the high - pitched whine from the fan coil unit so that irritating sound could be muted. Additionally, the walls and /or ceiling could be treated with acoustically absorbent panels to reduce the overly reverberant nature of the space. Refer to the Structural Engineer's report in Appendix D for recommended treatment of the rust jacking that caused the small area of cracked terrazzo floor in the eastern portion of the Lower Lobby. ESTABROOK HALL Estabrook Hall is a small lecture hall and intimate performance area in the Basement Level of the building. The hall floor area, not including the stage, is approximately 1313 square feet and encompasses a multi -level entrance, accessible ramp, gallery space and picture booth at the south end. The useable floor area of the hall is approximately 766 square feet, or only about 58% of the total area. A curtained stage at the north end provides recital space for performances. The picture booth and gallery space at the south end are both underutilized. Estabrook Hall is accessed from the south via the Lower Lobby through two separate pairs of doors in the southwest and southeast corners of the room. The entrances are four steps above Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 14 the gallery level and three steps above the useable floor level of the hall. The elevator is on the east wall with a landing on the gallery level. An accessible ramp 21 feet in length along the east wall provides access down to the main floor level. Two pairs of exit doors at each side of the stage on the north wall provide passage to the stage and to a back stair and exterior exit door. The room has a terrazzo floor and integral terrazzo base with painted plaster walls and painted panel moulding. The ceiling in the main area is painted plaster at 10' -7" with painted beams traversing the room from east to west. Decorative railings border the gallery and ramp areas. Original decorative ceiling fixtures provide light to the room, along with some contemporary wall sconces and two large windows in the east wall. A valance light behind the proscenium at the stage provides lighting for performances. Estabrook Hall is a well -used space with most of its bookings in 2010 for municipal government and community group purposes. The Recreation Department is the primary user, with various classes filling a slight majority of the total bookings. Estabrook is used throughout the year, although April in 2010 saw its highest use with 70 hours during that month. ESTABROOK HALL: December 1, 2009 - October 31, 2010 Total Use: 417.5 Hours Total Potential Used: 21% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Municipal Government 25% Class 211.5 Full Day (7' Hours) 178 Employees Health Department Lexington Schools Community Use 35.5 Clinic Lecture Meeting 3.5 Evening 111.5 57.5 10 0.5 Afternoon 69 59 105.5 Morning 70% Performance / Show 14.5 Committees 69 Reception / Ceremony 4 Lecture Series 0.5 Training 78 Rec Department 212.5 Town Meeting 11 Public Facilities Rental 5% Lexington Symphony 3.5 Various Renters TOTAL 18 417.5 TOTAL 417.5 TOTAL 417.5 "POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs /day, over 11 months. The room has a posted occupant load of 45 (unconcentrated) and 70 (concentrated). The main floor of the hall is furnished with loose seating that can be oriented toward the stage for performances or toward the gallery for meetings. A large wooden sectional table with 8 leather Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 15 executive chairs is located to the north of the gallery to serve as the staging area for meetings. This positioning orients the room toward the entrance and the elevator, potentially distracting for all those attending meetings. This furniture is unwieldy and usually occupies this location. Folding and stacking chairs are used in the room and can be stored in the gallery and on the stage when not in use. Chair storage carts are located on the gallery in full view. Other than the introduction of the elevator in 2000, Estabrook is essentially the same as it was in 1926 when first constructed. The finishes are in good condition, with the exception of some deterioration at the east wall due to water infiltration from the site, possibly the result of interrupted site drainage from tree roots. The room is too lively from an acoustical perspective. Also, several features of Estabrook Hall are not well utilized and result in wasted space. At the south entrance to the room, the abandoned projection booth lies fallow and the adjacent narrow gallery, probably intended as a podium for speakers, is used for chair storage. Together these two spaces comprise about 30% of the room's overall length. The orientation of the room for meetings, toward the front and entrance area, is awkward at best. The small performance stage at the north end is not handicap accessible. Improvements can be provided by replacing the picture booth and gallery with concealed chair storage that takes up less space than both existing elements. Reconfiguration of the entrance stairs could bring users to the center of the room, making the orientation of the room toward the stage for all events. The stage could be made accessible by incorporating a ramp to wrap around the west and north sides of the stage in the concealed area behind the left exit door. (Refer to existing and proposed drawings on pages A -1 through A -3 in Appendix A.) Improvements should also be made to ventilation, acoustics, lighting and meeting room amenities as described elsewhere in this report. ROBBINS ROOM The Robbins Room is located on the Basement Level adjacent to the Lower Lobby in the middle of the building. The south wall of the room contains one door and a large sliding window used for coat checking during performances and events. The room contains coat hooks around the perimeter for this purpose. A door on the north wall leads into the Town Clerk's Record Storage, a series of two rooms. The room is roughly 736 square feet (25' -3" x 29' -2 "), has a ceiling height change of 7' -9" to 7' -1" and a posted occupant load of 36 persons (unconcentrated). There are no exterior windows or walls since this is an interior room. Metal shelving remains on the north and west walls from the Cary Memorial Library's temporary use of the building during its expansion project. The Robbins Room is carpeted, has painted plaster walls and a painted concrete base. The room is lit by 2' x 2' fluorescent lights set within an acoustical tile ceiling. A disconnected steam radiator is suspended from the east wall and steam piping, a portion of which is only 6' -4" above the floor, traverses the east side of the room. Since the room is an interior space with no exposure to the exterior for heat loss or gain, there is limited need for tempering the space. A Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 16 fan coil unit, located in the boiler room to the west, provides some ventilation and cooling through concealed ductwork to ceiling diffusers and return grilles. The room is equipped with recessed ceiling sprinkler heads. The Recreation Department is the primary user of the Robbins Room. The space is predominantly scheduled for classes and finds its heaviest use in July and August. Robbins is furnished with folding tables, two wooden library tables and an assortment of wooden chairs. ROBBINS ROOM: December 1, 2009 Total Use: 421.5 Hours Total Potential Used: 21% - October 31, 2010 ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Municipal Government 4% Class Meeting Performance / Show 352 Full Day (7' Hours) 159.5 Auditors Health Department Community Use 8.5 28 Evening 110 8 86% 41.5 Morning 94 Afternoon 58 Committees 16.5 Rec Department 344 Town Meeting 3 Public Facilities Rental 10% Lexington Symphony 2.5 Various Renters 39 TOTAL 421.5 TOTAL 421.5 TOTAL "POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs /day, over 11 months. 421.5 Of all the small meeting rooms, Robbins is the least attractive due to its low ceiling height and relatively drab appearance. However, it has great utility for a variety of activities such as those that are hosted by the Recreation Department. Upgrades to lighting, acoustics and meeting room amenities to better facilitate its use could be provided as discussed elsewhere. ELLEN STONE ROOM The Ellen Stone Room is on the First Floor, conveniently located near the building's main entrance adjacent to the West Lobby. The room is roughly 333 square feet (16' -9" x 19' -10 ") and has a ceiling height of 9' -2 ". The Ellen Stone Room has a posted maximum occupant load of 20 persons (unconcentrated capacity with tables /chairs). Two separate 36" wide 6 -panel doors on the east wall provide access into the room. There are original 12- over -12 double -hung wood windows in the north, west and south walls that are shaded with wooden adjustable blinds. The room is carpeted, has painted vinyl wall covering, painted crown moulding and stained finishes Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 17 on windows, trim, doors, base moulding and chair rail. An acoustical ceiling with concealed spline has been attached to the original plaster ceiling and offset from the crown moulding. Two linear fluorescent fixtures suspended from the ceiling light the room. The room is heated by two steam radiators below the windows on the north and west walls and a pair of freestanding space heaters. Cooling is provided via a fan -coil air conditioning unit on the west wall. A ceiling mounted fan and freestanding fan provide some room air circulation. Two sidewall sprinkler heads are provided from exposed sprinkler piping on the east wall. The room is furnished with a long conference table and accompanying chairs, a fixed white board on the east wall (between the two entrance doors) and a freestanding presentation easel. As appropriate for the location and type of space, meetings comprise most of the events held in the Ellen Stone Room. In 2010, the Town Auditors booked the room for 254.5 hours, more than half of the room's total use. The room is often booked for full -day time slots (7+ hours) and is used heaviest between the months of August and December. ELLEN STONE ROOM: December 1, 2009 - October 31, 2010 Total Use: 441.5 Hours Total Potential Used: 22% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Municipal Government 70% Class 8 Afternoon 29.5 Auditors 254.5 Clinic 11.5 Evening 84.5 Elections 0.5 Lecture 24.5 Full Day (7' Hours) 299 Employees 35 Meeting 386 Morning 28.5 Health Department 19.5 Performance / Show 7 Community Use 27% Reception / Ceremony 4.5 Committees 93.5 Lecture Series 23 Town Meeting 3 Public Facilities Rental 3% Various Renters TOTAL 12.5 441.5 TOTAL 441.5 TOTAL 441.5 ** POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs / day, over 11 months. The Ellen Stone Room is well maintained and in good condition. Improvements could include consolidation of the heating /cooling systems, as recommended by the Mechanical Engineer, that would involve removal of the existing systems and provision of a ducted fan coil system that could provide ventilation, heating and cooling. Upgrades to lighting, acoustics and meeting room amenities to better facilitate its use could also be provided as discussed elsewhere. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 18 ■ - ro a ri l � 11 ■ - ya ra l � kT i The Legion Room is one of three small meeting rooms in the building (along with Ellen Stone and the Civil Room) and is located on the second floor in the southeast corner of the building adjacent to the elevator. The room is approximately 360 square feet (17' -6" x 20' -6 ") with a ceiling height of 10' and has an unconcentrated capacity of 20 persons. The room has the same overall dimensions and capacity as the Civil Room. A pair of 30" doors in the west wall provides passage into the room from a terrazzo foyer over a polished slate threshold. The Legion Room is carpeted and has painted vinyl wall coverings. The crown moulding is painted white and the base moulding and chair rail are stained brown to match the doors, trim and window frames. There are 8- over -8 double hung windows on the south and east walls, shaded with wooden blinds. The former window in the north wall was removed when the elevator was installed. The room is lit by one linear fluorescent fixture suspended from the ceiling. For heating and cooling, the room is equipped with two steam radiators (north & south walls) and a fan coil air conditioning unit in the northwest corner of the room. The Legion Room is furnished with a long, rectangular conference table, 12+ wooden chairs, a collection of folding chairs and a freestanding coatrack. A white board, encased in a wooden cabinet, is affixed to the wall in the northwest corner. In 2010, the Legion Room was used primarily for Town committee and employee meetings but was also rented to outside groups (e.g., the Yamaha Music School of Boston). The room was in use throughout the year, although the heaviest use occurred in October due to the Yamaha Music recital. LEGION ROOM: December 1, 2009 - October 31, 2010 Total Use: 121.5 Hours Total Potential Used: 6% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Municipal Government 16% Meeting 93.5 Evening 57.5 Employees 16.5 Performance / Show* 25.5 Full Day (7' Hours) 34.5 Lexington Schools 2.5 Reception / Ceremony 2.5 Morning 23.5 Community Use 58% Afternoon 6 Committees 64 Town Meeting 6.5 Public Facilities Rental 26% Various Renters 32 TOTAL 121.5 TOTAL 121.5 TOTAL 121.5 * Practice Room for Yamaha Music Recital ** POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs / day, over 11 months. The Legion Room is well maintained and in good condition. Improvements could include consolidation of the heating /cooling systems, as recommended by the Mechanical Engineer, Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 19 that would involve removal of the existing systems and provision of a ducted fan coil system that could provide ventilation, heating and cooling. Upgrades to lighting, acoustics and meeting room amenities to better facilitate its use could also be provided as discussed elsewhere. RIRn Pr)r)NA The Bird Room, which is located centrally on the Second Floor directly above the Memorial Lobby, was originally designed as an exhibition space. This room is approximately six feet higher than the main level of the Second Floor and is not handicap accessible. The room is approximately 882 square feet (22' -9" x 38' -9 ") with a ceiling height of 14' -3" that transitions in a vaulted profile down to the walls. It has an unconcentrated capacity of 75 persons. The south wall has dark, floor -to- ceiling, vertical pine paneling, with three built -in window seats. Two built -in display cabinets are located between each of the windows and concealed behind the pine paneling. The cabinets each contain glass doors with interior lighting behind a pair of integrated paneled doors. The 1926 drawings indicated attractively detailed display cases, presumably for historic artifacts, but the installed versions are small and concealed. (Refer to existing photographs and the original design drawings on page B -68 of Appendix B.) The remaining walls (north, east and west) have horizontal pine wainscoting below painted plaster. The room is accessed through double doors (pairs of 28" wide leaves) in the east and west walls from open balconies and stairs leading from the entrance lobbies. A pair of 8 -lamp chandeliers, equipped with modern compact fluorescent bulbs, illuminates the room. Radiators under the three window seats and two fan coil air conditioning units on the north wall provide heating and cooling. Statues of soldiers from 1861 and 1775 stand in the northeast and northwest corners of the Bird Room respectively. The room is furnished with a few armchairs and wooden tables placed around the perimeter of the room. There is random clutter and sparseness to the room due to a couple of freestanding coat racks, recycling bins and trash cans. There are no provisions for projection or whiteboards at present. Since the Bird Room is not handicap accessible, it is minimally used. As can be seen in the chart below, between December 1, 2009 and October 31, 2010, the room was used for only 15.5 hours. The Recreation Department was the predominant user, engaging the room for classes that are attended by fully ambulatory participants (e.g., fencing, yoga, etc.). Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 20 BIRD ROOM: December 1, 2009 - October 31, 2010 Total Use: 15.5 Hours Total Potential Used: < 1% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENTTIME Community Use Committees 87% Class 11 Evening Morning 14.5 2.5 Meeting 2.5 1 Rec Department 11 Reception / Ceremony 2 Public Facilities Rental 13% Various Renters 2 TOTAL 15.5 TOTAL 15.5 ** POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs TOTAL 15.5 / day, over 11 months. The Bird Room is well maintained and in good condition, which is not surprising given its fairly limited use. As recommended by the Mechanical Engineer, improvements could include consolidation of the heating /cooling systems, which would involve removal of the existing systems and provision of a ducted fan coil system for ventilation, heating and cooling. Upgrades to lighting, acoustics and meeting room amenities to better facilitate its use could also be provided as discussed elsewhere. If handicap access were to be provided to the Bird Room, it could be available for a wide variety of public events and would no longer be limited to ambulatory recreational classes. It is a unique space within the building and could host an interesting array of activities. The room has entrances at each side from the east and west stair halls, the former of which also has elevator access. Placement of a 2 -stop wheelchair lift within the gallery space outside of the east entrance to the Bird Room could provide accessibility without needing to modify the existing stair locations or significantly alter the character of the building. The plan configuration of this wheelchair lift is shown on page A -9 in Appendix A. This wheelchair lift location would also serve the added benefit of providing access to the upper cross aisle of the central balcony. rl \ /II RrIr RA The Civil Room is the least accessible of the three similarly sized, smaller meeting rooms in the building (along with Ellen Stone and Legion). Civil is located on the Second Floor in the southwest corner of the building opposite the Legion Room. The room is not accessible to the handicapped and, as a result, is not scheduled for public meetings. During the period of December 2009 through October 2010, the Civil Room was only booked for 2 hours. The room is approximately 360 square feet (17' -6" x 20' -6 ") and has a ceiling height of 10'. The occupant load is 20 persons (unconcentrated). A pair of 30" doors in the east wall provides passage into the room from the terrazzo foyer over a polished slate threshold. The Civil Room is Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 21 carpeted, with painted plaster ceiling and walls. The crown moulding is painted white, while the base moulding and chair rail are stained brown to match the doors and window frames. There are 8- over -8 double hung windows on the north, west and south walls. The room is lit by one linear fluorescent fixture suspended from the ceiling. For heating and cooling, the room is equipped with two steam radiators (north & south walls) and a fan coil air conditioning unit in the northwest corner of the room. Exposed sprinkler piping is located along the east wall. The room is furnished with a long conference table, six wheeled and other assorted chairs. CIVIL ROOM: December 1, 2009 - October 31, 2010 Total Use: 2.0 Hours Total Potential Used: <1% ** Potential Availability: 2000 Hours USER GROUP EVENT TYPE EVENT TIME Public Facilities Rental 100% Various Renters 2 Reception / Ceremony 2 Evening 2 TOTAL 2 TOTAL 2 TOTAL 2 ** POTENTIAL AVAILABILITY is based upon a conservative estimate of 250 days; 8 hrs / day, over 11 months. The Civil Room is well maintained and in good condition, which is not surprising given its very limited use. Improvements could include consolidation of the heating /cooling systems, as recommended by the Mechanical Engineer, that would involve removal of the existing systems and provision of a ducted fan coil system that could provide ventilation, heating and cooling. Upgrades to lighting, acoustics and meeting room amenities to better facilitate its use could also be provided as discussed elsewhere. If handicap access were to be provided to the Civil Room, it could be used for public meetings. Unfortunately, there is no access from the Second Floor landing of the elevator, at the east side of the building, over to the Civil Room. The elevator landing and the Civil Room share a common floor level, but accessible travel is restricted in width by the front aisle of the central balcony. The cross aisle floor area is 40" wide, but the seating restricts this width to only 25" when the seat bottoms are in the up position (18" when seats are down). There are a total of 28 seats in the front row of the central balcony. If all 28 seats were removed, at a significant loss to revenue for the Lexington Symphony, the clear width would still be inadequate for access due to a 12" projection of the first step serving each of the three balcony aisles. The 12" projection reduces the cross aisle clear width from 40" without seats to 28 ". A minimum of 36" is required for wheelchairs with a reduction of 32" allowed over a lineal distance not to exceed two feet. Since the loss of 28 seats would be substantial for symphony revenue, a compromise solution is proposed that will provide access to the Civil Room at all times except during performances. The likelihood that the Civil Room would be required simultaneously to a performance by the Lexington Symphony is highly unlikely. The compromise involves converting the 28 fixed seats Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 22 into 24 moveable seats that would only be in place for major events requiring all seats in the Auditorium. This would provide the 40" wide cross aisle for wheelchair access to the Civil Room from the elevator. Cutting and shifting all central balcony aisle stairs in this section 4" to the south would improve the aisle stair restriction from 28" to 32 ". The accessibility regulations allow a clear width of 32" for a lineal distance of two feet, but the aisle width is approximately three feet. A variance would need to be secured to allow for the 32" restriction at the stairs and for the lack of access to the Civil Room during performances. The recommended locations for accessible seating at the balcony level, as shown on page A -9 in Appendix A, does not depend upon the availability of the front cross aisle of the central balcony. MEETING ROOM AMENITIES The scope of various amenities in the six meeting rooms, other than the Auditorium (Estabrook, Robbins, Ellen Stone, Legion, Bird, Civil), needs to be discussed further in order to determine an appropriate scale of changes and upgrades. Toward the end of this study, the Town conducted an online survey of Residents, Town Meeting Members, Committee Members and other users and interested parties (e.g., renters) in order to gauge the interest of updating meeting room furniture, providing audiovisual capacity and understanding users' opinions of various existing conditions such as acoustics, temperature control and flexibility. The results of this online survey are included in Appendix F of this report for reference purposes. The survey queried the building's users regarding their interest in incorporating elements that would allow, for example, power point presentations and similar communication tools using laptop ports and visual displays within the meeting rooms. Responses ranged from "seems like a rhetorical question" to "maybe, but not a high priority." Users responded that improvements in information technology were critical in rooms like Estabrook Hall (83% definitely yes, 17% maybe, 0% no) but that sense of priority diminished rapidly when other rooms were considered, with Ellen Stone running a distant second place (40% definitely yes, 49% maybe, 11% no). Other improvements that surfaced from comments in the survey included providing wireless internet for use during meetings, providing LexMedia connections in more locations and incorporating a PA system for announcements during certain building -wide functions. STAIRS. RAILINGS. GUARDS & DOORS There are a total of eight separate stairway systems within the building, three of which are at the south end of the building and five of which are at the north end. The three at the south end are the primary decoratively apportioned public stairs, one in the West Lobby, one in the East Lobby and one in the East Wing. The two lobby stairways serve the three floor levels of the building while the latter interconnects the east entrance to the First Floor and Basement as a direct means from the exterior down to Estabrook Hall. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 23 There are two back stairways at the northeast and northwest corners of the main body of the building that serve as exits from the Auditorium to the exterior. Two communicating stairs connect performers between the stage and former dressing areas at the extreme northeast and northwest corners of the building. The eighth stair leads from the former dressing area to the former orchestra pit in the area to be modified for a wheelchair lift for accessibility. In addition to these stairway systems, there are also stairs located within Estabrook Hall and serving the balcony tiered seating in the Auditorium. Existing railings, guardrails and baluster systems in the stairways of the East and West Lobbies at all three floor levels are important character - defining features of the facility that should be retained. These railing systems are not fully compliant with current code, but are allowed due to the historic nature of the building (780 CMR Chapter 34; 2009 IEBC 1105.11, 1103.9 & 1103.10). The existing wall mounted handrails at the front stairs are continuous at landings and extend beyond the terminating risers where possible. Variances from the Massachusetts Architectural Access Board Regulations (521 CMR) will be required in order to retain these features. The stairway in the East Wing is similar in character to the Lobby stairs. Existing railings in the back stairways are utilitarian in nature (open horizontal pipe rails) and are not safe due to wide spacing of horizontals (dual pipes at 19 "/36" for guards at floor levels and 18 "/33" at stairways). These railing systems should be modified or replaced for improved safety while retaining a "back of the house" character and utilitarian appearance. The communicating stairs between the stage and former dressing areas will be renovated when the Green Room and updated Storage areas are provided. Railings and guardrails, which are similar to the back stairs serving the Auditorium, should be upgraded during the renovations. The former orchestra pit stair will be eliminated when the wheelchair lift is installed in that area. There are very limited wall- mounted stairway railings in the fixed seating areas of the balcony at the Second Floor and a complete absence of handrails at stepped aisles. While the current code requires handrails in stepped aisles with seating on both sides of the aisle, they can be discontinuous for up to five rows to allow for crossing the aisle. There are only six rows of seating at the side balconies and four rows of seating in two groupings (separated by cross aisles) at the central balcony. The existing width of aisles (33 " -38 ") is less than would be required for installation of mid -aisle handrails (22" minimum clear required between rail and seating, so the aisle must be about 46" wide). So, it is recommended that handrails be provided at one side of each aisle in increments of one row each in order to improve safety considerably. Guards at the ends of aisles and along cross aisles at the leading edge of the balconies consist of a horizontal rail at an approximate height of 26" above the finished floor (8" above a capped 18" Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 24 high parapet wall). Modification of these guards should be considered for safety reasons, especially at the ends of stepped aisles descending toward the guards, while factoring in their historic character and code exclusions. Doorways with adequate width for accessibility are limited to the front entrance, toilet rooms, Ellen Stone Room, side cross aisle exits from the Auditorium and the First Floor doors at each side of the Elevator landing (east corridor and east stair). Most of the other doors in facility are narrow paired doors (24" x 2, 28" x 2, 30" x 2) with an active door operated by a knob and a passive door opened with a surface mounted cremone bolt. Pairs typically have a wood astragal on the active door overlapping the passive door. In order to retain these historic doors in locations where accessibility is required, the hardware will need to be updated and automatic door operators will need to be provided. In some cases, door hold -open devices (released when the fire alarm is activated) may be preferable to door operators (or may be complimentary). Tnii FT RnnKAC, The existing public toilet rooms are located on the Basement Level and are essentially original to the building. Modifications since the original construction in 1927 have been somewhat limited. In 1985, an accessible unisex toilet room was added on the First Floor at the south end of the Serving Room off the west corridor adjacent to the Auditorium. This toilet room was added in conjunction with installation of the accessible ramp and entrance. In 2000, another accessible unisex toilet room was installed in the Basement Level adjacent to the Men's Room, work that was done in conjunction with installation of the elevator. Photographs of the existing toilet rooms are shown in Appendix B, pages B -29 through B -32, and existing floor plan configurations are illustrated in Appendix A, pages A -1 and A -4. The toilet room facilities are in need of upgrading and improvements in order to conserve water and meet current regulations. Facility users, women in particular, have noted that the number of fixtures are lacking during well- attended performances. rLUIVI15111Jb HAIUKtJ rUK UJt UKUur H -3 tAssemmy; rialis, iviuseUm, LlDrarles, etc.) 799 OCCUPANTS - Based on Auditorium Seating; Subject to Concurrence by Building Official Assume 50 -50 Female -Male (400 each) Water Closets Urinals Female Male Lav Per Sex Unisex 1 per 50 1 per 100 50% 1 per 200 Existing Conditions 2 5 3 4 2u; 2w; 2m Apply Unisex Fixtures 2 Apply 50% of Urinals 2 Adjusted Existing Totals 7 5 4 women; 2 men Minimum Req. by Code 8 4 2 women; 2 men Existing Relative to Min. Code Requirements (1) +1 + 2 women Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 25 An analysis of the existing fixture count was made to compare current conditions with minimum requirements under the plumbing code (248 CMR 10). Interestingly, if unisex fixtures are assigned to the fixture count for females, there is only a deficiency of one water closet for females. This adjustment, however, is not realized in practice since unisex fixtures are not assigned to either sex. Furthermore, the code stipulates a "minimum" fixture count and does not imply that meeting the minimum will be satisfactory for all building users. Another important aspect of toilet rooms that affects user satisfaction, other than the fixture count, is the organizational layout relative to circulation and flow during the busiest times of use. The existing men's and women's rooms both have bottle necked configurations that restrict circulation in key areas and result in frustrating patterns of traffic flow. The men's room, although more spacious than the women's room, has a confusing layout and archaic, tightly spaced urinals with no privacy screens. The women's room, with five toilets but only two sinks and two small mirrors, does not allow for efficiency and time balance during times of high use. A gut renovation of the existing toilet rooms in the Basement Level is recommended as shown in the floor plans of Appendix A on pages A -2 and A -3. The existing women's room will be replaced in the same location by a renovated men's room that will provide 2 toilets, 4 urinals, 3 sinks and one changing table. The existing men's room will be reconfigured into a new women's room that will accommodate 9 toilets, 8 sinks and one changing table. Both toilet rooms will incorporate accessible fixtures within them in order to delete the adjacent unisex toilet in the Basement. The fixture count in the renovated toilet rooms will exceed the minimum fixture count prescribed by the plumbing code and the circulation issues characteristic of the current configurations will be alleviated. The existing unisex toilet at the First Floor will remain unaltered. It should be noted, however, that this toilet room does not meet all current dimensional clearance requirements. If /when the whole building needs to be brought into compliance with current regulations, it would be prudent to apply for a variance from the Architectural Access Board to allow this particular toilet room's continued use due to its constrained location and the presence of fully compliant renovated toilet rooms in the Basement. OTHER PLUMBING FIXTURES There are three drinking fountains in the building: an original unit in the Basement, a contemporary accessible unit in the Basement, and an original unit on the Second Floor. Photographs of these existing units are shown in Appendix B on pages B -22 and B -24. Only the accessible unit is functioning at present. The two original drinking fountains are integral to the existing construction but are not accessible. These two should be reactivated with new water supply lines and filtration using remote chillers in nearby concealed locations. An accessible drinking fountain, with bottle fill option, should be added at the First Floor in the west corridor Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 26 adjacent to the unisex toilet and Serving Room in response to user complaints that there is no drinking fountain at the primary floor level. The former Dressing Areas in the Basement under the stage contain abandoned toilet rooms and sinks for use by performers. This area should be renovated to serve performances once again and should include an accessible toilet room and a second accessible lavatory area. Janitorial Closets with custodial sinks are located at each of the three floor levels. The existing Basement Level custodial sink is located within the Men's Room and this will be removed as part of the toilet room renovations. A new location for this custodial sink is in the passageway north of the renovated Men's Room (existing Women's Room), an area currently used for building storage since it does not serve as an exit or any other purpose. The existing Serving Room off the First Floor west corridor contains a kitchen sink for use during catering operations supporting various events. This sink is in good condition and no change is anticipated to the functioning of this area at this time. ACCESSIBILITY ISSUES The existing building has undergone two separate renovations that improved handicap access. The first project was in 1985 when an accessible public entrance (at the main entrance) and a unisex toilet room (at the First Floor) were provided. The second project was in 2000 when an elevator and a unisex toilet room in the Basement were provided. During this second project, an interior ramp was installed from the lowest elevator landing down to the main floor level of Estabrook Hall. Also in 2000, four pairs of doors were replaced to provide unequal pairs with one leaf being 36" in width. The four pairs provided access from the First Floor elevator to the Auditorium via the east corridor and on to the west corridor for access to the unisex bathroom. The building is still not fully accessible to the disabled and is lacking in several respects as detailed below. Conformance to current accessibility regulations would be required if an expenditure of 30% or more of the full and fair cash value of the building, exclusive of land, is made toward renovations over a three -year period. A preliminary value of the building according to the Town Assessor's office is $4,063,150, so a renovation over $1.2 million would trigger full compliance. Deficiencies in the existing building include, but may not be limited to, the following items: 4,- No wheelchair access to the Auditorium stage; 4,- No wheelchair access to the former dressing areas below the stage (if public); 4,- No wheelchair access to the stage in Estabrook Hall; 4,- No wheelchair access to the Bird Room at the Second Floor; 4,- No wheelchair access to the Civil Room at the Second Floor; 4,- The approach walk to the 1985 accessible entrance ramp is too steep; Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 27 4,- The upper ramp run of 39' -2" at the entrance exceeds the maximum of 30' -0 "; 4,- The width of the entrance ramp at the top is 43" at the pilaster, 5" too narrow; 4,- The existing entrance ramp does not have compliant handrails or guardrails; 4,- The interior First Floor ramps at the east and west corridors do not have railings; 4,- The 1985 unisex accessible toilet room does not comply with current dimensions; 4,- There is no accessible seating in the fixed seating areas of the Auditorium; 4,- There are limited handrails serving the balcony seating areas; 4,- Handrails in the stairways do not comply with current dimensional standards; 4,- Many pairs of doors are too narrow to comply with minimum clearances; 4,- Door hardware does not comply with grasp - ability requirements; 4,- The number of accessible parking spaces is inadequate. Each of these deficiencies and recommended improvements is described in their respective sections of this report. It should be noted that, when full compliance with current regulations is required and sought, it would be inevitable that a series of variances will need to be requested from the Architectural Access Board. The Board, especially in the case of historic buildings, allows variances for alternate access if one of two exceptions can be demonstrated: the cost of full compliance is excessive compared to the benefit gained for the disabled or full compliance is technically infeasible. In either case, the cost of full compliance and the reasons for the variance request must be fully demonstrated. A preliminary list of probable variance requests for this project may include the following: 4,- Variances for the use of wheelchair lifts in lieu of elevators for access to the stage, dressing area and Bird Room. 4,- Variances for the lack of level landing areas at the top of existing ramps in the east and west corridors due to the presence of doors coincident with the top edge of the ramps. 4,- Variances for the lack of compliant handrails at the decorative guardrail systems of the stairways in the East and West Lobby areas. 4,- Variances for marginally compliant wall- mounted handrails at the stairways in the East and West Lobby areas. 4,- Variance for eliminating wheelchair access to the Civil Room when the front row of seats is installed in the central balcony for concerts or other fully- booked events. 4,- Variance for the provision of only four wheelchair seats within the fixed seating areas. The other two seats would be provided within the loose seating areas. 4,- Variance request for certain double doors that would not require use by persons in wheelchairs and that do not meet minimum standards (e.g., doors to rear stairways). Other paired doors of insufficient width will receive automatic door operators. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 28 STRUCTURAL SYSTEMS Refer to the Structural Engineer's report in Appendix D (Structures North) for comments regarding existing structural conditions and recommendations for improvements. MECHANICAL SYSTEMS Refer to the Mechanical Consultant's reports in Appendix D (Forte Engineering) for comments regarding existing fire protection, plumbing and HVAC systems and recommended improvements to each of these systems. Refer to the Energy Consultant's report in Appendix D (The Green Engineer) for comments regarding existing mechanical and electrical systems and recommended improvements. ELECTRICAL SYSTEMS Refer to the Electrical Consultant's report in Appendix D (Johnson Engineering) for comments regarding existing electrical systems and recommended improvements. Refer to the Lighting Consultant's report in Appendix D (Available Light) for comments regarding existing lighting system conditions and recommended improvements. ACOUSTICS Refer to the Acoustical Consultant's report in Appendix D (Acentech Incorporated) for comments regarding existing acoustical conditions and recommendations for improvements. THEATRICAL Refer to the Theatrical Consultant's report in Appendix D (B.N. Productions) for comments regarding existing theater system conditions and recommendations for improvements. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 29 EXTERIOR CONDITIONS AND RECOMMENDATIONS The existing site and building exterior were not an official part of this study as commissioned by the Town of Lexington except in terms of accessibility issues and any known water infiltration issues. A cursory review was made of overall building systems as a courtesy in order to include summary observations regarding the exterior conditions and possible improvements that could better serve the users of the Cary Memorial Building. SITE & ENTRANCE The site is located on the north side of Massachusetts Avenue in the Battle Green Historic District of Lexington Center. The Minuteman Bike Trail is to the north, the Town Offices Building is to the west and the Police Department is to the east. A circular drive and adjacent sidewalk provide vehicular and pedestrian access to the front entrance of the Cary Memorial Building. The facade is set back further from the street relative to its two neighboring buildings, giving it a prominence and significance deserving of its respect and importance in the Town. A front lawn of grass, plantings and mature trees is framed by the street and circular drive. Monumental granite steps are located at the full width of the central portion of the front facade. The site is well maintained and is appropriately apportioned for the use and visibility of the building. The front steps should be regularly maintained with sealant in the joints to avoid water infiltration that could result in building leaks, freeze /thaw action on the stairs and possible displacement of the granite steps. DRIVEWAY & PARKING The circular drive is one -way travel allowing parking on the outside radius and a travel lane on the inside radius. The entry to the driveway is on the east end and the exit is on the west. The first two parking spaces at the entrance and the last parking space at the end of the driveway are accessible parking spaces. The third parking space from the entrance is reserved for police. Two mailboxes, one for US Postal Services and one for Town Business, are located opposite the entrance steps for drop off from passing cars. The location of the accessible spaces is not convenient to the front entrance to the building. Recommended improvements to the driveway include providing five accessible spaces by the front of the building along with a drop -off area. The two mailboxes should be relocated to the end of the driveway so that they are available to pedestrians and vehicles alike; also this location will not disrupt passenger drop off by the front steps. Current accessibility regulations require 2% of total parking spaces required to serve a facility to be accessible spaces. The question of how many parking spaces are required to serve this facility is a complex one given the shared municipal parking in the immediate vicinity. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 30 There is an extensive parking area on the north side of the building serving short -term visitors to the municipal facilities, employees and permitted spaces. A separate study was underway to study circulation, flow, striping, signage, lighting and related aspects of that parking area. %A /01 kXA /OVC The approach walkways adjacent to the circular driveway consist of brick pavers over stone dust. Brick pavers are commonly used throughout the Historic District but bricks can become dislodged and cause accessibility concerns. If these brick walkways were reset over bituminous concrete in lieu of stone dust, the stability of the brick walkways could be greatly improved. RAM P An accessible entrance ramp was installed in 1985 at the west side of the monumental entrance stairs. The ramp was constructed in concrete and clad in granite. Recesses at the inside corner of the ramp and sidewalls were made for the placement of indirect lighting. Metal railings were provided above the sidewalls, but these serve as low guardrails (34.5" high; 42" required) rather than as handrails and do not comply with current regulations. The ramp has a 1:12 slope in compliance with current regulations but the brick walkway approach to the ramp from the sidewalk has a 1:10 slope approximately and 1:20 is the maximum allowed. The cross slope of the brick walkway adjacent to the ramp is about 7% whereas only 2% cross slope is allowed. The concrete of the ramp is severely deteriorated and has been patched unsuccessfully several times. Consequently, the ramp should be reconstructed and, while doing so, its origination point at grade should be located adjacent to the front entrance steps instead of to the west. Before finalizing the revised ramp placement, it should be noted if roof repairs have eliminated the problem of drainage and ice buildup at the top of the ramp (see "Roofing" below). CI(;n10(;F Signage for the building and its events is somewhat random and seemingly uncoordinated, consisting of seasonal and periodic signs in the front yard or by the front steps. A small, wooden signpost in the front yard is too insignificant to be useful for conveying information. The 1926 drawings indicated placards with painted wood surrounds on the front facade at each side of the entrances, but these wall- mounted signs are no longer in place and any information they may have contained would not have been visible from the street. One -way signage and parking instructions flag the direction and use of the circular driveway. Gold lettering in the entablature of the front facade identify the building. In order to effectively communicate the presence of major scheduled events and to highlight the importance of this building, it would be worth considering the placement of a series of pole - mounted horizontal stanchions along the street edge that could be used to hold banners to identify the building and associated major public events. Similar stanchions have been mounted on sister facilities like the Boston Symphony Orchestra's building on Massachusetts Avenue. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 31 _7Nra! EMO!!]N Observations were made to check the condition of the exterior masonry and highlight any issues related to deferred maintenance. Refer to the Structural Engineer's report in Appendix B for an outline of conditions and recommendations related to the brickwork. ►rjui Ll uT•vjrc4 All windows in the Cary Memorial Building appear to be original wood double hung units in their original frames. They appear to have been well maintained and, given the prevalence of this window style and technology, can continue to be properly serviced. A recent installation of exterior storm windows was performed whereby most of the windows, excluding the largest units serving the Auditorium and the front stairways, were fitted with exterior storms. The storms consist of Harvey Industries extruded aluminum "TruChannel" units, a low infiltration triple track operable storm window. These units, when properly installed, are energy efficient adaptations of existing single - glazed historic sash. Unfortunately, the installation of these exterior storms was not entirely successful in that the expander sill at the base of the unit is proud of the wood sill due to the configuration of existing window casings relative to the sills. This results in a significant gap at the sill, allowing a significant amount of infiltration and limiting the effectiveness of the storms. This can be corrected by adding a wooden strip to the face of the wood sill, directly behind the storm's aluminum sill, and sealing it to both components while providing weep holes for the drainage of condensation. During the process, the storms should be checked to make certain that the sealant bead channels on the back of the frames were effectively sealed to the window casings so that other corrections can be made if necessary. Storm windows should be added to the monumental windows at the east and west facades of the Auditorium in order to increase their energy efficiency and reduce sound transmission from the outside, especially above the chiller. These units could be fixed units instead of operable. They could also be installed on the monumental stairway windows of the front facade in order to reduce heat gain and heat loss at those two locations. RnnFINC, The existing roofing consists of pitched slate shingles on the majority of the roof and built up tar and gravel on two smaller flat sections above the east and west wings at the front. Copper roofing is present at the elevator hoistway addition to the east and on the stage smoke exhaust vent enclosure above the fly gallery at the north end of the ridge. Roofing was observed from the two smaller flat- roofed sections, but the vantage point was not close enough to effectively observe the condition of the stage smoke exhaust vent enclosure. Slate shingles appear to be in good condition and the roof appears to be regularly maintained by a qualified roofer. A three -pipe snow rail system on the west eave has been placed to protect the air - cooled chiller at grade below from falling snow and ice. The piping appears to be rusting Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 32 and should be checked for structural integrity on a regular basis. The flat- roofed areas appear to be in good condition and there were no active leaks observed. Two decorative scroll brackets that flanked the front facade at the intersection with the flat roofs were removed by the Town for repairs and restoration. The bracket at the west side, when restored to its rightful place, may serve to eliminate excessive snow and ice collection in that location and limit the source of dripping and freezing conditions directly below at the top of the existing accessible ramp. OTHER SITE ISSUES A loading door for the stage is located on the east side of the building, but this door is difficult to reach due to its height. Over time, a tree has grown up in front of this portion of the facade, making access even more difficult. At this time, it is not the Town's intent to necessarily expand the potential of Cary Hall's limited theatrical use, so no recommendations are currently being presented for improving access to the loading door. It is recommended that the loading door be kept as part of the facade so that future improvements are not prevented. There has been an intermittent problem with water infiltration and moisture damage in the east facade adjacent to Estabrook Hall. No underground exploratory work was performed as part of this study. This problem may be caused by disruption of perimeter drainage from tree roots that could have damaged underground piping. It could also be the result of repercussions from the elevator hoistway addition in the vicinity. This issue should be explored further, possibly by an initial allotment of resources from the Town's own staff and equipment. At the west side of the building, an underground fuel oil storage tank provides heating oil to the two steam boilers inside of the Cary Memorial Building. These steam boilers serve Cary and the adjacent Town Offices Building. The age of the underground storage tank is uncertain and it does not have double -wall containment or monitoring for possible failure and spillage. The recommendations for the building include removal of this aging tank when the heating system is upgraded to gas -fired hydronic boilers. A smaller interior fuel oil tank will be used to serve the emergency generator. A freestanding masonry wall consisting of face brick and concrete block backup visually screens the air - cooled chiller at the west side of the building. The condition of this wall, along with recommended repairs, is noted in the Structural Engineer's report in Appendix D. The emergency generator exhaust stack is located at the north side of the west wing of the building, outside of the Ellen Stone Room. The exhaust exits the west facade and runs horizontally to the northwest corner of the west wing at the level of the water table. Occupants of the Town Offices Building have complained of diesel fumes when the generator is tested and in use, a complaint that is not surprising given that the exhaust discharge is near ground level. This exhaust should be re- routed to a vertical discharge above the roof in the vicinity of the inside corner of the building where the west facade intersects with the west wing. The Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 33 materials used, including the exhaust piping, brackets and associated fasteners, should be color galvanized or powder coated stainless steel to limit the possibility of future rusting so that the brick facade will not be damaged. PRELIMINARY SCOPE & BUDGET PRELIMINARY SCOPE A preliminary project scope has been developed based on user comments, town needs and existing conditions of the facility. This project scope is referred to as being "preliminary' because of the limits of this design study and the possibility that some project components may vary in scope between when the study is published and the time comes to implement these recommendations. Each of the assumptions and observed conditions in this report should be reviewed and confirmed as part of the subsequent schematic design, design development and construction documentation process in anticipation of project implementation. The project scope is verbally described below in several categories of work. Illustrations of the proposed floor plan modifications that accompany these preliminary scope recommendations are detailed in Appendix A where the existing floor plans are shown followed by demolition drawings and preliminary plans indicating the proposed alterations. Each of the floor plans (basement, first, second, attic, roof) and the site plan should be consulted while reviewing the recommended project scope as noted. The categories of work organize the various components of recommended improvements to the facility into the following related elements: 4,- Accessibility Improvements 4,- Auditorium & Support Spaces 4,- Miscellaneous Improvements 4,- Exterior Structural Repairs 4,- Interior Structural Repairs 4,- Structural Modifications 4,- Mechanical — Fire Protection System Improvements 4,- Mechanical — Plumbing System Improvements 4,- Mechanical — HVAC System Improvements 4,- Electrical improvements 4,- Acoustical Improvements 4,- Repairs and Improvements to Stage Rigging ACCESSIBILITY IMPROVEMENTS 1. Provide five accessible parking spaces and a drop off area at the front entrance. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 34 2. Reconstruct and reconfigure the deteriorated entrance ramp and steep approach walk. 3. Reconstruct brick sidewalks over bituminous concrete substrate (in lieu of stone dust). 4. Provide wheelchair access up to Stage and down to a renovated Green Room below. 5. Provide accessible seating in various locations within the Auditorium as indicated. 6. Provide handrails in the balcony seating tiers for improved access and increased safety. 7. Improve speech clarity in the Auditorium for the hearing impaired. 8. Provide wheelchair access to the Bird Room and the Civil Room. 9. Provide wheelchair access to the recital stage in Estabrook Hall. 10. Provide railings at existing ramps in the east and west first floor corridors. 11. Provide accessible door hardware and automatic operators where necessary. 12. Provide accessible wall- mounted handrails and updated guardrails at back stairways. 13. Replace existing public pay phone with a TTY pay phone in the same location. 14. Renovate basement toilet rooms and incorporate accessible fixtures within each room. AUDITORIUM & SUPPORT SPACES 1. Replace the temporary stage extension with an integrated permanent thrust stage. 2. Improve performance and house lighting for the audience and for the performers. 3. Replace the freestanding acoustic shell with retractable acoustic shell in the fly gallery. 4. Replace speaker system with line array speakers for enhanced speech intelligibility. 5. Provide fully retractable sound - absorptive curtains at E/W windows and rear wall. 6. Provide storm windows in Auditorium to reduce sound transmission from the exterior. 7. Attenuate chiller noise with compressor wraps and attenuation stacks. 8. Replace the existing air handling system with a sound - isolated air handling system. 9. Replace the existing steam radiators with hydronic gravity convection heating units. 10. Improve ventilation distribution system to the central balcony and under the balcony. 11. Provide sound - isolated attic ventilation system for controlling temperature & humidity. 12. Provide sound absorptive materials in the lobby ceiling and sound gaskets on the doors. 13. Use the side corridors and side doors as vestibule entrances into the Auditorium. 14. Restore, upgrade or replace Auditorium fixed seating. 15. Improve audio - visual recording and simultaneous broadcast capabilities. 16. Improve the fire curtain, rigging systems, gridiron and smoke venting of the Stage. 17. Remove main electrical switchgear from the Stage and relocate to the Basement. 18. Renovate former dressing room under east half of the stage as a Green Room area. 19. Insulate and refinish interior surface of exterior walls and roof of the Stage. 20. Refinish maple floors (Stage, Auditorium); repaint concrete floors (balcony, basement). MISCELLANEOUS IMPROVEMENTS 1. Orient Estabrook toward the stage and reconfigure south end to integrate storage. 2. Provide updated furniture, white boards and AV systems in each of 6 meeting rooms. 3. Improve lighting and HVAC systems in the 6 meeting rooms and the 2 lobby areas. 4. Replace carpet in 5 meeting rooms and repaint all 6 meeting rooms. 5. Replace display cabinets in the Bird Room with type indicated in 1926 design drawings. 6. Restore historic drinking fountains and provide accessible first floor drinking fountain. 7. Provide temperature & humidity control in the original vault and adjacent storage area. 8. Reconfigure west half of former dressing room for improved facility storage areas. 9. Provide selective exterior repairs to deteriorated brickwork, lintels and flashing. 10. Remove underground oil tank and provide interior oil tank for emergency generator. 11. Remove loose fill fiberglass in attic floor and provide 10" of continuous mineral wool. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 35 EXTERIOR STRUCTURAL REPAIRS 1. Replace rust - jacked lintels at 13 window /door openings. Flash lintels and reconstruct brickwork. 2. Rebuild and flash brickwork at water table on north elevation (exterior of stage area at north). 3. 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 integrity of walls. 4. Extend water table flashing at west wing brickwork. Rebuild or reset brickwork as needed. 5. Replace rotted wood sill and flash underlying wall at boiler room "window" opening in west facade at bottom of metal exit stairs. 6. 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 and provide backer rod and sealant. 7. Remove existing ramp and reconfigure with new construction as indicated. Provide granite pavers and granite cladding over reinforced concrete. Provide pair of mill finish bronze rails each side. 8. Repair brick screen wall at chiller and replace cap with flashed bluestone (2" thick, natural cleft). 9. Refer to the Structural Engineer's Report in Appendix D for further information. INTERIOR STRUCTURAL REPAIRS 1. Repair cracked and settled basement concrete slab at west half of area below stage (facilities and building storage at former dressing area). 2. 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 made worse by tree root growth.) 3. Repair rusted steel and cracked terrazzo at northern end of first riser along base of eastern basement stair outside of Estabrook Hall. 4. Repair cracks (presumably cosmetic) in Auditorium balcony -level concrete slabs and repaint concrete floors. 5. Refer to the Structural Engineer's Report in Appendix D for further information. STRUCTURAL MODIFICATIONS 1. Remove existing terrazzo and concrete floors in basement -level toilet rooms. Provide replacement slabs and terrazzo for renovated toilet rooms. 2. Provide painted concrete ramp at west and north sides of Estabrook Hall stage. Provide painted pair of steel handrails at each side of ramp. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 36 3. 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 removed). 4. 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 than as a stage (e.g., additional floor space for annual quilt show). 5. 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 alarm or power failure. 6. 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 alarm or power failure. 7. Modify central balcony aisle stairs to adjust placement 4" toward south in order to provide clearance for wheelchair access at front cross aisle to Civil Room. 8. Modify trusses and provide steel supports for HVAC equipment at south end of attic. Provide opening in east exterior wall for fresh air louver. 9. 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 walkway. 10. Refer to the Structural Engineer's Report in Appendix D for further information. MECHANICAL —FIRE PROTECTION SYSTEM IMPROVEMENTS 1. See recommendations on page 4 of Fire Protection Systems in Mechanical Engineer's Report in Appendix D. MECHANICAL — PLUMBING SYSTEM IMPROVEMENTS 1. See recommendations on page 3 of Plumbing Systems in Mechanical Engineer's Report in Appendix D. MECHANICAL— HVAC SYSTEM IMPROVEMENTS 1. See recommendations on pages 6 -9 of HVAC Systems in Mechanical Engineer's Report in Appendix D. ELECTRICAL IMPROVEMENTS 1. Relocate existing switchboard from first floor stage area to basement electrical room. Relocate existing panel in basement to accommodate placement of switchgear. Re- route all associated conduits and pull boxes. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 37 2. 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 pad and wall- mounted conduits. 3. Provide alternate price to replace switchboard and transformer instead of relocating existing equipment in order to minimize time required for power interruption. 4. Rework the emergency transfer switch arrangement per the Electrical Engineer's recommendations. 5. Replace and upgrade electrical panels and wiring in Estabrook Hall. 6. Provide power as needed to upgrade HVAC equipment at described in Mechanical Engineer's system recommendations. 7. Provide power, switching and fixtures to upgrade performance and house lighting as described in Lighting Consultant's recommendations. 8. Make corrections as needed at the fire curtain pocket (junction box blockage) and gridiron (inoperable lighting) as noted in Theater Consultant's conditions and recommendations. 9. Refer to the Electrical Engineer's Report in Appendix D for further information. ACOUSTICAL IMPROVEMENTS 1. Replace the existing, freestanding acoustical shell array at the stage with moveable towers and rigged canopy elements. 2. Provide variable acoustic banners in concealed, soffited pockets at the south wall of the 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 projection booth. 3. 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 interior fixed storm window panels to reduce noise transmission from outside. 4. In the Entrance Lobby, provide stretched fabric over glass fiber at the central vaulted ceiling and at the three adjacent level ceiling areas. 5. 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 and Civil. 6. Provide architecturally integrated line array speaker system and related components for improving the clarity of voice amplification in the Auditorium. 7. 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. 8. Upgrade the HVAC system as noted in mechanical recommendations. 9. Provide sound gaskets at all doors into Auditorium and meeting rooms to reduce noise transmissions from lobbies and adjacent hallways. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 38 10. 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 restricting use of the Lobby -to- Auditorium doors. 11. Consider audiovisual equipment provisions in the meeting room for use with conducting business presentations. 12. Refer to the Acoustical Consultant's Report in Appendix D for further information. REPAIRS AND IMPROVEMENTS TO STAGE RIGGING 1. Remove empty pipe battens and associated chains. Remove unused sheaves from gridiron. 2. Provide six motorized line sets rigged from gridiron for three additional sets of lighting and three sets of suspended acoustical shells. 3. 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 smoke pocket at floor level due to its obstruction of fire curtain closure. 4. Remove abandoned counterweight rigging system on sidewall of fly gallery. 5. 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. Provide weather stripping at smoke hatch doors. 6. Provide cable- mounted pendant operator for front -of -house lighting to allow for safe operation. 7. Refer to the Theater Consultant's report in Appendix D for further information. PRELIMINARY BUDGET A preliminary budget of approximately $7.75 million, in current dollars, has been established to reflect the order of magnitude of recommended improvements to the facility and related costs. This budget assumes that the work will be procured as a single project utilizing a standard public construction bidding process in accordance with the Massachusetts General Laws Chapter 149. The Town of Lexington will provide an Owner's Project Manager (OPM) from within their own staff, thereby eliminating the expense of retaining an OPM as a professional consultant. The preliminary budget will need to be reviewed again in the future based upon a final project scope and the overall cost will need to be escalated when the schedule for project implementation has been determined. A summary of the preliminary project costs is as follows: $6,036,916 Conceptual Construction Cost 51.704.783 Related Proiect Costs & Allowances $7,741,698 Preliminary Project Budget for Single Project A comprehensive summary of the cost components that comprise this preliminary budget is provided on the following page. Refer also to Appendix E for a detailed breakdown of costs that were used in establishing the various construction values. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 39 SINGLE PROJECT GENERAL CONSTRUCTION COSTS 294,413 Accessibility 469,650 Auditorium & Support Spaces 382,500 Other Improvements 146,438 Exterior Structural Repairs 56,300 Interior Structural Repairs 74,500 Fire Protection Improvements 217,710 Plumbing Improvements 1,012,125 HVAC Improvements 898,290 Electrical Improvements 762,821 Acoustical & Audio - Visual Improvements 169,000 Stage Rigging Improvements 4,483,746 Direct Trade Cost Subtotal 896,749 Pre - Design Contingency (20 %) 5,380,495 Direct Trades Subtotal 538,050 General Conditions & Requirements (10 %) 118,371 Contractor Overhead & Profit (2 %) 6,036,916 Conceptual Construction Cost SINGLE PROJECT RELATED PROJECT COSTS 125,000 Allowance for Furnishings, IT Equipment, Signage 25,000 Allowance for Relocation Expenses 5,000 Allowance for Owner's Project Administration Expenses 694,245 Allowance for Architectural & Engineering Fees (11.5 %) Historic District Certificate of Appropriateness Architectural Access Board Variance Process Audio Visual & Acoustical Design Services Schematic Design through Construction Administration (50,000) Allowance for Energy Efficiency Incentive Reimbursements Not Included Allowance for Escalation Beyond January 2012 905,537 Allowance for Preliminary Project Contingency (15 %) 1,704,783 Subtotal of Related Project Costs & Allowances 7,741,698 PRELIMINARY PROJECT BUDGET (Single Project) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 40 PROJECT PHASING OPTIONS If $7.75 million in current dollars for a single project is beyond what the Town decides to appropriate for improvements to the Cary Memorial Building, then the possibility of phasing the work needs to be considered. Whenever a project is phased, the prioritization of components and the interrelationship of various work items needs to be carefully considered. Also, the fact that the overall cost of a phased project will exceed the cost of a single project must be taken into account. As described herein, an approximate phased project cost would be $9.4 million. The sequence of possible Phases, as outlined below, has been determined based on an understanding of needs and the prioritization of elements that would provide the greatest level of perceived improvements in a sequential order. A brief description of each Phase highlights the project components that would be included. The Preliminary Drawings in Appendix A, which illustrate the project components of the overall project, should be reviewed to see the elements of each Phase in context. Note that separate phasing diagrams have not been prepared in order to underscore that these facility improvements would best be executed as a single project. Executing the project in phases will require more extended disruption to ongoing occupancy of the building over time. Accessibility variances will need to be obtained incrementally since not all of the building would be made fully accessible in any one phase. Expectations of the public may be challenged through a series of projects that will not be able to address all concerns simultaneously. Since a single project would preferable, phasing should only be done if the cost of implementation needs to be distributed overtime. PHASE 1: ACCESSIBILITY & AUDITORIUM Preliminary Budget for Phase 1: $2.8 million PHASE 1 involves making the primary elements of the building accessible, including the Bird Room, Civil Room and Stage. This Phase also includes improvements to the Auditorium as the signature space of the building. However, improvements to the HVAC system would be deferred to a future phase due to the anticipated expense and degree of disruption required to all other portions of the facility for implementation of that part of the project. 1. Provide accessibility to the Bird Room, Civil Room and Stage. (Below the Stage, defer renovation of the Green Room and limit work to vertical wheelchair lift only.) 2. Provide wheelchair seating in the Auditorium. 3. Provide permanent thrust stage in the Auditorium. 4. Improve acoustics in the Auditorium. (Except for deferred HVAC improvements.) 5. Improve house and performance lighting in the Auditorium. 6. Relocate electrical switchgear from the stage area into an electrical room. 7. Rework the standby generator into an emergency generator configuration. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 41 PHASE 2: ESTABROOK, LOBBIES, TOILET ROOMS & STAGE SUPPORT Preliminary Budget for Phase 2: $1.8 million PHASE 2 involves the renovation of Estabrook Hall so that it is a more functional meeting area, including the provision of accessibility to the small recital stage. This Phase also includes replacement of the existing basement level toilet rooms, renovation of the lobby areas and the provision of a Green Room below the Stage. 1. Renovate Estabrook Hall and provide access to recital stage. 2. Renovate public toilet rooms in basement. 3. Renovate area below Stage as a Green Room and Facility Storage area. 4. Renovate lobbies on both levels and provide sound attenuation systems. 5. Provide a steam -to -hot water converter for HVAC systems in renovated areas. PHASE 3: OTHER MEETING ROOMS, HVAC, FIRE PROTECTION Preliminary Budget for Phase 3: $3.8 million PHASE 3 involves improvements to the other meeting rooms in the facility along with significant upgrading of the mechanical and fire alarm systems. Prior to implementation of this Phase, the heating and cooling system of the Auditorium would still need to be turned off during meetings, performances and other acoustically sensitive events. 1. Upgrade amenities and HVAC in Bird, Civil, Legion and Ellen Stone meeting rooms. 2. Upgrade amenities in Robbins Room. 3. Upgrade HVAC infrastructure in whole building, including sound isolated room in attic. 4. Upgrade fire protection and fire alarm systems. PHASE 4: SITE IMPROVEMENTS Preliminary Budget for Phase 4: $0.5 million PHASE 4 involves the following: 1. Replace deteriorated exterior entrance ramp at front of building. 2. Improve parking, brick walkways and provide drop off at front of building. 3. Provide minor exterior structural repairs to the building. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 42 SEPARATELY FUNDED PROJECTS: SEATING & ACOUSTICAL SHELL Preliminary Budget for Two Separately Funded Projects: $0.5 million Two project components could potentially be treated as completely separate renovation projects and be designed and procured by Town staff. The net construction cost of each item, not including consultants or contingencies (or escalation), is noted below. Caution should be exercised regarding the net cost of the seating in particular since related project components such as concrete repairs, floor painting, balcony handrails and other items would ideally be performed simultaneously with the seating repairs and restoration. 1. Restoration and repairs to existing fixed seating in the Auditorium: $255,000. 2. Replacement and upgrading of acoustical shell array on the Stage: $250,000. PHASING BUDGETS If the project were to be implemented in phases according to the four Phases and two small separately procured projects as noted above, the effect on the project cost would result in an increase of the budget by $1.68 million in current dollars. Phasing as described would yield a project cost 21.67% higher than if funding could be appropriated for a single phased project. 2,816,836 PHASE 1: Accessibility & Auditorium 1,766,509 PHASE 2: Estabrook, Lobbies, Toilet Rooms & Stage Support 3,781,560 PHASE 3: Other Meeting Rooms, HVAC, Fire Protection 548,777 PHASE 4: Site Improvements 255,000 Restoration & Repairs to Existing Fixed Seating in Auditorium 250,000 Replacement of Existing Acoustical Shell Array on Stage 9,418,682 PRELIMINARY BUDGET IF EXECUTED AS PHASED PROJECTS 7,741,698 PRELIMINARY BUDGET IF EXECUTED AS SINGLE PROJECT (1,676,984) Approximate Savings if Executed as Single Project Comprehensive summaries of the cost components that comprise the preliminary budgets for each Phase are provided on the following pages. The amounts for each Phase have been determined from an analysis of the detailed cost information in Appendix E along with estimated amounts for adjusted contingencies and related costs. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 43 ACCESSIBILITY — AUDITORIUM PHASE 1 GENERAL CONSTRUCTION COSTS 166,675 Accessibility 150,650 Auditorium & Support Spaces 0 Other Improvements (Minor Work In Contingencies) 0 Exterior Structural Repairs 25,300 Interior Structural Repairs 0 Fire Protection Improvements (Minor Work In Contingencies) 0 Plumbing Improvements 0 HVAC Improvements (Minor Work In Contingencies) 485,872 Electrical Improvements 266,375 Acoustical & Audio - Visual Improvements 169,000 Stage Rigging Improvements 1,263,871 Direct Trade Cost Subtotal 315,968 Pre - Design Contingency (25 %) 1,579,839 Direct Trades Subtotal 315,968 General Conditions & Requirements (20 %) 94,790 Contractor Overhead & Profit (5 %) 1,990,597 Conceptual Construction Cost PHASE 1 RELATED PROJECT COSTS 25,000 Allowance for Furnishings, IT Equipment, Signage 0 Allowance for Relocation Expenses 5,000 Allowance for Owner's Project Administration Expenses 298,590 Allowance for Architectural & Engineering Fees (15 %) Architectural Access Board Variance Process Audio Visual & Acoustical Design Services Schematic Design through Construction Administration 0 Allowance for Energy Efficiency Incentive Reimbursements Not Included Allowance for Escalation Beyond January 2012 497,649 Allowance for Preliminary Project Contingency (25 %) 826,239 Subtotal of Related Project Costs & Allowances 2,816,836 PRELIMINARY PROJECT BUDGET (Phase 1) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 44 ESTABROOK — LOBBIES — TOILET ROOMS — STAGE SUPPORT PHASE 2 GENERAL CONSTRUCTION COSTS 53,313 Accessibility 64,000 Auditorium & Support Spaces 161,600 Other Improvements 0 Exterior Structural Repairs 31,000 Interior Structural Repairs 0 Fire Protection Improvements (Minor Work In Contingencies) 203,410 Plumbing Improvements 0 HVAC Improvements (Minor Work In Contingencies) 136,059 Electrical Improvements 134,750 Acoustical & Audio - Visual Improvements 0 Stage Rigging Improvements 784,131 Direct Trade Cost Subtotal 196,033 Pre - Design Contingency (25 %) 980,164 Direct Trades Subtotal 196,033 General Conditions & Requirements (20 %) 58,810 Contractor Overhead & Profit (5 %) 1,235,006 Conceptual Construction Cost PHASE 2 RELATED PROJECT COSTS 25,000 Allowance for Furnishings, IT Equipment, Signage 7,500 Allowance for Relocation Expenses 5,000 Allowance for Owner's Project Administration Expenses 185,251 Allowance for Architectural & Engineering Fees (15 %) Architectural Access Board Variance Process Audio Visual & Acoustical Design Services Schematic Design through Construction Administration 0 Allowance for Energy Efficiency Incentive Reimbursements Not Included Allowance for Escalation Beyond January 2012 308,752 Allowance for Preliminary Project Contingency (25 %) 531,503 Subtotal of Related Project Costs & Allowances 1,766,509 PRELIMINARY PROJECT BUDGET Phase 2) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 45 OTHER MEETING ROOMS — HVAC — FIRE PROTECTION PHASE 3 GENERAL CONSTRUCTION COSTS 0 Accessibility 0 Auditorium & Support Spaces 220,900 Other Improvements 22,400 Exterior Structural Repairs 0 Interior Structural Repairs 74,500 Fire Protection Improvements 42,850 Plumbing Improvements 1,012,125 HVAC Improvements 425,410 Electrical Improvements 111,696 Acoustical & Audio - Visual Improvements 0 Stage Rigging Improvements 1,909,880 Direct Trade Cost Subtotal 381,976 Pre - Design Contingency (20 %) 2,291,856 Direct Trades Subtotal 458,371 General Conditions & Requirements (20 %) 137,511 Contractor Overhead & Profit (5 %) 2,887,739 Conceptual Construction Cost PHASE 3 RELATED PROJECT COSTS 65,000 Allowance for Furnishings, IT Equipment, Signage 7,500 Allowance for Relocation Expenses 5,000 Allowance for Owner's Project Administration Expenses 433,161 Allowance for Architectural & Engineering Fees (15 %) Audio Visual & Acoustical Design Services Schematic Design through Construction Administration (50,000) Allowance for Energy Efficiency Incentive Reimbursements Not Included Allowance for Escalation Beyond January 2012 433,161 Allowance for Preliminary Project Contingency (15 %) 893,822 Subtotal of Related Project Costs & Allowances 3,781,560 PRELIMINARY PROJECT BUDGET (Phase 3) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 46 SITE IMPROVEMENTS PHASE 4 GENERAL CONSTRUCTION COSTS 74,425 Accessibility 0 Auditorium & Support Spaces 0 Other Improvements 124,038 Exterior Structural Repairs 0 Interior Structural Repairs 0 Fire Protection Improvements (Minor Work In Contingencies) 0 Plumbing Improvements (Minor Work In Contingencies) 0 HVAC Improvements 0 Electrical Improvements (Minor Work In Contingencies) 0 Acoustical & Audio - Visual Improvements 0 Stage Rigging Improvements 198,462 Direct Trade Cost Subtotal 89,308 Pre - Design Contingency (45 %) 287,770 Direct Trades Subtotal 71,942 General Conditions & Requirements (25 %) 17,986 Contractor Overhead & Profit (5 %) 377,698 Conceptual Construction Cost PHASE 4 RELATED PROJECT COSTS 15,000 Allowance for Furnishings, IT Equipment, Signage 0 Allowance for Relocation Expenses 5,000 Allowance for Owner's Project Administration Expenses 56,655 Allowance for Architectural & Engineering Fees (15 %) i District Certificate of Appropriateness Schematic Design through Construction Administration 0 Allowance for Energy Efficiency Incentive Reimbursements Not Included Allowance for Escalation Beyond January 2012 94,424 Allowance for Preliminary Project Contingency (25 %) 171,079 Subtotal of Related Project Costs & Allowances 548,777 PRELIMINARY PROJECT BUDGET (Phase 4) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 47 NEXT STEPS Following completion of this evaluation study, the Town will need to consider funding availability in order to determine if the improvements can be completed in a single project, at an approximate budget cost of $7.75 million plus cost escalation beyond 2011, or as a series of phased projects at a significant premium of about 22% above the cost of a single project. The implications for scheduling of the design and construction periods will also need to be reviewed. A series of issues that could use early consideration during subsequent design, when the time for implementation of the project approaches, include the following: • Review alternatives to integrate an effective speech reinforcement sound system into the Auditorium plus improvements to the audiovisual recording and broadcast systems. • Determine an appropriate level of audiovisual technology for Estabrook Hall and for the other meeting rooms (Ellen Stone, Robbins, Legion, Civil, Bird). • Review space allocation and programmatic requirements for renovations below the Auditorium Stage for a Green Room, Facility Storage of items related to the municipal complex, and continuing storage of Recreation Department equipment in the building. • Following restoration of the decorative scroll bracket at the west side of the front pediment, observe roof behavior to see if the problem of snow and ice falling to the upper part of the existing accessible ramp has been eliminated during winter months. • Review conditions of the copper stage smoke vent housing with use of an aerial lift to see if the conditions are adequate or if any repair or replacement work is needed. • Analyze the existing steel roof trusses as suggested by the Structural Engineer and confirm that concrete cracks in the second floor balcony areas are related to shrinkage. • Review available utility incentives to determine effective strategies for specifying energy efficient plumbing fixtures, HVAC equipment, lighting fixtures and system controls. • Confirm suitability of existing sanitary outflow from the building via video survey. • Review the project scope and recommendations with the Lexington Commission on Disability. Develop a schedule for the preparation of applications and reviews for a series of appropriate variances from the Massachusetts Architectural Access Board. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 48 • Review the project scope relative to exterior work with the Lexington Historic District Commission and schedule the Certificate of Appropriateness application process. • Include significant and recurrent user groups in the subsequent design discussions in order to be appropriately responsive to ongoing needs. There are a few facility issues that could be addressed prior to the start of an overall renovation project, perhaps by incorporating them into the Town's ongoing facility maintenance programs. These various issues include the following: • Review Estabrook Hall's water infiltration problems through the east exterior wall. • Consider the design and placement of a series of freestanding stanchions (or street lamps) along Massachusetts Avenue with interchangeable vertical banners to advertise various public events that are scheduled in the Cary Memorial Building. • Provide corrective work at the sill area of recently installed exterior storm windows in order to effectively seal the significant gap that reduces energy performance. • Repair the whining fan coil unit in lower lobby ceiling above anteroom to men's toilet. • Implement use of the east and west corridor entrances into the Auditorium, closing the main lobby doors and directing late arrivals to the side passageways when events (such as the conductor's talk, town meeting, etc.) have already started. This redirection of entry will serve to significantly limit the infiltration of Lobby noise into the Auditorium. Attention to these Next Steps, and to other issues that may arise in time or with subsequent discussion, will help to assure a smooth transition from this evaluation study toward a successful process of project implementation. Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page 49 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 BASEMENT LEVEL A- I Basement Level — Existing A -2 Basement Level — Demolition A -3 Preliminary Basement Level FIRST FLOOR PLAN A -4 First Floor Plan — Existing A -5 First Floor Plan — Demolition A -6 Preliminary First Floor Plan SECOND FLOOR PLAN A -7 Second Floor Plan — Existing A -8 Second Floor Plan — Demolition A -9 Preliminary Second Floor Plan ATTIC LEVEL A -10 Attic Level — Existing A- I I Attic Level — Demolition A -12 Preliminary Attic Level ROOF PLAN A -13 Attic Level — Existing SITE PLAN A -14 Existing Site Plan A -14 Preliminary Site Plan FLOOR ELEVATIONS A -15 Existing Floor Elevations / Accessibility APPENDIX A DRAWINGS — EXISTING & PROPOSED Mills Whitaker Architects LLC BASEMENT LEVEL - EXISTING Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -1 – REMOVE PARTITIONS IN FORMER DRESSING AREA a _ 1 RECORDS REMOVE STEAM _ STAGIE BOILERS RECORDS ❑ �° ESTABBROOK HALL O O - -- - 010 coo ROBBINS O O ROOM Li 3a LOWER LOBBY NVAULT REMOVE '----- - - - - WOMEN'S - - - -- -- TOILET ROOM RECORDS REMOVE MEN'S & UNISEX TOILET ROOMS -- �1� BASEMENT LEVEL - DEMOLITION PROVIDE PIT FOR LIFT –REMOVE SLABS BEHIND STAGE FOR RAMP —REMOVE GALLERY & PICTURE BOOTH � NORTH p' 4' 8. 16, I r= PROVIDE OPENING AT VAULT WALL Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -2 PROVIDE FACILITY STORAGE AREAS I PROVIDE GREEN ROOM I l PROVIDE PROVIDE LIFT UP TO ea ; HALL & MAIN BOIL RECORDS RECORDS ' STAGE FACILITY WORKSHOP PROVIDE SPACE t - - RAMP TO STAGE E —RELOCATE TRANSFORMER r... 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FLAT ROOF � I I I I T I SLATE Z\ NOnTH 0- 4' 8- 161 f= Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -10 REMOVE SUPPLY FAN - - - - - -- 1 Gbl ®IRAN 7 f I I I -lac rl I s I�I L� ATTIC LEVEL ----------- t - - - - -, I I i I I N I I I I I I I I I I I I I I I i I I I i I I I ELEV. I t I I I I -- - - - - -- - -- I I 1 J I I I 1 T I , 3---- `fir•.. 1 T 'T I SLATE S.W. .. S. E. � --- - - - - - I FLAT s FLAT ROOF ROOF L J NOnTH REMOVE EXHAUST FAN & FAN ROOM � is ATTIC LEVEL - DEMOLITION Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -11 -------------------------- - - - - -- 1 - - ---� ! f I ! I ! I Gbl®IRQN � I I I I PROVIDE ATTIC a VENTILATION FAN I � I I I I I I I I I I I I I I I I I I I I I I I I I rl, I � I I I I I I � � � I I 1 I ATTIC LEVEL I I I I { ELEV. I I I I I I I I 1 ! I I T I I T 1 � � I I I I SLATE � � •°�.,--..-- t � SLATE ! I S. W. E c € c : I -E FLAT d' I I I4 FLAT I KU r- i I L m F F J NOnTH PROVIDE AIR HANDLER IN = tg SOUND- ISOLATED ROOM PRELIMINARY ATTIC LEVEL Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -12 UPGRADE ST SMOKE VENT EXTEND GENERATOR EXHAUST TO ROOF PRELIMINARY ROOF PLAN J w NORTH � Y 4" S' 16' Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -13 7 3 ExdsnHG TRANSKIRMER �. FT LOCATION OF Ord UNDE RND L RGROI LT �a OTI4NK s+ EIISnNG -_ ENTRY RAMP + EXISTING — + BIKE RACK —� TOWN HALL -_ - - --- -- — POLICE q STATION PAIR OF Exl$TT �gd, MAIL "RE, •F�— EASTIM 17R{iPOLE Si+ EXISTING TREE (TYP.) rt:lr MASEACHUSETTSAVENUE ENTRY EXISTING SITE PLAN I i F� PRELIMINARY SITE PLAN Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -14 TRIP, I.. AEMOVE s......s.- I ENTRY RAMP -� -- iPROVIDE BIKE RACKS —) f I TOWN MALL, - DROP GDR AREA —.. STATION J HC NC HC EXISTING FLAGPOLE RELOCATE PAIR OF MAILEOxES •� EXISTWB TREE (TYP.) y, _ EII- - MASWHUSET7s AYENUE� ENTRY PRELIMINARY SITE PLAN Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -14 O of 250.5 MAIN HALL CEILING 237.0 1 BIRD ROOM BALCONY SOUTH 1 231.0 1 LEGION & CIVIL 1 BALCONY SIDE AISLES ELLEN STONE & ENTRY LOBBY BALCONY EAST / WEST MAIN HALL STAGE GRIDIRON 253.5 PROSCENIUM 242.5 STAGE GALLERY 236.5 231.0 223.5 MAIN STAGE 221.5 ROBBINS & GREEN ROOM 210.5 209.5 LOWER LOBBY STAGE 207.21 (t ] 207.21 ESTABROOK � 205.5 BOILER ROOM 202.0 HI EXISTING ELEVATOR LANDINGS 2x1.0 LO EXISTING ACCESSIBLE LEVELS ACCESSIBILITY IMPROVEMENTS j LEGION + BALCONY EAST AISLE ACCESS BIRD + BALCONY SOUTH + CIVIL LOBBY + MAIN HALL + ELLEN STONE ACCESS MAIN STAGE (FROM MAIN HALL) -(D 0 LOBBY + ROBBINS ACCESS GREEN ROOM (FROM MAIN HALL) ESTABROOK ACCESS ESTABROOK STAGE EXISTING FLOOR ELEVATIONS & ACCESSIBILITY Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page A -15 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 GENERAL EXTERIOR B- I General Exterior Views B -7 General Surroundings B -1 I Accessible Entrance Ramp B -14 Roof Areas GENERAL INTERIOR B -18 Lobbies, Stairways & Corridors B -29 Toilet Rooms & Concessions B -34 Attic Areas MAIN HALL - AUDITORIUM B -37 General Views of Main Hall B -40 Seating Areas, Aisles & Exits B -47 Hall Systems — Lighting, HVAC & A/V STAGE & DRESSING AREAS B -51 General Views of Stage B -54 Fly Gallery B -56 Former Dressing & Adjacent Spaces B -60 Stage Systems — Rigging, Mechanical & Electrical 'u14:11d1►[cl:t•Z•]'u&� B -65 Estabrook Hall B -67 Bird Room B -70 Ellen Stone Room B -72 Civil Room B -73 Legion Room B -74 Robbins Room UTILITY SYSTEM AREAS B -75 Mechanical Systems in Basement B -80 Electrical Systems in Basement B -83 Mechanical Systems in Attic B -87 Exterior System Components APPENDIX B PHOTOGRAPHS OF EXISTING CONDITIONS Mills Whitaker Architects LLC GENERAL EXTERIOR General Exterior Views 063010- P1010098.JPG Front (South) Facade of Cary Memorial Building GENERAL EXTERIOR General Exterior Views 063010- P1010096.JPG Looking East to the Front Facade; Accessible Ramp at Left Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Exterior Views 063010- P1010100.JPG 1927 Incised Cornerstone at Southeast Corner of Front Facade GENERAL EXTERIOR General Exterior Views 063010- P1010099.JPG Looking West to the Front Facade; Monumental Steps at Left Mills Whitaker Architects LLC Page B -1 GENERAL EXTERIOR GENERAL EXTERIOR General Exterior Views General Exterior Views 063010- P1010093.JPG 112910- P1010006.JPG dX"T Fill- Decorative Exterior Fixture at Entry Upper Portion of Entrance Facade GENERAL EXTERIOR GENERAL EXTERIOR General Exterior Views General Exterior Views 1926- Exterior Bulletin Board.JPG 112910- P1010005.JPG i f I � 1926 Entrance Facade Drawings Lower Portion of Entrance Facade Indicated a Pair of Wood Bulletin Boards at Each Side of Entrance Door Array Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -2 GENERAL EXTERIOR General Exterior Views 063010- P1010101.JPG East Side Exit Facing Police Station GENERAL EXTERIOR General Exterior Views 111710- P1010064.JPG West Elevation with Air Cooled Chiller in Foreground Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Exterior Views 063010- P1010102.JPG a Elevator Addition at East Facade to the North of Adjacent Side Exit GENERAL EXTERIOR General Exterior Views 063010- P1010107.JPG West Elevation of Stage & Dressing Areas; Copper Smoke Exhaust Head House at Roof; Brick Chimney at Boiler Flue Mills Whitaker Architects LLC Page B -3 GENERAL EXTERIOR General Exterior Views 112910- P1010003.JPG 18- over -12 Arched Double Hung Window at South Facade in Stairway Area GENERAL EXTERIOR General Exterior Views 112910- P1010007.JPG 24- over -15 Arched Double Hung Window at West Facade in Auditorium Balcony Level with Interior Shades Pulled Down GENERAL EXTERIOR GENERAL EXTERIOR General Exterior Views General Exterior Views 112910- P1010002.JPG 112910- P1010001.JPG ■_ter` ra a � � r ■■n.. Mon ter„■ r � 8- over -8 Double Hung Window with 12- over -12 Double Hung Window with Exterior Storm at South Facade of Exterior Storm at South Facade of Second Floor (Civil Room) First Floor (Ellen Stone Room) Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -4 GENERAL EXTERIOR General Exterior Views 112910- P1010008.JPG dow own r � � , M mom l� � � r 6- over -6 Double Hung Window with Exterior Storm at West Facade of First Floor (Corridor Adjacent to Auditorium) GENERAL EXTERIOR General Exterior Views 112910- P1010009.JPG 8- over -8 Double Hung Window with Exterior Storm at West Facade of Basement Level Areaway at Women's Room GENERAL EXTERIOR GENERAL EXTERIOR General Exterior Views General Exterior Views 112910- P1010004.JPG 111710- P1010150.JPG -10 Contemporary Soffit- Mounted Light Fixture Black Sealant in Vertical Mortar Joint for Installed Above Entrance Doors in Year 2000 Addressing Water Infiltration Issue at Granite Plinth Adjacent to Monumental Stairs Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -5 GENERAL EXTERIOR General Exterior Views 111710- P1010067.JPG Above Exit Doors from Stage & Dressing Areas GENERAL EXTERIOR General Exterior Views 111710- P1010069.JPG La r� Enlarged Horizontal Mortar Joint at Lintel Due to Severe Rust Jacking Above Exit Doors Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Exterior Views 111710- P1010068.JPG at North Elevation Above Exit Doors GENERAL EXTERIOR General Exterior Views 111710- P1010070.JPG Vertical Crack in Brickwork from Lintel up to Water Table Six Courses Above Opening Mills Whitaker Architects LLC Page B -6 GENERAL EXTERIOR General Surroundings 111710- P1010157.JPG Exit End of Circular Drive at Front of Building; One Accessible Parking Space at West Side of Drive, Brick Sidewalk at Cary & Town Hall Adjacent to Concrete Sidewalk at Massachusetts Avenue GENERAL EXTERIOR General Surroundings 111710- P1010148.JPG Bituminous Concrete Circular Drive at Entrance; Granite Curbing, Brick Sidewalk, Granite Steps; No Accessible Parking or Curb Cut in Front of Entrance Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Surroundings 111710- P1010152.JPG Entry End of Circular Drive at Front of Building; Two Accessible Parking Spaces at East Side of Drive; Brick Sidewalk at Cary & Police Station Adjacent to Concrete Sidewalk at Massachusetts Avenue GENERAL EXTERIOR General Surroundings 111710- P1010149.JPG Pair of Mailboxes at South Side of Circular Drive Directly Opposite Entrance to Cary Memorial Building; One for Town Business - One for US Post Office Mills Whitaker Architects LLC Page B -7 GENERAL EXTERIOR GENERAL EXTERIOR General Surroundings General Surroundings 111710- P1010001.JPG 111710- P1010154.JPG i 'L�5rG1Qi - 5&5{1wBAY • 8'13041F - GAi uxrts'- xwmAOO+ , a s' Freestanding Signs at Front Yard Adjacent to Sidewalk Flagpole in Front Yard Displaying US Flag Along Massachusetts Avenue GENERAL EXTERIOR General Surroundings 111710- P1010002.JPG Wooden Freestanding Sign Post Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Surroundings 111710- P1010003.JPG Decorated Granite Memorial at Base of Flagpole Mills Whitaker Architects LLC Page B -8 GENERAL EXTERIOR General Surroundings 111710- P1010155.JPG Concrete Sidewalk at Street - Brick Sidewalk to Buildings; Mass. Ave. Brick Sidewalks in Lexington Center Start Beyond in Front of US Post Office GENERAL EXTERIOR General Surroundings 111710- P1010136.JPG Brick Garden Wall (Date Unknown) at West Yard Provides Visual Screening for Air Cooled Chiller (2000) Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR General Surroundings 111710- P1010137.JPG Brick Sidewalk Between Cary Memorial Building (at left) and Town Hall (at right) GENERAL EXTERIOR General Surroundings 111710- P1010135.JPG Site Stairs Between Cary Memorial Building (at left) and Town Hall (at right) Mills Whitaker Architects LLC Page B -9 GENERAL EXTERIOR General Surroundings 111710- P1010066.JPG GENERAL EXTERIOR General Surroundings 111710- P1010073.JPG Recycling and Trash Containers at Basement Door GENERAL EXTERIOR GENERAL EXTERIOR General Surroundings General Surroundings 111710- P1010074.JPG 112310- P1010019.JPG AA - _ - .s�aj Typical Red Copper Roof Conductor to Bicycle Rack at Front of Building Adjacent to PVC Underground Storm Drainage System Accessible Ramp and Front Entrance Area Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -10 GENERAL EXTERIOR GENERAL EXTERIOR Accessible Entrance Ramp Accessible Entrance Ramp 063010- P1010094.JPG 063010- P1010092.JPG � r 1. am w■ } orrr� at■ •� -3r ■ 1 - � 14,0Q ■ Ramp Slope is 1:12 but Brick Approach Walk N06� Below Ramp Slopes Approximately 1:10 ■ w M i ■ Accessible Entrance at Front Facade; Looking West Down Circa 1985 Accessible Ramp; Westernmost Doors at Top of Ramp; Upper Landing Level of Granite Steps was Added to Pair of 36" Wide Doors with Power Openers Eliminate Step Up at Entrance Door Thresholds GENERAL EXTERIOR GENERAL EXTERIOR Accessible Entrance Ramp Accessible Entrance Ramp 112310- P1010023.JPG 063010- P1010095.JPG � r 1. am MM i Upper Portion of Circa 1985 Accessible Ramp; Lower Portion of Ramp 84" Wide; 48" Wide Upper Ramp Narrows to 43" Clear at Pilasters Ramp Slope is 1:12 but Brick Approach Walk Below Ramp Slopes Approximately 1:10 Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -11 GENERAL EXTERIOR Accessible Entrance Ramp 111710- P1010140.JPG Cross Slope of Brick Walkway Approximately 7% GENERAL EXTERIOR Accessible Entrance Ramp 063010- P1010097.JPG West Side of Accessible Ramp Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR Accessible Entrance Ramp 112310- P1010020.JPG Westerly View Toward Accessible Ramp (at right); Town Hall Beyond GENERAL EXTERIOR Accessible Entrance Ramp i 117i 0.. ::. =2.JPG Tug NEO= Ramp Bridge at Men's Room Window Areaway; Rust Stains Evidence of Deteriorating Reinforcing Rods in Concrete Mills Whitaker Architects LLC Page B -12 GENERAL EXTERIOR Accessible Entrance Ramp 111710- P1010138.JPG NW Corner of Ramp at Landing GENERAL EXTERIOR Accessible Entrance Ramp 111710- P1010145.JPG Granite Paving Stones at Ramp Surface; Granite Cap over Concrete Wall; Downlight Fixture at Spalled Recess in Wall Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR Accessible Entrance Ramp 111710- P1010139.JPG Detail at NW Corner of Ramp Showing Multiple Repairs to Spalled Concrete Wall GENERAL EXTERIOR Accessible Entrance Ramp 111710- P1010141.JPG Severely Spalled Concrete at SE Corner of Ramp Mills Whitaker Architects LLC Page B -13 GENERAL EXTERIOR GENERAL EXTERIOR Roof Areas Roof Areas 111710- P1010191.JPG 111710- P1010190.JPG I f� i 1 Western Side of Main Slate Roof Area; Western Roof Edge with Copper Gutter Brick Chimney & Copper Stage Exhaust Beyond and Rusting Snow Guard Rail System (No Snow Guards at Eastern Roof) GENERAL EXTERIOR GENERAL EXTERIOR Roof Areas Roof Areas 111710- P1010200.JPG 111710- P1010192.JPG 3 Roof Overhang with Continuous Soffit Vent Detail of Slate Shingles Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -14 GENERAL EXTERIOR Roof Areas 111710- P1010189.JPG Copper Ridge and Slate Shingles GENERAL EXTERIOR Roof Areas 111710- P1010211.JPG Detail of Copper Gutter and Tar /Gravel Built -up Roofing System at Flat Roofed Area Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR Roof Areas 111710- P1010210.JPG Above Legion Room GENERAL EXTERIOR Roof Areas 111710- P1010212.JPG Detail of Copper Gutter at Slate Roofed Area; Expansion (Slip) Joint in Copper Gutter with Small Copper Diverter on Top Surface Mills Whitaker Architects LLC Page B -15 GENERAL EXTERIOR Roof Areas 111710- P1010194.JPG Bolts for Missing Decorative Wood Spur Buttress Being Restored by Owner for Reinstallation GENERAL EXTERIOR Roof Areas 111710- P1010187.JPG Copper Intake at West Side Flat Roof Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR Roof Areas 111710- P1010188.JPG Attic Door Hatch Providing Access to Flat Roof at West (& East) Side of Building GENERAL EXTERIOR Roof Areas 111710- P1010193.JPG Copper Ventilator at West Side Flat Roof Mills Whitaker Architects LLC Page B -16 GENERAL EXTERIOR Roof Areas 111710— P1010205.JPG Copper Exhaust Louver from Auditorium Picture Booth Adjacent to East Side Flat Roof Area GENERAL EXTERIOR Roof Areas 111710— P1010197.JPG Copper Capped Brick Parapet Wall Separating Slate Roof from Flat Roof at West Side of Building Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL EXTERIOR Roof Areas 111710— P1010186.JPG Copper Exhaust Louver from Auditorium Fan Adjacent to West Side Flat Roof Area GENERAL EXTERIOR Roof Areas 111710— P1010198.JPG a Detail of Deterioration at Brick Parapet Wall Separating Slate Roof from Flat Roof at West Side of Building Mills Whitaker Architects LLC Page B -17 GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010084.JPG I i P - .f. Looking West in Entrance Lobby Area GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010085.JPG Central Entrance Door at South Wall; Pair of 42" Doors with Mixed Exit Devices GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 063010- P1010029.JPG 063010- P1010028.JPG d w rr� Lobby Entrance to West Aisle of Auditorium; Lobby Entrance to East Aisle of Auditorium; Pair of 30" Doors with Knob, Surface Bolt & Astragal; Pair of 30" Doors with Knob, Surface Bolt & Astragal; Statue of Samuel Adams Statue of John Hancock Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -18 GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010076.JPG Battle of Lexington Green Painting at North Wall; Accent Lighting in Ceiling Area; Pendant Lantern (1 of 3) in Foreground GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010078.JPG Indirect Cove Lighting Above Stonework in Lobby Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010075.JPG Adjacent to Lobby Entrance Doors GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010033.JPG Stair Hall at Southwest Corner of Entrance Level Mills Whitaker Architects LLC Page B -19 GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 111710- P1010079.JPG 111710- P1010095.JPG E East End of Lobby Area with Lighting Arrangement of Contemporary Fixture at Ceiling of East Exit Stair Original Fixture and Contemporary Acrylic Lens Fixtures GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 063010- P1010058.JPG 111710- P1010093.JPG k7 a f fi East Exit Doorway in Stair Area with Three Exit Lights; Illuminated Exit Sign at East Exit Door One in Transom; Two Near Floor at Each Side for Incorporated into Transom Below Fan Light Improved Visibility from Lower Lobby Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -20 GENERAL INTERIOR Lobbies, Stairways & Corridors 1926 -Stair DetaiIJPG 1926 Stair Detail Drawing from Kilham, Hopkins, Greeley & Willard Brown GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010081.JPG Typical Historic Wall Sconce in Front Stairways with Contemporary Compact Fluorescent Lamp Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010016.JPG Character Defining Elements of Primary Stairways GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010055.JPG Picturesque View of Window at Front Facade from Second Floor Gallery Adjacent to Bird Room Mills Whitaker Architects LLC Page B -21 GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010038.JPG Second Floor Gallery Leading to Bird Room in Corridor Adjacent to Civil Room at West Side of Building GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010216.JPG Small Janitor's Sink in Low Ceilinged Space at Second Floor Behind Integral Drinking Fountain Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010040.JPG Integral Drinking Fountain at West End of Second Floor Adjacent to Civil Room and Bird Room (at Half Level Above) GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010049.JPG Second Floor Gallery Leading to Bird Room in Corridor Adjacent to Legion Room at East Side of Building Mills Whitaker Architects LLC Page B -22 GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010015.JPG GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010024.JPG Stair Hall at Southwest Corner of Lower Level; Unisex Toilet Room Door at Left; Women's Toilet Room at Right; Sprinkler Feed Below Stair Stair Hall at Southeast Corner of Lower Level GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 112910- P1010043.JPG 063010- P1010018.JPG ALM I i a I Stored Chairs and Miscellaneous Items Adjacent to Newel Detail at SW Stair in Lower Lobby Level; East Exit Stair at Lower Lobby Area Wall Mounted Handrail Aligns with Chair Rail Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -23 GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010025.JPG Original Pendant Lighting in Lower Level Lobby GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010159.JPG Integral Drinking Fountain at Lower Lobby Adjacent to Women's Toilet Room Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010023.JPG Original Art Deco Wall Sconce at Lower Level Lobby GENERAL INTERIOR Lobbies, Stairways & Corridors 112910- P1010026.JPG Accessible Drinking Fountain at South Wall of Lower Lobby Adjacent to Accessible Toilet Room Mills Whitaker Architects LLC Page B -24 GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 063010- P1010030.JPG 063010- P1010059.JPG i'm W4, i t-G•` First Floor Corridor at West Side of Auditorium; First Floor Corridor at East Side of Auditorium; Southern Portion of Floor Slopes Down 1:12 Southern Portion of Floor Slopes Down 1:12 GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010082.JPG Typical Original Ceiling Mounted Light Fixture in First Floor Corridors at East & West Sides of Auditorium Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010161.JPG Painted Cast Iron Radiator in Wall Recess Below Windows in First Floor East & West Corridors Mills Whitaker Architects LLC Page B -25 GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 063010- P1010063.JPG 112910- P1010064.JPG I �I i# V r Back Stairway at NE Corner of Building; Looking South into NW Back Stairway; Terrazzo Flooring at First Floor Level Typical Open Pipe Railings and Guards GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 112910- P1010062.JPG 112910- P1010055.JPG Back Stairway at NW Corner of Building; NW Service Stair Leading to Painted Concrete Treads & Landings Supply Air Fan Room in Attic Level Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -26 GENERAL INTERIOR Lobbies, Stairways & Corridors 112310- P1010002.JPG NW Stair at First Floor Showing Pipe Guard Rail Termination GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010213.JPG Monumental Second Floor Window in NE Stair Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Lobbies, Stairways & Corridors 112310- P1010001.JPG Cracked Concrete at Pipe Guard Rail Termination in NW Stair of First Floor GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010214.JPG Window Sill and Jamb Detail at NE Stair Mills Whitaker Architects LLC Page B -27 GENERAL INTERIOR Lobbies, Stairways & Corridors 111710- P1010083.JPG 000 For Partial Emergency Lighting in the Building GENERAL INTERIOR Lobbies, Stairways & Corridors 063010- P1010081.JPG Fire Department Standpipe Connection in Back Stairway at Lower Level Landing Area GENERAL INTERIOR GENERAL INTERIOR Lobbies, Stairways & Corridors Lobbies, Stairways & Corridors 111710- P1010162.JPG 111710- P1010163.JPG i Fire Department Standpipe Connection Fire Department Standpipe Connection in Back Stairway at Intermediate Level Landing Area in Back Stairway at Upper Level Landing Area Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -28 GENERAL INTERIOR GENERAL INTERIOR Toilet Rooms & Concessions Toilet Rooms & Concessions 063010- P1010019.JPG 112910- P1010024.JPG +i I a, 1 Women's Toilet Room Facility in Lower Level Two Lavatories in Basement Women's Room with Small Mirror Roughly Centered Between Sinks GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010023.JPG i Five Individual Toilet Stalls in Women's Room Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010022.JPG A South Wall of Women's Anteroom at Lower Level Toilet Room Mills Whitaker Architects LLC Page B -29 GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010027.JPG Double Door Entry & Exit to Basement Men's Room Inside of Vestibule; Only Entry Door (at right) Opens GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010031.JPG Westerly View in Basement Men's Room Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010033.JPG Looking Northeast in Men's Room from Lavatory /Urinal Area to Entry Door Beyond GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010032.JPG Three Individual Toilet Stalls at Men's Room Mills Whitaker Architects LLC Page B -30 GENERAL INTERIOR GENERAL INTERIOR Toilet Rooms & Concessions Toilet Rooms & Concessions 112910- P1010035.JPG 111710- P1010160.JPG 1 _. 23 __ rp Four Urinals and Two Lavatories at South Wall of Water Damage at West Wall by Lavatories; Basement Men's Room Monumental Entrance Stairs Above GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010030.JPG Detail of Toilet Stall in Men's Room Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010029.JPG Small Janitor's Closet in Men's Room Mills Whitaker Architects LLC Page B -31 GENERAL INTERIOR Toilet Rooms & Concessions 063010- P1010020.JPG Accessible Unisex Toilet Room in Lower Level Added in 2000 GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010017.JPG Lavatory of First Floor Unisex Toilet Room Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010054.JPG First Floor Unisex Toilet Room at West Corridor Added in 1985 GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010019.JPG Water Closet of First Floor Unisex Toilet Room Mills Whitaker Architects LLC Page B -32 GENERAL INTERIOR Toilet Rooms & Concessions 063010- P1010083.JPG Serving Windows at Concessions Area in West First Floor Corridor Adjacent to Auditorium GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010081.JPG This Image is Intentionally Blank Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Toilet Rooms & Concessions 063010- P1010082.JPG Interior of Concessions Area GENERAL INTERIOR Toilet Rooms & Concessions 112910- P1010082.JPG This Image is Intentionally Blank Mills Whitaker Architects LLC Page B -33 GENERAL INTERIOR Attic Areas 111710- P1010175.JPG GENERAL INTERIOR Attic Areas 111710- P1010168.JPG Typical Steel Truss from 1927 Construction as Detailed on 1927 Drawings; Supply Duct (at left) and Return Duct (at right) Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Attic Areas 111710- P1010174.JPG ; of Attic at Ceiling Level Below Loose Fill Fiberglass Insulation GENERAL INTERIOR Attic Areas 111710- P1010166.JPG Detail of Attic Floor Framing and Plaster Ceiling of Auditorium Below Mills Whitaker Architects LLC Page B -34 GENERAL INTERIOR Attic Areas 111710- P1010184.JPG GENERAL INTERIOR Attic Areas 111710- P1010202.JPG GENERAL INTERIOR GENERAL INTERIOR Attic Areas Attic Areas 111710- P1010180.JPG 111710- P1010181.JPG r t �• i, Metal Clad Access Doors at South Wall Interior of Illuminated Clockwork Provide Enclosure for Clockworks Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -35 GENERAL INTERIOR Attic Areas 111710- P1010201.JPG South End of Attic for Return Air Fan Room GENERAL INTERIOR Attic Areas 111710- P1010185.JPG East Access Door to Adjacent Flat Roof Area Cary Memorial Building Evaluation Lexington, Massachusetts GENERAL INTERIOR Attic Areas 111710- P1010203.JPG GENERAL INTERIOR Attic Areas 111710- P1010204.JPG Detail of Exterior Surface of East Access Door Mills Whitaker Architects LLC Page B -36 MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM General Views of Main Hall General Views of Main Hall 063010- P1010044.JPG 063010- P1010061.JPG I View of Auditorium from Second Floor Level; Diagonal Wall of Chancel at NW Corner of Auditorium Loose Seating & Temporary Thrust Stage in Place at First Floor Below MAIN HALL - AUDITORIUM General Views of Main Hall 063010- P1010076.JPG View from Stage to East Side of Auditorium Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM General Views of Main Hall 063010- P1010077.JPG View from Stage to West Side of Auditorium Mills Whitaker Architects LLC Page B -37 MAIN HALL - AUDITORIUM General Views of Main Hall 063010- P1010060.JPG Central Chandelier at Auditorium Recently Restored MAIN HALL - AUDITORIUM General Views of Main Hall 063010- P1010045.JPG Elevator at Second Floor Installed in 2000 at Location of Former Window Location MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM General Views of Main Hall General Views of Main Hall 111710- P1010088.JPG 111710- P1010086.JPG �i Typical Pilasters at SW Corner of Auditorium West Wall of Second Floor with Arched Windows; Shades are Pulled for Light or Acoustical Control Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -38 MAIN HALL - AUDITORIUM General Views of Main Hall 111710- P1010087.JPG MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM General Views of Main Hall General Views of Main Hall 111710- P1010089.JPG 111710- P1010090.JPG i Sill Detail at Second Floor Window; Jamb Detail at Second Floor Window; Track in Jamb Indicates Former Shade Track Track in Jamb & Head Indicates Former Shade Track Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -39 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010103.JPG Loose Seating in Level Portion of First Floor; Fixed Seating in Raked Portion of First Floor Below Balcony at Rear of Hall (Not in View) MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010098.JPG West Exit Doors to Corridor from First Floor; Original Doors at Opening Have Been Replaced with 24" Door with Flush Bolts (at Left) and 36" Door with Push /Pull (at right) Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010006.JPG Loose Seating at First Floor; Permanent Seating Under Balcony and at Second Floor MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 063010- P1010046.JPG F� r Second Floor Entrance Level at East Aisle; Elevator (Not Visible) at Left Mills Whitaker Architects LLC Page B -40 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 063010- P1010041.JPG Second Floor Level at West Side of Auditorium MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 063010- P1010042.JPG Front Aisle at Back Balcony of Second Floor; Accessibility Restricted by Clear Width at Seating Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 063010- P1010048.JPG bmik, = Second Floor Level at East Side of Auditorium MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 063010- P1010043.JPG . Y LI Back Balcony Seating and Control Booth Mills Whitaker Architects LLC Page B -41 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010068.JPG Typical Capped Parapet and Single Guard Rail at Perimeter of Balcony Area Approximately 26" High MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010071.JPG Short Section of Wall- Mounted Handrail at Access Stairs at North End of East Balcony Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010069.JPG Typical Fixed Seating at Balcony with Maple Arms, Leather Upholstery & Wire Hat Rack Below Seat MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010072.JPG Short Section of Pipe Railing at Transition in East Balcony Aisle near NE Exit Doors Mills Whitaker Architects LLC Page B -42 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010073.JPG East Balcony Parapet and Guard Rail at Intersection with South Wall of Balcony MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010074.JPG Wall- Mounted Handrail at South End of East Balcony Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010075.JPG Transitions in Guard Rail Pipe Height at Corner Stairs of NE Balcony Aisle MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010076.JPG Wall- Mounted Handrail at Side Aisle Adjacent to Picture Booth Mills Whitaker Architects LLC Page B -43 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010106.JPG Detail of Crack in Concrete Floor at West Balcony; Similar Condition at East Balcony Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010107.JPG Crack in Concrete Continues from Floor to Spandrel at Balcony Mills Whitaker Architects LLC Page B -44 MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits Seating Areas, Aisles & Exits 111710- P1010110.JPG 111710- P1010109.JPG J East Exit Doors to NE Rear Stairway from Crack in Floor at East Exit Door of Second Floor; Second Floor; Integral Illuminated Exit Sign; Pair of 24" Doors with Knob, Surface Bolt & Astragal Fire Alarm Pull, Horn & Strobe at Left MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 111710- P1010111.JPG Battery Type Emergency Light at East Exit Door; Former Gas Light Wall Sconce in Pilaster Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010070.JPG Crack in Concrete Floor Adjacent to East Wall at Second Floor; Similar Condition at West Wall Mills Whitaker Architects LLC Page B -45 MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010080.JPG Wood Paneling at First Floor Contains Doors to Adjacent Chair Storage Under Balcony MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010078.JPG Looking North in Chair Storage at East Side of Auditorium Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010018.JPG Looking North in Chair Storage at West Side of Auditorium Where Restricted in Depth by Concessions and Unisex Toilet Room MAIN HALL - AUDITORIUM Seating Areas, Aisles & Exits 112910- P1010079.JPG Looking South in Chair Storage at East Side of Auditorium Mills Whitaker Architects LLC Page B -46 MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 063010- P1010070.JPG Ceiling Lighting Includes Recently Installed Suspended Downstage Lighting Beam with Twelve Fixtures MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 112910- P1010063.JPG Chancel Beam House Lighting at Left; Central Ceiling Perimeter Lighting at Right Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010008.JPG MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010085.JPG Detail of Central Ceiling Lighting with Individual Fixtures and Contemporary Compact Fluorescent Lamps Mills Whitaker Architects LLC Page B -47 MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 063010- P1010047.JPG Typical Pendant Lighting at Second Floor Side Aisles MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010091.JPG MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AA/ Hall Systems - Lighting, HVAC & AA/ 111710- P1010096.JPG 111710- P1010097.JPG I 1 Three Lamp Fixture at First Floor Ceiling Former Gas Light Wall Sconce Below Back Balcony over Fixed Seating at South Wall of First Floor with Contemporary Compact Fluorescent Lamps Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -48 MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AA/ 111710- P1010100.JPG { Return Air Grille at First Floor Level of Auditorium Adjacent to East Exit Doors Cary Memorial Building Evaluation Lexington, Massachusetts MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010113.JPG Above Second Floor Exit Door MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010101.JPG Steam Radiator in Recess at First Floor of Auditorium Adjacent to East Exit Doors Mills Whitaker Architects LLC Page B -49 MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 111710- P1010104.JPG Steam Radiator in Recess at Second Floor Level of Auditorium Below Window MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AN 112910- P1010077.JPG Radio Frequency Transmitter for Assistive Listening and Fire Alarm Horn & Strobe Adjacent to Second Floor Exit Door at South Wall MAIN HALL - AUDITORIUM MAIN HALL - AUDITORIUM Hall Systems - Lighting, HVAC & AA/ Hall Systems - Lighting, HVAC & AA/ 111710- P1010099.JPG 111710- P1010009.JPG One of Four Remote Controlled Surveillance Cameras r Wall Mounted Loud Speaker Adjacent to Proscenium; Used for Recording and Broadcasting Auditorium Events One of Four Remote Controlled Surveillance Cameras Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -50 STAGE & DRESSING AREA General Views of Stage 063010- P1010075.JPG Permanent Wood Stage in Foreground; Temporary Thrust Stage Beyond Proscenium STAGE & DRESSING AREA General Views of Stage 111710- P1010013.JPG Looking East Across Stage Area Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA General Views of Stage 111710- P1010007.JPG Temporary Thrust Stage Stairs and Side Guard Rails STAGE & DRESSING AREA General Views of Stage 063010- P1010069.JPG Looking West Across Stage Area Mills Whitaker Architects LLC Page B -51 STAGE & DRESSING AREA General Views of Stage 063010- P1010072.JPG Acoustical Shells for Orchestral Performances Stored Against North Wall Behind Cyclorama STAGE & DRESSING AREA General Views of Stage 111710- P1010024.JPG Acoustical Shell Stored at North Wall of Stage is Deployed Upstage Behind Lexington Symphony During Performances STAGE & DRESSING AREA STAGE & DRESSING AREA General Views of Stage General Views of Stage 111710- P1010019.JPG 111710- P1010018.JPG s Electrical Switchgear Serving Cary Memorial Building Stage Access Door from NW Stair and Town Hall Installed at Stage Right in 2000 Partially Obstructed by Electrical Switchgear (Refer to Page B -80 for Conduit Routing) Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -52 STAGE & DRESSING AREA STAGE & DRESSING AREA General Views of Stage General Views of Stage 111710- P1010023.JPG 063010- P1010065.JPG r Original Maple Flooring of Main Stage; Stage Loading Doors at East Facade One of Two Flush Trap Doors to Basement Below STAGE & DRESSING AREA STAGE & DRESSING AREA General Views of Stage General Views of Stage 063010- P1010067.JPG 111710- P1010072.JPG r ' -.i Stair at Northeast Corner Down to Dressing Area Exterior View of Stage Door on East Facade; Access Difficult Due to Height, Tree & Parking Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -53 STAGE & DRESSING AREA Fly Gallery 063010- P1010068.JPG Upper Northwest Area of Fly Stage; No Gridiron Above in This Portion STAGE & DRESSING AREA Fly Gallery 063010- P1010074.JPG I � - V) Cam. r= South Gallery at Former Lighting Control Area Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Fly Gallery 111710- P1010020.JPG STAGE & DRESSING AREA Fly Gallery 063010- P1010071.JPG Rigging Stairs to Gallery at Left and Gridiron Above Mills Whitaker Architects LLC Page B -54 STAGE & DRESSING AREA Fly Gallery 111710- P1010029.JPG View of Fly Area from South Gallery STAGE & DRESSING AREA Fly Gallery 111710- P1010040.JPG Chilled Water Piping Traverses Area Above Gridiron; Wooden Ladder to Platform at Smoke Exhaust Vents Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Fly Gallery 063010- P1010103.JPG Stage Enclosure at Exterior Facade; Stage Loading Doors Obscured by Tree; Smoke Venting at Roof STAGE & DRESSING AREA Fly Gallery 111710- P1010042.JPG Smoke Exhaust Vent Enclosure Above Gridiron Mills Whitaker Architects LLC Page B -55 STAGE & DRESSING AREA STAGE & DRESSING AREA Former Dressing & Adjacent Spaces Former Dressing & Adjacent Spaces 063010- P1010064.JPG 111710- P1010004.JPG � I . P a► ra Diagonal Wall at East Chancel Area; East Chancel Area with Orchestra Pit Door Open; Return Air Grille at Right; Foreshortened Door Beyond; Stairs Provided Access from Dressing Area Below Change in Flooring at Former Orchestra Pit STAGE & DRESSING AREA STAGE & DRESSING AREA Former Dressing & Adjacent Spaces Former Dressing & Adjacent Spaces 111710- P1010005.JPG 063010- P1010001.JPG I 1 f /f -.. ;wr.. View of Former Orchestra Pit Showing Floor Level; Dressing Room Door to Former Orchestra Pit Stairs 1926 Drawings Indicated Removable Wood Panels for Providing Temporary Infill of Pit Area Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -56 STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 111710- P1010022.JPG STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 111710- P1010045.JPG STAGE & DRESSING AREA STAGE & DRESSING AREA Former Dressing & Adjacent Spaces Former Dressing & Adjacent Spaces 063010- P1010005.JPG 063010- P1010004.JPG 1° } I 4 ' I 1 - 1 NE Stair From Dressing Area to Stage NE Stair for Dressing Room to Stage Access with Fire Alarm Pull Station at Exit from Basement; Cast Iron Steam Radiator in Exterior Wall Recess Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -57 STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 063010- P1010006.JPG Illuminated Exit Signs at Northwest Stair from Basement Former Dressing Area; Collection of Manual Fire Extinguishers STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 111710- P1010047.JPG Door to One of Dressing Room Bathrooms Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 063010- P1010080.JPG Former Dressing Area Below Stage in Use by Facilities Department STAGE & DRESSING AREA Former Dressing & Adjacent Spaces 111710- P1010046.JPG Trough Sink in One of Dressing Rooms Mills Whitaker Architects LLC Page B -58 STAGE & DRESSING AREA STAGE & DRESSING AREA Former Dressing & Adjacent Spaces Former Dressing & Adjacent Spaces 063010- P1010002.JPG 112310- P1010018.JPG - •r R Eastern Portion of Dressing Area Double Doors to Shallow Storage Area with NE Stair to Stage Beyond Designated in 1927 Plans as "Scenery Dock" STAGE & DRESSING AREA STAGE & DRESSING AREA Former Dressing & Adjacent Spaces Former Dressing & Adjacent Spaces 112310- P1010009.JPG 1010008.JPG rte;. - rr �tir�tl i Looking West in Former Scenery Dock East in Former Scenery Dock Now Used for Recreation Storage Now Used for Recreation Storage Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -59 STAGE & DRESSING AREA STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical Stage Systems - Rigging, Mechanical & Electrical 111710- P1010014.JPG 111710- P1010032.JPG lug :w5 _ F` li,l i Rigging Securement Rail at West Gallery Level West Gallery Level and Rigging Rail STAGE & DRESSING AREA STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical Stage Systems - Rigging, Mechanical & Electrical 111710- P1010037.JPG 111710- P1010038.JPG Vw Four Lines on Pulleys Secure Smoke Vents Typical Pulley Mounted Directly to Gridiron for Suspension of Dead Hung Rigging Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -60 STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010017.JPG I )--i Conduits for Original Wiring to Panel at Stage Right STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010015.JPG 0 6 Conduits to Original Switchboard at Gallery Level Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010011.JPG Oq 'I ik V Contemporary STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010028.JPG Conduits to Raceway Trough at Location of Original Switchboard at Gallery Level Mills Whitaker Architects LLC Page B -61 STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010033.JPG STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010026.JPG Manual Operation Option for Fire Curtain Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010012.JPG STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010010.JPG Recently Installed Electrical Devices at Stage Right Block Full Closure of Fire Curtain Mills Whitaker Architects LLC Page B -62 STAGE & DRESSING AREA STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical Stage Systems - Rigging, Mechanical & Electrical 111710- P1010031.JPG 111710- P1010025.JPG IN CAS! IN CA PULL RIWT V I - i 1 �^ JW Suspended Projection Screen Projection Screen & AN Controls at Stage Left STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010016.JPG Control Board for Downstage Light Beam Fixtures on Desk Surface at Stage Right Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010030.JPG Lighting Panel Mounted at South Gallery Mills Whitaker Architects LLC Page B -63 STAGE & DRESSING AREA STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical Stage Systems - Rigging, Mechanical & Electrical 063010- P1010066.JPG 111710- P1010036.JPG lot _ f - k 'f Fire Department Standpipe Connection at SE Corner Extensive Steam Radiator Array at North Wall Adjacent to Steam Radiator Currently Shutoff Due to Leaky Section STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010044.JPG Chilled Water Supply & Return Piping at North Wall of Gridiron Level Cary Memorial Building Evaluation Lexington, Massachusetts STAGE & DRESSING AREA Stage Systems - Rigging, Mechanical & Electrical 111710- P1010043.JPC. Chilled Water Piping Penetrating Demising Wall Between Fly Gallery and Attic Beyond Mills Whitaker Architects LLC Page B -64 MEETING ROOMS Estabrook Hall 063010- P1010090.JPG MEETING ROOMS Estabrook Hall 063010- P1010087.JPG Southerly View of Estabrook Hall at Basement; Accessible Ramp at East Wall (Left) Northerly View of Estabrook Hall at Basement; Accessible Ramp at East Wall (Right); Small Performance Stage Beyond MEETING ROOMS MEETING ROOMS Estabrook Hall Estabrook Hall 063010- P1010088.JPG 063010- P1010086.JPG i 4' � y J T- Southwest Corner of Estabrook Hall with Gallery Level with Elevator at East Side of Hall; Stairs to Gallery Level and to Lower Lobby Beyond Accessible Ramp Down to Seating at Left; Chair Storage Racks at Gallery Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -65 MEETING ROOMS MEETING ROOMS Estabrook Hall Estabrook Hall 063010- P1010089.JPG 112910- P1010046.JPG �- 1 iJ 1 � I yl i, y i Stage at North Side of Estabrook Hall; Backstage Area Used for Chair Storage Chairs Typically Oriented Toward South Side of Room for Meetings MEETING ROOMS Estabrook Hall 112910- P1010045.JPG Underutilized Projection Booth in Estabrook Hall Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Estabrook Hall 112910- P1010048.JPG One of Two 42" Exit Doors at Each Side of Stage Leading to Back Stairway and Side Exit Door Mills Whitaker Architects LLC Page B -66 MEETING ROOMS Bird Room 063010- P1010052.JPG Stairs from Second Floor to Bird Room has a Rise of Six Feet Beyond Upper Elevator Landing MEETING ROOMS Bird Room 063010- P1010054.JPG Looking East in Bird Room Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Bird Room 111710- P1010084.JPG Contemporary Compact Fluorescent Lamps MEETING ROOMS Bird Room 063010- P1010053.JPG Looking West in Bird Room Mills Whitaker Architects LLC Page B -67 MEETING ROOMS Bird Room 112310- P1010024.JPG Seating at Windows in South Wall with Radiator Grille Below Seat MEETING ROOMS Bird Room 112310- P1010025.JPG South Wall of Bird Room Pine Paneled; Pair of Integral Doors Conceal Display Cases MEETING ROOMS MEETING ROOMS Bird Room Bird Room 112310- P1010027.JPG 1926 -Bird Exhibition.JPG f L'' t � r i g Integral Doors and Concealed Display Cases Original 1926 Unrealized Design Intent for at South Wall of Bird Room Display Cases at South Wall of Bird Room Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -68 MEETING ROOMS Bird Room 112310- P1010030.JPG "1861 "Statue in NW Corner of Bird Room Matches Location of Adams Statue in Lobby MEETING ROOMS Bird Room 112310- P1010032.JPG Battery Pack Emergency Lighting (1 of 2) Surface Mounted on North Wall Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Bird Room 112310- P1010029.JPG "1775" Statue in NE Corner of Bird Room Matches Location of Hancock Statue in Lobby MEETING ROOMS Bird Room 112310- P1010031.JPG Fire Alarm Horn & Strobe (1 of 2) Surface Mounted Next to Exit Door Mills Whitaker Architects LLC Page B -69 MEETING ROOMS Ellen Stone Room 112910- P1010010.JPG Twin 36 "Entrance Doors to E/ /en Stone Room Frame Portrait of Lady Margaret Lexington at West Wall of Entrance Lobby MEETING ROOMS Ellen Stone Room i� 112910- P1010012.JPG Steam Radiator on North Wall with Pair of Freestanding Space Heaters Beyond Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Ellen Stone Room 063010- P1010032.JPG Southwester ly Vew of E/ /en Stone Room MEETING ROOMS Ellen Stone Room 112910- P1010011.JPG Steam Radiator on West Wall with Fan Coil Air Conditioning Unit Beyond Mills Whitaker Architects LLC Page B -70 MEETING ROOMS Ellen Stone Room 112910- P1010013.JPG Ceiling Fan on Acoustical Ti% Ceiling over Plaster, Two Suspended Linear Fluorescent Fixtures MEETING ROOMS Ellen Stone Room 063010- P1010031.JPG Recessed Sidewall Sprinkler Heads Were Usedin Lobby Outside of Ellen Stone Room (Exposed Piping & Heads Inside Room) Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Ellen Stone Room 112910- P1010015.JPG White Board on East Wall MEETING ROOMS Ellen Stone Room 112910- P1010014.JPG One of Two Freestanding Coat Racks and Freestanding Fan Mills Whitaker Architects LLC Page B -71 MEETING ROOMS Civil Room 112910- P1010051.JPG Pair of 30" Doors at West End of Second Floor to Civil Room; Room is not Wheelchair Accessible due to Clear Width Restriction at Back Balcony Aisle MEETING ROOMS Civil Room 063010- P1010036.JPG Exposed Sprinkler Piping and Fire Alarm Horn & Strobe at East Wall Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Civil Room 063010- P1010035.JPG Southwesterly View of Civil Room MEETING ROOMS Civil Room 112910- P1010050.JPG Fan Coil Air Conditioning Unit at NW Corner Mills Whitaker Architects LLC Page B -72 MEETING ROOMS Legion Room 063010- P1010050.JPG Pair of 30" Doors at East End of Second Floor to Legion Room; Room is Adjacent to the Elevator MEETING ROOMS Legion Room 112910- P1010065.JPG Northwesterly View of Legion Room; White Board in Cabinet at Left; Freestanding Coat Rack Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Legion Room 063010- P1010051.JPG Southeasterly View of Legion Room MEETING ROOMS Legion Room 112910- P1010067.JPG Steam Radiator at South Wall of Legion Room Mills Whitaker Architects LLC Page B -73 MEETING ROOMS Robbins Room 063010- P1010026.JPG North Wall of Lower Lobby in Basement; Sliding Windows for Coat Checking in Robbins Room MEETING ROOMS Robbins Room 063010- P1010022.JPG Northerly View in Robbins Room with Door to Town Clerk's Record Storage Beyond Cary Memorial Building Evaluation Lexington, Massachusetts MEETING ROOMS Robbins Room 112910- P1010038.JPG Easterly View in Robbins Room; Sliding Window at Right for Coat Checking Purposes MEETING ROOMS Robbins Room 1 w r.. 112910- P1010037.JPG Shelving Installed During Temporary Use as Library During Cary Library Expansion Project; Coat Hooks Mounted on Perimeter Walls Mills Whitaker Architects LLC Page B -74 UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010126.JPG UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010128.JPG View of Boiler Room Area Looking North View of Boiler Room Area Looking South UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Mechanical Systems in Basement Mechanical Systems in Basement 063010- P1010009.JPG l} -N r A Q merican JL t Older of Two Steam Boilers; Oil -Fired Only Younger of Two Steam Boilers; Dual Fuel Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -75 UTILITY SYSTEM AREAS Mechanical Systems in Basement 063010- P1010012.JPG Insulated Steam Piping Headers in Boiler Room UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010130.JPG Service Sink and Floor Grate with Sump Pump at Northern Area of Boiler Room Near Stair; Original Electric Service Room Behind Wall Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Basement 063010- P1010007.JPG Condensate Pumps & Expansion Tank at East Wall of Boiler Room UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010131.JPG Cleanout Doors at Base of Masonry Flue at North Wall of Boiler Room Mills Whitaker Architects LLC Page B -76 UTILITY SYSTEM AREAS Mechanical Systems in Basement 063010- P1010008.JPG Gas -Fired Domestic Hot Water Tank at North End of Boiler Room UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010129.JPG r V;Ik Chilled Water & Hot Water Piping in NW Corner of Boiler Room Penetrate Wall and Proceed Underground to Town Hall Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Basement 063010- P1010011.JPG I• 1 f s � �1 I A6A Chilled Water Pumping Stations at West Wall of Boiler Room UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010118.JPG Primary Chilled Water Supply and Return at West Wall of Electrical Room Serving Chiller Mills Whitaker Architects LLC Page B -77 UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010123.JPG Outside Boiler Room & Electrical Room Leading to Original Boiler Room Stair UTILITY SYSTEM AREAS Mechanical Systems in Basement 111710- P1010114.JPG UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Mechanical Systems in Basement Mechanical Systems in Basement 112310- P1010014.JPG 112310- P1010015.JPG ■ ri ?1 NW Stair Landing at Boiler Room Level; NW Stair Landing at Boiler Room Level; Boiler Room Door at Left Low Spot in Floor Frequently Flooded Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -78 UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Mechanical Systems in Basement Mechanical Systems in Basement 112910- P1010025.JPG 112310- P1010011.JPG l { r. ts' / mss_` ti Fire Protection Piping at Floor in SW Corner of Fire Protection Piping & Valves in NW Portion Building Below Open Stairway; Modified in 2000 of Building Installed in 2000 UTILITY SYSTEM AREAS Mechanical Systems in Basement 112310- P1010012.JPG As -Built Drawing Cabinets and Equipment Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Basement 010013.JPG Fire Alarm Control Panel Installed in 2000 Mills Whitaker Architects LLC Page B -79 UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Electrical Systems in Basement Electrical Systems in Basement 063010- P1010073.JPG 111710- P1010048.JPG Main Switchgear Equipment for Cary and Town Hall Pull Box at Basement Ceiling Below Switchgear Located on the Auditorium Stage in 2000 with at West End of Former Dressing Room Very Limited Protection UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Electrical Systems in Basement Electrical Systems in Basement 112310- P1010006.JPG 112310- P1010007.JP( 1 L6 PRESSURE STEAM t� Easterly Conduit Run at Basement Ceiling from Northerly Conduit Run at Basement Ceiling and Wall Pull Box Below Switchgear from Switchgear to Pull Box at Recreation Storage; Penetrates Wall to Boiler Room Beyond Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -80 UTILITY SYSTEM AREAS Electrical Systems in Basement 111710- P1010119.JPG Emergency Generator Equipment Installed in 2000 to Serve Cary Memorial Building and Town Hall UTILITY SYSTEM AREAS Electrical Systems in Basement 063010- P1010014.JPG Emergency Power Transfer Switch UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Electrical Systems in Basement Electrical Systems in Basement 111710- P1010121.JPG 111710- P1010116.JPG Emergency Power Panels Pull Box Installed in 2000 over Earlier Pull Box at West Wall of Electrical Room Area; Presumably Location of Underground Feed to Town Hall Cary Memorial Building Evaluation Lexington, Massachusetts Mills Whitaker Architects LLC Page B -81 UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Electrical Systems in Basement Electrical Systems in Basement 111710- P1010115.JPG 111710- P1010117.JPG f'4b J� Exhaust Air from Emergency Generator thru Combustion Air for Emergency Generator thru the West Wall of Electrical Room the West Wall of Electrical Room UTILITY SYSTEM AREAS Electrical Systems in Basement 111710- P1010125.JPG Electrical Room Area Adjacent to Boiler Room and Emergency Generator; Former Fuel Room in 1927 Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Electrical Systems in Basement 111710- P1010122.JPG f i Contemporary Stairs from Lower Lobby Beyond to Level of Electrical Room & Boiler Room; Original Stairs Beyond Wall to Left (see Page B -78) Mills Whitaker Architects LLC Page B -82 UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010056.JPG Looking Up from Northwest Utility Access Stair to Skylight (at Roof) and Steam Piping Risers (at left) UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010058.JPG Supply Fan Motor in Small Fan Room at NW Corner of Attic Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010057.JPG Steam Piping Risers in Northwest Utility Access Stair Serving Heating Coil at Supply Fan in Attic UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010059.JPG Supply Fan Room Mills Whitaker Architects LLC Page B -83 UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010060.JPG Ladder to Return Air Duct Installed in 2000 into the Supply Air Fan Room UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010176.JPG 2000 Economizer Return Air Duct in NW Corner at Penetration of Masonry into Supply Air Room Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Attic 112910- P1010061.JPG Looking South from Supply Air Room into Return Air Duct Installed in 2000 UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010173.JPG Insulated Supply Air Ductwork Turning Down to Supply Air Grille at Ceiling of Auditorium Mills Whitaker Architects LLC Page B -84 UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010172.JPG UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010170.JPG Original Return Air Duct from Auditorium in SW Corner; Higher Ductwork 2000 Economizer Duct Run Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010169.JPG Looking North at Return Air Ductwork in Attic; Higher Duct is Economizer Return Air (2000); Lower Duct Beyond Original Return Air (1927) UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010171.JPG Original Return Air Duct from Auditorium in SE Corner; Insulated Round Duct (Foreground) from Picture Booth Mills Whitaker Architects LLC Page B -85 UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010165.JPG .. 0 s NO 01� Insulated Round Duct in SE Corner from Picture Booth to Exterior Louver (See Page B -17) UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010182.JPG Return Air Discharge Penetrates Fan Room; Pair of Motorized Dampers Beyond Regulate Air Flow to Supply Fan Room via Economizer Duct or to Exterior Louver at West Facade (see Page B -17) Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010178.JPG UTILITY SYSTEM AREAS Mechanical Systems in Attic 111710- P1010183.JPG Return Air Fan and Motor Mills Whitaker Architects LLC Page B -86 UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Exterior System Components Exterior System Components 111710- P1010143.JPG 111710- P1010065.JPG r ■1• i i Freestanding Fire Department Connection Pad- Mounted Electrical Transformer at Adjacent to Front Entrance Area West Side of Building; Pull Box on Facade Provides Rear Entry to Main Switchgear on Stage UTILITY SYSTEM AREAS Exterior System Components 063010- P1010106.JPG Exterior Louver Fresh Air Louver to Attic Fan (For Exhaust Louvers, Refer to Page B -17) Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Exterior System Components 063010- P1010104.JPG Stage Smoke Venting System at Roof Above Fly Gallery Mills Whitaker Architects LLC Page B -87 UTILITY SYSTEM AREAS Exterior System Components 111710- P1010055.JPG Installed in 2000 UTILITY SYSTEM AREAS Exterior System Components 111710- P1010054.JPG Natural Gas Meter at West Facade Outside of Boiler Room Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Exterior System Components 111710- P1010057.JPG UTILITY SYSTEM AREAS Exterior System Components 111710- P1010050.JPG Pad - Mounted Air Cooled Condensing Unit of Liebert Unit Serving Record Storage Area Mills Whitaker Architects LLC Page B -88 UTILITY SYSTEM AREAS UTILITY SYSTEM AREAS Exterior System Components Exterior System Components 111710- P1010062.JPG 111710- P1010061.JPG 70IM 0 ! on" �» imarwillm wall, Exhaust Piping for Emergency Generator Continuation of Emergency Generator Penetrating West Facade Exhaust Piping at West and North Facades UTILITY SYSTEM AREAS Exterior System Components 111710- P1010059.JPG Termination of Emergency Generator Exhaust Piping at North Facade Adjacent to Ellen Stone Room Cary Memorial Building Evaluation Lexington, Massachusetts UTILITY SYSTEM AREAS Exterior System Components 111710- P1010060.JPG Emergency Generator Radiator on Concrete Pad Mills Whitaker Architects LLC Page B -89 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 C -1 1918 New York Times Article: Elizabeth Cary Farnham C -2 1925 Isaac Harris Cary Educational Fund Committee Report C -17 1926 Drawings by Kilham, Hopkins & Greeley and Williard D. Brown C -24 1927 Proposed Memorial Building C -35 1928 Cary Memorial Building Dedication C -41 1978 Form B — Building / Massachusetts Historical Commission C -46 Site Plan Information for Cary Memorial Building C -50 Seating Plan for Cary Hall — 1933 and 2010 C -51 1985 Drawings by Amsler Hagenah MacLean Architects C -52 2000 Drawings by the Rowe Design Group Architects & Engineers APPENDIX C HISTORIC DOCUMENTATION Mills Whitaker Architects LLC MRS,FARNHAM LEFT$250,000 Will Provides for Building to House Revolutionary Relics. The bulk of the estate of more than ;2154,000 left by lFrc. Elizabeth C. Farn- ba m, who died on reb. 17 last at 165) NVest Fifty - eighth Street, is becluea.the(i under her will filed 3resterda3, to ebar- itable, and public organizations. The residue is left in trust role the erection of a fireproof building at Lexington, Ala.ss.. to house Revolutionar- * relics alad to further the educational ul)I.ft of c ?ail -- rlrell of New Fangland narentafi-�!. 'Fhe building is to be erected on lj:tjCl ad- Joining til€� Carl- :�Iemrriai llibt•ar•�• in i nemorY of , the L--stator's fatlrer, Isaac Harris Cary. T•frc. Fa.rnhain love '1512,0100 to Har- Va.r d to _ crea to two ' seholar- shil,s in the medical school, and $55,0(A) each to the American Unitarian Association of Bo,;- ton and Proctor Acadeni3r, at Andave:r. Mass. She left $?,oUo e.,tCx7 to 'Tuskegce Institute and the Calhoun Colc.red School at Calhoun, Ala : -$25,000 to Mabel F. • Kunhardt, a friend, and $10. -- 000 each to Susan F. lViltiains and Louise Farnham, sisters, and William Harris Cary, a second cousin. Other relatives received $3,000 eacli. l r New IIork'im c o Published: March 26, 1918 Copyright @ The New York Times 1 918 New York Times Article Describing the Bequest of Funds from Eliza Cary Farnham for the Cary Memorial Building in Lexington MA Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -1 ISAAC HARRIS CARD EDUCATIONAL FUND --QGA4 Rr;J V REPOR`T7 OF TOWN COMMITTEE OF CONFERENCE, —flcryr.2f-- COMMUNICATION FROM THE TRUSTEES.' -wce '41ml- OPINION OF MOORFIELD STOREY, ESC?. INJ I 1925 Isaac Harris Cary Educational Fund Committee Report - Page 1 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -2 ISAAC HARRIS CARP EDUCATIONAL FUND INCORPORATED 1921 LEXINGTON. MASSACHUSETTS BOARD OF TRUSTEES: ROBERT P. CLAPP, President GEORGE E. pRIGGS, Vice - President WILLIAM H. CARY, Tewsurer FDWARO P. MERRIAM, Clerk ISAAC H. CARY ;EDWARD H. MARA HALLIE C. BLAKE JAMES STUART SMIT14 FRANK D. PEIRCE ELWYN G. PRESTON JAY O. RICHARDS JOHN C, SPRING 1925 Isaac Harris Cary Educational Fund Committee Report - Page 2 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -3 O 1 11 f The appended copies of (1) Report submit- ted to the Town at the March 25, 1925, ses- sion of its annual meeting by the Committee appointed a year ago to confer with the Trus- tees of Isaac Harris Cary Educational Fund;. (2) a communication from the Trustees read at the meeting directly after the presentation of the Report; and (3) Mr. Storey's opinion, re- ferred to in the Report and annexed to said communication, are printed and distributed (a copy of the publication being sent to every reg- istered voter in the Town) pursuant to a vote passed at said meeting. The expense involved in the printing and distribution has generously been assumed by the Trustees. The Committee's Report was accepted and the Committee discharged.- Because of the late- ness of the hour and the fact that only a small number of citizens were in attendance at the time, further action on the report was, at the request of the Chairman of the Trustees, left for consideration at a future meeting. Lexington, May 15, 1925. JOHN H. KANE, Town Clerk. 1925 Isaac Harris Cary Educational Fund Committee Report - Page 3 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -4 Report of the Committee of Conference Lexington, Mass., March 13, 1925. TO THE CTTIZP-NS OF LEXINGTON: At the town meeting held on March 10, 1924, the Chairman of the Board of Trustees of Isaac Harris Cary Educational Fund read a letter addressed to you, of which the following is a copy: "Lexington, Mass., February 15, 1924," "To the Citizens of Lexington: The Trustees of Isaac Harris Cary Educational Fund have in their -hands a sum approaching $500,000, com- mitted to them in trust by the wills of Mrs. Eliza Casty Farnham and Miss Susanna E. Cary, and -an act of the Massachusetts Legislature (Chapter .249 of the Acts of 1921). The purpose of the trust, as shown in two , circular letters heretofore sent to the inhabitants of the Town— one in February 1922, and the other in March 1923, is, broadly speaking, twofold,—First, to use such portion of the fund as in the discretion of the Trustees may be neces- sary for procuring a. suitable site for and erecting a fire -proof building to be adapted to and suitable for the safe storing and exhibition of revoluntionary relics and treasures per- taining to the History, of the Town, and to contain a hall adapted to lectures and public meetings; and Second, to fur- nish educational assistance to boys and young men of New England parentage. The Trust, as a whole, is intended as a memorial to the donors' father, Isaac Farris Cary, The Trustees are required, after determining the size and location of the Memorial 'Building; to offer it to the Town. Incidentally the Trustees are to provide for the maintenance of public lecture courses in the building. 4 1925 Isaac Harris Cary Educational Fund Committee Report - Page 4 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -5 If the project shall be carried forward and completed in the near future, the Trustees now believe that there will be available for it-- assuming always that the Town shall be willing to accept and maintain the building— approximately $300,000. The Trustees are not authorized to offer a building to be used for all the purposes of a Town Hall as that term is ordinarily understood, but they may, they think, without violating the terms of the wills, make the building contain a public hall available for customary Town Meetings, and for lecture courses and other public gatherings..'calculated to promote the Town's educational and community life. The present plans of the Trustees contemplate such a building; but they can hardly expect the Town to agree'to accept and care for it unless the matter can be .so arranged as to furnish the Town, as a part of the program, an opportunity to have its municipal` offices nearby. Accordingly the Trustees sug- gest a public hail having a seating capacity for not less than one thousand people to be erected upon a -lot of liberal size, which may be conveyed to the Town along with the build- ing, so that the Town itself may erect upon the same land in close proximity thereto, a separate structure to contain administrative and departmental offices. If an arrangement acceptable to the Town, and one that would result in its taking over and agreeing to maintain the the building cannot be made, it will be necessary for the Trustees to erect a much smaller structure than the one now under consideration, since they would have to provide for its care and maintenance out of the income from the trust and leave (as must be done in any contingency) a sufficient amount to meet the educational requirements of the trust. The Trustees having employed architects upon pre - liminary studies and obtained sketch plans showing the kind of a building which they fend themselves permitted to erect, if assured of the Town's willingness to accept it, now ask the Town to appoint a committee to confer with them, and after conference to report hack to the Town full details .re- garding the project with recommendations as to the advisa- bility of its agreeing to accept and maintain a building of the character proposed. Respectfully submitted by order of the Board of Trustees, ROBERT P. CLAPP, Chairman EDWARD P. MERRIAM, Clerk." 1925 Isaac Harris Cary Educational Fund Committee Report - Page 5 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -6 After the reading of this letter and in accordance with the request it contained the Chairman of the Board of Trustees offered the fol- lowing vote which was passed- by- the meeting, namely.: "VOTED, that in compliance with the request made in the communication just received from the Trustees of,lsaac Harry Cary Educational Fund, a conference committee of eleven be appointed by the Moderator for the purpose of conferring with the Trustees, examining their plans and proposals and making a report to the Town, as soon as practicable, accompanied with such recommendations as may seem best. The Committee shall have no authority to enter into any agreement with the Trustees or to commit the Town in any way, the Committee being only a conference committee to obtain information and make report with recommendations." In pursuance of this vote the following named citizens were ap- pointed to serve on the committee, namely: Joseph R. Cotton, Albert H. Burnham, Edwin A. Bayley,.:James J. Walsh (354 Massachusetts Avenue) , Charles J. Henrich, Mary W. Duffy, Florence S. Tilton, C. Edward Glynn, Harry A. Wheeler, Arthur N. Nsaddison and George H. Gibson. Your committee has completed its duties so far as it can do so under existing conditions, and presents the following report Your committee organized with Joseph R. Cotton as Chairman and George H., Gibson as Clerk. Numerous meetings have been held, including three conferences with ' t ' he Trustees, whose final views are summarized in the .fallowing extrats from a letter submitted by them at the request of the Committee at the last conference, "January 14, 1925. "Joseph. R. Cotton, Esq., Chairman Conference Committee, Lexington, Mass. Dear Sir: Since the appointment of your committee of Eleven last March for the purpose of conferring with the Trustees of Isaac Harris Cary Educational Fund, examining their plans and proposals and reporting back to the Town with recom- mendations, the Trustees have endeavored to furnish what- ever information you have asked for, 1. We cannot more clearly express the proposals or suggestions of the Trustees than they are set forth in the communication of Feb. 15, 1924, above referred to.. Copy of the same is attached to this letter. 6 1925 Isaac Harris Cary Educational Fund Committee Report - Page 6 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -7 2. The purposes for which the building could be used by the 'T'own, the limitations upon the uses, the right of the Town to charge for the use of the hall,' etc., we believe to be as shown in the written opinion obtained from Moorfield Storey, Esq., under date of April 11, 1924, copy of which was handed you at the time. 3. The amount available for the project of providing a large building, including a lot of land sufficient in size to permit the location thereon of a Town office building as well, stated in the February 15, 1924, letter to be approxi- mately $300,000. may be taken as a little more than that sum now. .lust how much more it is not necessary now to to decide; for it seems reasonably clear that the amount is not yet large enough to produce a satisfactory result, if the scheme of providing a hall which may be used for Town Meeting is to be adopted. 4. The Trustees do not ask or. expect the Town, as the irn mediate result-of any recommendation that your Com- mittee may make, to take action by vote or otherwise which will have the effect of binding the Town to accept the build- ing that may be erected. What we do ask is, first, that 'the Committee pass judgment on the general question of whether it will be wise or unwise for the Town to accept the care and maintenance of a building of the size and general char- acter proposed by the Trustees, and make , a definite recom- mendation to the Town either for or against the project; and, second, a vote expressing the opiriioh" 6f the Town itself upon the question. Should the recommendation and vote be favorable to the general idea, more specific arid. detailed plans would have to be prepared, the same to become the basis of a definite contract before the Trustees could erect the building. 5. The vital point in the situation, as the Trustees see it, is that they should be informed whether the funda- mental idea of their proposal meets general approval. If it does not, they feel that they are entitled to know it; for they have, or will soon have, funds sufficient to proceed with the erection of a building which would satisfy the requirements of the wills; and, if not encouraged to believe that the Town will accept the larger building proposed, they would consider it their duty not to delay building much longer. On the other hand, should the Committee and the Town express themselves as favorable to the general idea under considera- tion, the Trustees would feel justified in incurring expense toward the execution of it, in the belief that a plan for carrying it into effect could be worked out to the reasonable satisfaction of all conceriaed. 7 1925 Isaac Harris Cary Educational Fund Committee Report - Page 7 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -8 b. The question of the site of the proposed building has been, we understand, much discussed by your Committee. As to this question it is obvious that the decision in the last analysis must rest with the Trustees since this is one of their duties under the wills. It will be our endeavor to decide this question in the light of all pertinent considerations, including any opinion that the Town or its Committee may officially express. Whether the building shall prove to be one with a large hall as suggested, or a building with such reduced accommodations that the Town clearly could not afford to accept it, its memorial character must be insisted upon, and a location selected that will be in harmony therewith. It seems to the Trustees that the matter of a site is not so intimately connected with the general question which we seek to have answered as to make the answer difficult without knowing just where the building will be located. We should hope that the Town, if answering in the af$rmative the question which is asked them, would express itself as satisfied with any one of the several sites. that have been considered. Respectfully submitted, By Order of the Trustees, (Signed) ROBERT P. CLAPP, President (Signed) EDWARD P. MERRIAM,. Clerk." Preliminary sketches, plans, and photographs, together with con - nplated sites have been submitted by the Trustees and studied by ur Committee, who are convinced that it is the wish of the Trustees present to the Town a Memorial Building which will be serviceable d adequate for the Town's needs. From the legal opinion of Mr. oorfield Storey, submitted by the Trustees, the Committee believes at such a building can be used for Town Meetings and all other .blic meetings of a non- political and non - sectarian character, also r dances, theatricals, motion pictures, and other similar purposes for Mich latter uses, the Town may make such charges as it thinks proper. It is clear that the proposed Memorial Building cannot be used r housing the Town offices, and .your Committee does not think it isible for the Town to maintain bath the new building and the esent Town Hall, on account of both expense and convenience. To oid this, it would be necessary for the Town, at its own expense, erect a suitable Town office building, to be located adjacent to the emoriai Building. The Committee accordingly recommends that if e Memorial' Building be accepted, the present Town Hall be sold .d the proceeds of the sale be applied to the erection of a new office iilding. From what rough estimates have been submitted to your 3mmittee it is believed that by such means the Town will be able to lance a new office building without any considerable burden. 1925 Isaac Harris Cary Educational Fund Committee Report - Page 8 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -9 Your Committee also believes that the cost to the Town of main- taining a new Memorial Building and the Town Office building should not be greater than the cost of maintenance of the present Town Hall, and considering the age of the latter, and the constantly increasing need for repairs it is entirely possible that the maintenance cost of the new buildings will be less. There is no question but that the new buildings should be more serviceable. It is believed that it will be several years before the Trustees will have sufficient funds to complete this project, but apparently they feel that they are not justified in waiting for their funds to accumulate sufficiently unless reasonably assured that the Town will accept the building when offered, and further, that a saving may be made by the earlier purchase of a site for the buildings, which will leave a greater arn. ount of their funds for building purposes than would be the case if purchase of a site is delayed. Your Committee concurs in this, and believes that for these reasons the Town should at this time empress its opinion so that the Trustees may be encouraged to proceed, but considering the requirements of the Town, your Committee believes that the acceptance of such gift and conveyance should be made subject to certain other suitable provisions, including the following: That the location shall be central and of sufficient size for the appropriate setting of the Memorial Building, and new Town office building, and for adequate parking space, That the grounds be completely graded and suitably laid out. That the Memorial Building be of fire -proof construction through - out and completely equipped and furnished. That it contain a large hall of adequate seating capacity. That, if desired by the Town, it contain a central heating plant of sufficient size to supply in addition to its own requirements, those of a Town office building. That if possible, it contain a small lecture hall, also a kitchen and serving facilities. In conclusion your Committee desires to co- operate, so far as it may properly do so, in. securing for the town the full benefit of the proposition but it believes that it should not recommend any present action by the town which might bind it at some future time when the present conditions might and would naturally be materially altered. We feel, howeevr, that' the fundamental idea of the proposition offers substantial benefit to the town, and that when the time arrives it can be worked out to the reasonable satisfaction of all concerned, and there- fore, in pursuance of the request of the Trustees we recommend that a vote in substantially the following form be passed by the Town, namely: I 1925 Isaac Harris Cary Educational Fund Committee Report - Page 9 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -10 That the .fundamental idea of the proposition made to the Town iA the letter from -the Trustees of Isaac Harris Cary Educational Fund, dated February 15, 1924, would be of substantial benefit to the Town, and that when the Trustees are prepared to present a definite proposition for the erection and conveyance to the Town of a Memorial Building satis- factorily located, designed, planned and equipped, to be used for the purposes set forth in the trust as interpreted in the letter of Moorfield Storey, Esquire, to Robert P. Clapp, Esquire, dated April 11, 1924, the Town should accept and agree to maintain the same in accordance with. the terms of such conveyance, provided, however, that at that time the financial condition of the Town warrants it in undertaking the obligations which such acceptance. would! impose and, require. Your Committee having completed its duties and presented its report, now requests to be -discharged, Respectfuly submitted, (Signed) JOSEPH R. COTTON EDWIN A. BAYLEY FLORENCE S. TILTON MARY W. DUFFY A,RTHUP, N. MADDISON JAMES J. WALSH HARRY A. WHEELER C. EDWARD GLYNN ALBERT H. BURNHAM CHARLES J. HENRiCH GEORGE H. GIBSON 10 1925 Isaac Harris Cary Educational Fund Committee Report - Page 10 of 15 (Courtesy of Lexington Town cCerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -11 Communication from the Trustees Lexington, Mass., March 21, 1925. TO THE CITIZENS OF LEXINGTON: The Trustees of the Isaac Harris Cary Educational Fund, through the courtesy of the Town Conference Committee of Eleven, have received from the Committee a copy of the report dated March 13, 1925, which the Trustees understand that Committee intends to submit to the Town in the course of the present annual meeting. With the general conclusion reached by the Committee the Trustees are in accord; but -there is in the form of vote recommended for passage one- clause which the Trustees interpret as imposing a condition to which they could not assent. Unless, therefore; this shall be eliminated from the vote, the Trustees will feel constrained to abandon , their idea of offering a building of such size and character as to be capable of use for the purposes expressed in the Trustees' communication to, the Town dated February 15, 1924. The form of vote seems to impose, as a condition of the Town's present expression of opinion favorable to an acceptance of the gift later on, the requirement that the conveyance when tendered shall itself- contain a provision to the effect that the building is conveyed for use for the purposes set forth in the trust as interpreted by the legal opinion of Moorlield Storey, Esq, The Trustees would not feel justi- fied in inserting such a provision in the deed. Obviously it would be- impossible for them, when making the conveyance, to make any reference therein to anyone's interpretation of- th-e" terms � Of the trust. The Trustees, when stating in a deed the purposes of the gjft, would have no power to set forth such purposes otherwise than in the language of the wills themselves. The deed would have. to say in substance that the property is conveyed to be held and snaintained in the manner and for the purposes expressed in the wills of Eliza C. Farnham and Susanna E. Cary. In case of any controversy" as to the permissible uses, the question would be for t1w,Court to decide. 1925 Isaac Harris Cary Educational Fund Committee Report - Page 1 1 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -12 The Trustees concur in what the Committee says is their own lief, based upon Mr. Storey's opinion, namely, that the building an be used for town meetings and all other public meetings of a S- political and non - sectarian character; also for dances, theatricals, ation- pictures and other similar purposes, for which latter uses the Dwn may make such changes as it thanks proper." (Since the text Mr. Storey's opinion has never been laid before the Town, a copy it is appended to the present communication, so that it may become part. of the Town records.) But the Trustees think it proper to list as a condition precedent to further efforts on their part to develop e project in such a fashion as- to make, it acceptable to the Town, at the latter shall treat the question as to the authorized uses of the I.ilding from and after its conveyance to the Town as now closed. the Town has doubts upon the - question, and for this reason does A care to encourage the Trustees to proceed as if that question were ttled, the Trustees think it should be so decided at the present time. hey would then be freed from all embarrassment so far as this )int is concerned, and be• in position to proceed with the smaller °oject. It is, therefore, respectfully suggested that, if the Town wishes express itself as being favorable to the fundamental idea of the •oposal made in the Trustees' communication of February 15, 1924, to draft vote accompanying the Committee's Report be modified so - clearly to exclude the possibility of its being claimed that the vote )ntains, either expressly or by implication, a condition which as above sown is objectionable from the Trustees' point of view. They will satisfied in this regard if there shall be stricken from the form of vote :oposed the words "as interpreted in the letter of Moorfield Storey, sq. to Robert P. Clapp, Esq., dated April 11, 1924; and will feel >couraged to proceed, if the vote. as so amended shall be passed with ibstantial unanimity. The Trustees think that they could hardly expected to do so, unless there is a general and hearty support of ze vote on the part of; the citizens. The Trustees desire 'to have it understood by all that they are or urgi Opinion of Mood el d Storey, Esq. Boston, 11th April, 1924. Robert P. Clapp, Esq. President Isaac Harris Cary Educational Fund Lexington, Mass. Dear Sir: ---. You have submitted to me the wills of Susanna E. Cary and Eliza Cary Farnham an'd the records of your corporation, and have asked my opinion on various questions. Having examined the wills and records and considered the questions I have reached the following conclusions, and in stating them I shall use the. word "Trustees" as meaning your corporation, or the Town if it shall accept the build- ing and the responsibility of caring for it. By the terms of the wills, which so far as these questions are concerned are identical, the Trustees appointed thereby, and the cor- poration which has succeeded to their - powers and obligations, are directed to "set apart and use from the principal of said trust fund hereunder such amount as in their discretion may be necessary for pro- curing a suitable site for and erecting thereon in the town of Lexington * * * a fire -proof building to be adapted to and suitable for the safe storing and care of revolutionary relics and treasures pertaining to said town and to contain a hall to be adapted to lectures and public meetings." By a later provision in the will it is directed that the hall in said building shall be devoted. to "such lectures, free or otherwise, 'upon historical, educational or other useful subjects and for such public meet - ings of a non- sectarian and non - political character as said trustees or the persons or officers -for the time, being hereunder having the care and custody of said memorial building and the regulation and oversight of said lectures and meetings shall from time to time approve," There is a further provision, directing the trustees to expend annually from their remaining fund "a sum not exceeding $2500 in 13 1925 Isaac Harris Cary Educational Fund Committee Report - Page 13 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -14 one year which sum shall be. devoted to providing lectures upon i educational or useful subjects of a non- sectarian or non - political racter as may be of benefit to the community, said lectures to be .n in the hall provided for in the preceding clause of this will." The trustees are directed to "devote the remainder of the net )me of said trust fund to assist in the education of such boys and tng men as may be recommended to the trustees" by certain persons. The first question submitted to me is whether the trustees are ited as to the amount of the fund which they, may expend in the :tion of the building. I am of opinion that they are not, since the will expressly pro - es that they shall use "such amount as in their discretion may be essary," which gives them full power to fix the amount which shall thus employed. The next question is whether the hall in the building can be d for town meetings, and for such other purposes as public halls generally used for in towns, excluding purposes clearly political or tarian in character. It must. be assumed to have been the desire of the testatrix to have wilding erected which would he useful to the town, and they ex :ssly direct that the building shall contain a hall which may be A for public meetings, ' the only- limitation being that the meetings ill be� of a non- sectarian and non - political character, but within it limitation the meetings shall be such as the trustees "shall from w to time approve." I am of the opinion that the hall can be used for a town meeting, rich in my judgment is not political or sectarian in character, but a business meeting for the purpose 'of discussing business questions iich' are not political in their character. Further the word `°meet- ;" is not in my opinion to be construed narrowly. It may fairly taken as including gatherings which by common consent are use - 1 to the community. It would seem to me clear that the building n be used also for dances, theatricals, and other similar purposes. reaching this conclusion I attach much importance to the discre- mary power conferred by the language above quoted upon the persons officers for the time being having the care and custody of the I,iiding and the regulation of the lectures and meetings held therein. think that their approval of a given use would be practically con - alsive, The third question is whether if the town in accordance with e provisions of the will accepts the building, it may charge for the :e of the hall.. The only language in the will which refers to charge the following, "The hall in said building shall, be devoted to such ctures free or otherwise * * * and for such public meetings." I am of the opinion that for such uses as these above indicated ie town may charge such suns as it thinks proper. 14 1925 Isaac Harris Cary Educational Fund Committee Report - Page 14 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -15 Giving full effect to the language "free or otherwise," any in- ference from the word "free" is at once met by the use of the words "or otherwise," and even if the meetings were free to those who attended them; it would not follow that the persons who were responsible for the meeting should not pay for the use of the hall After examining the records of the corporation I am of the opinion' that the proceedings of the corporation and the purposes indicated in the statements which have been made to' the town are in accordance with the provisions of the will, and it would seem to me very clear that the question whether the town will or will not accept the building, is one which should be determined before any building is erected, because if the town is not going to accept it, and the responsibility of maintaining it is to be defrayed by the corporation, it is clear that a sum sufficient to yield the necessary income must be set 'aside, and this will diminish either the building fund or the fund for the education of young men, and consequently a building smaller in size and less useful to the town must be erected. Were any question ever raised as to whether the trustees are pro- ceeding in accordance with the terms of the trust, any proceedings to compel compliance with the terms of the wills must be taken by the attorney - general, The property has passed to the trustees, and from them to the corporation in accordance with the terms of the wills, and nothing now remains except to carry out the trust. The power to= enforce this lies with the attorney - general, and no citizen of the town or relative of either testatrix has the right to bring any suit. I believe that this letter covers all the questions on which you hav,t asked my opinion. Yours . truly* (Sgd.) MOORFIELD STOREY. I;-) 1925 Isaac Harris Cary Educational Fund Committee Report - Page 15 of 15 (Courtesy of Lexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -16 ` f�aa �'s�- �iTO{1�i �as'ris�T- vr��+trs�i .rr MM fvmv fiwv A Z`- fray - Y70❑ ( �',3'e7Nd3S wl k— a r rz Ck: 44 gg � i " � i � v H !��1Q� I � � i rK '.+r»�s.o,&.�;�• -,r�� " �i . ti ti r _ ' ►a rav I vr� r.-V n Am iu -, IIIIIjj}IIIIII�IIIIIP IIIIIIj�III'l�IIIIIIC id sy '� f `. i a :5 Z � �•ytaav - �° . i`• °ry �s,tf .i! J v� � 's°' LL11 —�:�• sac' ,�rrvs' __y _ I. fad d' y. - _�. ./il � ^ ~AJ- •N .N.# .!-P _ .. .IF9i i y� .r:at .rAr i -- sx t I ;r •"�°°y y .i AWO7 '� 1NJW .7r Y8 a-, W 00 Q YF WSL - °i " d t n grams -- - ua — G. 1 I' llJ � � f � x w y n 1926 Basement P /an - K %ham, Hopkins & Greeley and Will8rd D. Brown, Associate Architects (Courtesy of exington Pub /ic Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -17 �z V �N L ' AS .aa' i s,r • 7-1�i a z — 1926 First Floor P /an - K %ham, Hopkins & Greeley and W1 / /ard D. Brown, Associate Architects (Courtesy of exington Pub /ic Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -18 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -19 J�lf i f- re 1.as' .8a 1 a:S .rI .o.s 1 A,s ay � wok i Ut Al o IR 7w > r f Cie 7: b � f �-�- � r ox +u 7M "L WIIZ,7 I , r �At R:R of AX 7.r 67:6 e f. p.s rF 1926 Second Floor P /an - K /ham, Hopkins & Greeley and Wi /lard D. Brown, Associate Architects (Courtesy of/- exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -19 R-0 � ■ . SUN AN ■ ■■ II � I • i% �1 � �I�I� Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -20 • Y mow. �_--- - -_ -__ � __-� � �._ �.'-�� � •�• -r— = tea....,. t!141 L - - -- . a— __— _ - - -_s 1926 Soufh Elevators - K7ham, Hopkins & Gree %y and Wi11ard D. Brown, Associate Architects (Courtesy of/- exingfon Public Facilities DeparfinenfJ 11- �f -- 1926 North Elevation - K7ham, Hopkins & Greeley and Willard D. Brown, Associate Architects (Courtesy of/- exingfon Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -21 s , Li fa - s� - -�_�. --.-...-m_-----x� 1926 East E /evafion - K %ham, Hopkins & Gree %y and W /lard D. Brown, Associate Architects (Courtesy of exington Pub /ic Facilities Department) 1926 West Elevation - K %ham, Hopkins & Greeley and Willard D. Brown, Associate Architects (Courtesy of exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -22 Fs iE i 3 9 � x— - 5 li_� r�..�rarcuar- 5�..etwF rowua v�nae...s�u., rr,..H —AL s�r.riq : inYRkev �.eeo-r l; �i� 1926 Sections & Ceiling Detail of Maw Hall - K7ham, Hopkins & Greeley and Wi11ard D. Brown, Associate Architects (Courtesy of/_ exington Public Facilities Department) MOMl lei 'rfl �I I 1 —•_ fNu, .. 1926 Sections at Lobby, Estabrook & Bird Room - K7ham, Hopkins & Greeley and Willard D. Brown, Associate Architects (Courtesy of/_ exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -23 ISAAC HARRIS CARY EDUCATIONAL FUND PROPOSED MEMORIAL BUILDING LEXING TON —MASS ACHUS.ETT'S 1g2-7 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund -Page 1 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -24 IsAAG HARRIS CARY EDUCATIONAL FUND I>towndaArao xyu . - LBXINGTON,. MASSACHi1MM BOARD OF TPUSTRES RO68RT P. CLAFY, Presidw HALLIS C. BLABS ELWYN G. Fasnom GWRGe H, BAreas, Vice-Presidnl ISAAC HAAIIF CARY TAY 0. ,i1tlIAAD$ WiL rAM HA8815 CAKY, ]�ieRJI EDWARD H. MAAA 'JJ4F AMW STUART SMITH EDWARD P. MmA1AM, Clerk FAANT. D. PS1ACe OHN C. SYRINO Lexington, Mass., January, 192-7 To the Selectmen of the Town of Lexingtan Gentlemen. The Isaac Harris Cary Educational Fund, hereinafter tailed the Fund, herewith files with you a set of complete, plans and specifications For the Memorial ,Buildirig which it hereby, through you, offers to build and convey to the Town under the wills of Eliza Cary Farnham and Susanna E. Cary, along with the land forming the site of the building, if assured in advance that the. Town will accept the gift and agree to maintain it in. the manner and for the purposes in these wills expressed. A general description of the building, prepared by the architects, Messrs. Kilham, Hopkins r& Greeley and "Willard D Brown, may be found on pages 9, 11 and 13. The building will be constructed in substantial accordance with said plans and specifications, equipped with the furniture and fixtures necessary for operation, and with the land graded to the extent'shown on the large ground plan. It is to be understood, however, that any change that may be made in the details of the plans or specifications, at the request or with the approval of the Selectmen, shall not be deemed a material variation. The site for the building is composed of Lots. W, X and Y shown on the plan (see page 6), entitled "Land Belonging to the Isaac Harris Cary Educational Fund, Lexington, Mass," dated December xg, 192.6, A draft form of vote suggested for passage, in case the Town shall desire to accept the gift on the terms pro- vided, appears oil, page 13. :r r 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 3 of 21 it l�l T LI P'i1r s r. 'MAIN HALL • ISAAC HARRIS CARY MSMORSAL BUILDING, I.EIINoTON, MASS. Kilham, Fiapkins & Gru7cy ma -wal"a D. B"fl. A'ChiA", [41 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 4 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -25 I.SAAc HARRIS CARY MEMORIAL BuxLDING The deed of gift will be in substantially the form of the draft printed on page x+ In case of the Towns acceptance, work on the building will be begun soon after the execution and delivery of the agreements provided for in said form of vote, and.will proceed to completion with all reasonable dispatch. in connection with this Offer, the Trustees desire to point out: I. The purposes for which they believe the building may lawfully be used include those mentioned as proper in the opinion of Moorfield Storey, Fsq., dated April x i, r Viz¢, under whose advice the Trustees are aeting. See also his supplemental opinion of November 48, 192-5, confirming the earlier one. These are to be found on Pages x5 -17, inclusive. z. Question has been raised by some as to the right to ignore a preference expressed in the wills for a site other than the one which has been selected by the, Trustees. As to this point, they are advised by their counsel, Mr. Storey, that they have full discretionary power to select such site as they deem suitable. 3. For information of the voters we print a copy of the residuary clause of the wills. (See pages 18 -1.1.) The language is the same in each case. 'Though the provisions have, we think, been accurately summarized in the circulars previously sent out by the Trustees, it is deemed best to present the language in full. g. Though recognizing that it is highly improbable that the Town would fail to perform any agreement which it may make, and that to retain the land conveyed the Town would have only to keep its agreement, nevertheless, for the purpose of guarding against any possible contingency, the Offer makes provision for an agreement binding the Fund, if the Town should have any buildings on Lots and Y, or either of them, when the property reverted to the Fund, in case it should so revert, to sell to the Town the lot or lots so built upon at the fair value of the land alone, determined SY mutual agreement or by arbitration, and to release all interest in the buildings 5. The Trustees, to the end that the project may be thoroughly understood by the citizens before action by the Town, present this communication in print, and hand you 3300 copies, thereby enabling you to send a copy to each voter with the warrant for the Town Meeting which it is assumed you will call to consider the Offer. 151 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 5 of 21 "LAND EBLONGZMO TO THR ISAAC HARRIS CARP EDUCATIONAL FUND, LEXrNG70N, MASS., DsCsMBRB %5, 192-6 Irii6sm, ilopFiae & Grce[ey med WiFlud n. Beowa, .fa3Fme� [6l 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 6 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -26 ISAAC HARRIS CARY MEMORIAL BUILDING THE TIME ALLOWED TO THE TRUSTEES OY THE FUND FOR ACCEPTANCE OF A CONTRACrOZS BID ON WHICH THEY ARE RELYING IS LXMITBI); AND IT IS AN ExPREss CONDITION GP THE ABOVE OFFER THAT FINAL ACTION THEREON BY THE TOWN SHALL BE TAKEN AND THE RESULT comet NICATED To THE TRusTEEs NOT LATER THAN MARCH I, 1977. Should the Offer not be accepted, or should action thereon be postponed beyond that date, the Trustees will feel obliged to abandon the plans submitted, and will proceed with plans for a much smaller building having far less ample accommodations than the one now offered; for unless they are assured beforehand that the Town will accept and maintain the building which is offered, they must necessarily reduce the building Fund by an amount that will yield an income sufficient to provide for the maintenance of the building which they do build. Respectfully submitted by order of the Board of Trustees, EDWARD P. MERRIAM, Clerk 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 7 of 21 t —A BAi6M @NA' Pi -A\ - ISAAC HARK35 CARY IN13MORIAL [ivii,m No, I.SYINPToN, MASS. Kilham, Ikpkim k Gru y a! Willud D. S--, Mhitw, (8] 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 8 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -27 ISAAC HARRIS CARY MEMORIAL Butl ni �:c: Architects' General Description of the Building December 15, 192-6 TRUSTEES OF ISAAC HARRIS CARY MEMO RIAL FUND Iexington, Mass, Gentlemen: In designing a building for the Isaac Harris Cary Memorial the architects have had strongly in mind the importance of perpetuating the historical atmos- phere of I exington and of creating a structure which would harmonize with the traditions and associations of the Town. The Memorial is therefore planned to be constructed is far as possible of such materials as were available at the epoch of the Revolution, rather than of such substances as limestone, for example, which came into use at a later period. The accompanying pictures and sketch show the Memorial Building and the main Hall as planned. There are inserted also reduced copies of the floor plans. The building is iS I feet long, 118 feet wide (mea- suring to the ends of the wings), 56 feet high to the ridge and the front wall is placed 96 feet from the line of the street. The width of the main portion of the building is 83 feet. The Exterior is of red water struck brick with trim- mings of wood painted white, but with steps, sills, un- derpinning, eta, of granite and railings of hand forged wrought iron. The general feeling is similar to that of Fane" Hall, and other buildings of the time. The roof is of slate with flashings, rain leaders, etc., of copper. The principal. feature of the interior is a Hull (shown on page 4) capable of seating xoo4 persons. The side tiers of seats in this type of Hall begin to rise -from a point about five feet above the floor, so that all parts of the Hall are visible from any seat, and the floor is easily accessible from there. The floor, exclusive of a small sloping portion at the rear, is 4o x 66 feet; is level; and is capable of seating 4" persons. The seats are removable to istorage place under the side tiers of seats, so that the floor is adapted for dancing, banquets and like - purposes. The entire main floor, including the sloping portion at the rear, will seat. 554 persons. This Hall is handsomely treated architecturally in the Colonial style with Corinthian pilasters and arched win- dows, and is provided with a double Motion Picture Booth. The ceiling surfaces will be given a modern sound ab- sorbing treatment which will assure perfect acoustics. The Stage is 2' x 64 feet in size, provided with fire- 191 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 9 of 21 kAAIN FLOOR PLAN • ISAAC HARRIS CARY MBMQRIAL. BuzL iau, [•,— NUTON, A4 nss. xilh—m Hgpkim & 0=4..J ..J Willed O. &u..n, ArAir.. [IO] 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 10 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -28 ISAAC HARRIS CARY MBMORIAL BUILD114G proof curtain, velours draw curtains, switchboard and grid frame; and will be separated from the Hall by a masonry proscenium wall. The Hall will be approached from the Main Entrance through the Memoriol Lobby which extends its entire width and is 30 x So feet in size. Directly opposite the entrance the wall space is such as to provide, if desired, a location for the painting by Sandham of the Battle of Lexington which now hangs in the Town Hall, while suitable spaces have been provided for the four statues now located there. On the wall spaces of the Lobby there is ample room for placing a war memorial or such other tablets as may be desired. The Lobby.will have a stone floor and.stone trite with a vaulted ceiling r5 feet high. From it two stogie staircases lead to the galleries and upper story and also to the Basement - At the west end of the Memorial Lobby there is a Conference Room 17 x w feet, while at the east end steps lead down to a side entrance especially planned for the Basement Lecture Room which is described below. Two rooms are also provided here for Ticket Offices or small Check Rooms, and on either side doors admit to the East and West Comidors, These are nine and seven feet wide, respectively, and run along beneath the galleries on either side of the Hall, thus providing additional access to it as well as access to the East and West Rear Stairways. The latter furnish additional exits from the Hall as well as further access to the Galleries. The West Corridor also contains Serving Space equipped for the use of caterers and others who may serve food, and arranged for easy connection with the main Hall floor. The Basement, which is reached :by two stone stair- cases from the Memorial Lobby as well'as by a special stairway from the Side Entrance, contains a large Check ,Room, Toilets and a Small Hall. This hall, which may be reached through the Side,Entrance without the neces- sity of opening the main building, is capable of seating 174 persons, and is provided with a Stage and double Motion Picture Booth. The walls are finished in oak. Under the Stage are provided commodious Dressing Rooms for those participating in dramatic. enter tain- ments. These are provided with special lavatory accom- modations and arrangements for making a large number of dressing compartments by means of canvas or duck curtains. The balance of the Basement is given over to storage space, and the Heating Plant and Coal Pocket. Ventilation in excess of legal requirements is provided for all parts of the building. The Second Story contains an. Exhibition Room 21 x 37 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 1 1 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -29 - . . -010amw iwarjw. Wmr i i I SncoNA FLooa PLAN ISAAc HAKRI& CARY MEMORIAL BUILDING, LEXINGTON, MASS, - Kilbom, Hopkins A Gmicy -d Willard D. Dra— ,.A011rrrr fill 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 12 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -29 `ISAAC HARRIS CARY MEMORIAL BUILDING feet, finished in oiled pine in antique fashion,, and two Conference .Rooms,. each .I 7 x . zo feet, finished in oak. The building is of fireproof eonstiuction, of brick, steel and concrete. The floors of the Memorial Lobby are of stone, and the Corridors, etc., of terrazzo in squares. The general interior trim is of oak, except the upper portion of the wood work in the main ha]], which will be painted white. Special attention has been paid co durability of all construction and fittings, and care taken to minimize operating costs. The building will be equipped with the necessary fixtures and ftimiturc for operation, including one, mo- tion picture machine, screen, etc. The initially installed capacity of the heating plant will be sufficient for heating only the building itself, but the boiler room is of a size adapted to receive art additional boiler for use in furnishing heat to a building on the adjoining premises. Very truly your$, IPLHAM ;,HGPKI-.Ts & GREELEY, Architects WTLLARD D. Bnowv, Draft Form of Vote Vo-rim by the Inhabitants of the Town of. Lexington in Town Meeting assemhled (r) That subject to the pro�isipns contained in ragraph (2) of this vote, they will accept a decd of the land and Me- morial Building offered to the'rown in the communication addressed to the Selectmen under date of January, x-92-7, by the Isaac Barris Cary Educational Fund, which- has been sub - micted to and considered at this meeting, the decd of gift to be in substantial conformity with the draft hereto annexed; and (z) That the Selectmen arc hereby authorized and directed in the name and on behalf of the Town presently to execute and deliver to Isaac Harris Cary Educational Fund an agree- ment binding the Town and its successors to care for, main- tain and repair such Memorial Building as contein Iared in the wills c Eliza Cary Farnham and Susanna E. Cary, and use the same, in. the manner and for the purposes therein ex- pressed; provided, however, that the Isaac Harris Cary Educa- tional Fund shall simultaneously deliver to the Selectmen for the Town an agreement whereby in case the Town shall fail to carry out its. said agreement and the Fund shall in conse- quence take back the property, and there shall then be upon Lot W or Lott Y in the draft decd referred to a building or buildings erected by the Town, the Fund will sell the lot or lots on which any such buildings stand to the Town for what is then a fair price for the land, which in case the parties can- not agree upon the price shall be fixed by a majortty.of three arbitrators, one.to Ix chosen by the Fund, one by the Town and the third by the two so chosen; and on the completion of the purchase and the conveyance of the lot or lots by the said Fund to the Town, it shall release to the Town all interest in the said buildings. [ =t] 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 13 of 21 ISAAC HARRIS CARY MEMORIAL BUILDING Drraft Forma of i)eed IKNow ALL MEN DY TH1358 PRMBNTS THAT WHEREAS Isaac Harris Cary Educational Fund, a corporation created by and organized under Chapter 149 of the Acts of Igzl, and holding in trust under the residuary clauses of the wills of Eliza Cary Farnham and Susanna E. Cary, which are hereafter more specifically referred to, the property and estate thereby do- rived and bequeathed, has, in exercise of the discretion vested in the Trustees under said wills, including said corporation as the sole successor Trustee in virtue of said act of incwpora- Tion; selected as a suitable site for the Memorial Building for which the wills provide the land herein described and to be hereby conveyed, and has now erected thereon said Memorial Building; and WHEREAS the inhabitants of the Town of - Lexington, prior to the completion of the building, voted to accept a gift of said land and building in behalf of the Town for the purposes set forth in said wills, with the further agreement that the Town would maintain the same in the manner and for the purposess in said wills expressed, a certified copy of which vote and agreement is hereto annexed; NOW, THSRBroRB „said Isaac Harris Cary Educational Fund, by virtue and in execution of the powers to the Trustees in and by said wills, and of every other power and authority said Isaac Harris Cary Educational Fund hereto enabling, and in consideration of -the premises, hereby grant, bargain, sell and convey unto the Town of Lexington, a municipal corporation in the County of Middlesex and Commonwealth of Massa - Shusetts, the following described lot of land, containin4about I26,7o6 square feet, with the Memorial Building thereon, [Description to be inserted here] For a more complete description of the land conveyed refer- once is made to Lots W, X and Y shown on a plan entitled "Land Belonging to the Isaac Harris Cary Educational Fund, Lexington, Mass.,” dated December rj', 19a6. The wills herein referred to are (x) will of Eliza Cary Farnham, admitted to probate June 5, 19x8, in the Surrogates' Court of the County of New "York, State. of New 'York ind (x) will of Susanna E. Cary, proved and allowed May 2.9, 1913, in the probate Court for the Coupt}+a'if Suffolk, Common- wealth of Massachusetts.. To HAVE &km To HoLn unto said Town of Iexingwn and its successors _forever for the purposes expressed in said wills of Eliza Cary Farnham and Susanna E. Cary respectively. This conveyance is made upon the condition that said Town shall perpetually care for, maintain and repair said Memorial Building, and use the same in the manner and for.fhc purposes aforesaid; and by its acceptance of this deed said Town binds itself and its successors to a faithful observance of this con- dition. IN *X -m-BSS WnDRtiol! said Isaac Harris City Educational Fund has caused these presents to be signed in its name anal behalf by respectivcly,its president and Treasurer, and itrcorporace seal to be hereto affixed and attested by its Clerk, all hereunto duly authorized by vote of the Trustees of the corporation, this day of 19i. . ISAAC HARR1s CARY EDf7CATI0btAL FUND By President �frrerr: 7-reaf o" 1141 Clerk 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 14 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -30 ISAAC HARRIS CARY MEMORIAL BUILDING Opinions of Moorfield Storey, Esq., Dated ,April II, 1924 and November z8, zga t, respectively BOSTON, xzth April, 1914 ROBERT P. CLAPP, Esq. President Isaac Harris Cary Educational Fund Lexington,. Mass. Dear Sir. You have submitted to me the wills of Susanna E. Cary and Eliza Cary Farnham and the records of your corporation, and have asked my opinion on various questions. Having examined the wills and records and considered the questions, I have reached the following conclusions, and in stating them I shall use the word "Trustees " as meaning your corporation, or the Town if it shall accept the building and the responsibility of caring for it. By -the terms of the wills, which so far as these questions are concerned are identical, the Trustees appointed thereby, and the corporation which has succeeded to their powers and obligations, are directed to "set apart and use from the principal of said trust fund hereunder such amount as in their discretion may be necessary for procuring a suitable site for and erect- ing thereon in the Town of Lexington . a fire- proof building to be adapted to and suitable for the safe storing and care of revolutionary relics and treasures pertaining to said Town. and to contain a hall to be adapted to lectures and public meetings." By a later provision in the will -it is directed that the hall in said building shall he denoted to "such lectures, free or otherwise, upon historical, educational or other useful subjects and for such public meetings of a non - sectarian and non - political character as said Trustees or the persons or olcers for the time being hereunder having the care and custody of said Memorial Building, and the regulation and oversight of said lectures and meetings, shall from time to time approve." There is a further provision directing the Trustees to expend annually from their remaining fund "a sum not exceeding $z5oo in any one year, which sum shall be devoted to providing lectures upon such educational or useful subjects of a non - sectarian or non - political character as may be of benefit to the community, said lectures to be given in the hall provided for in the preceding clause of this will:' The Trustees are directed to "devote the remainder 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 15 of 21 ISAAC HARRIS CARY MEMORIAL BL ir,r)i V o of the net income of said trust fund to assist in the education of such boys and young men as may be recommended to the Trustees" by certain persons. The first question submitted to me is whether the Trustees are limited ag to the amount of the fund which they may expend in the erection of the building. I am of opinion that they are not, since the will expressly provides that they shall use "such amount as in their discretion meer be necessary;" which gives them full power to fix the amount which. shall be thus employed. The next question is whether the hall in the building can be used for Town Meetings, and for such other purposes as public halls are generally used for in towns, excluding purposes clearly political or sectarian in character, It must be assumed to have been the desire of the testatrix to have a building erected which would be useful to the Town, and they expressly direct that the building shall contain a hall which may be used for public meetings, the only limitation being that the meetings shall be of a non- sectarian and non- polit- ical character, but within that limitation the meetings shall be such as the Trustees "shall from time to time approve." I am of the opinion that the hall can be used for. a Town Meeting, which in my judgment is not political or sectarian in character, but is a business meeting f orthepurposeof discussing business questions which are not political in their character. Further the word "meeting " is not in my opinion to be construed narrowly. It may fairly be taken as including gather- ings which by common consent are useful to the community. It would seem to me clear that the build- ing can be used also for dances, theatricals and other similar purposes. In reaching this conclusion, I attach much importance to the discretionary power conferred by the language above quoted upon the persons or officers for the time being having the case and custody of the building and the regulation of the lectures and meetings held therein. I think that their approval of a given use would be practically conclusive. The third question is whether, if the Town in accordance with the provisions of the will accepts the building, it may charge for the use of the hall The only language in the will which refers to charge is the .following, "The hall in said building shall be devoted to such lectures free or otherwise ... and for such public meetings." I am of the opinion that for such uses as those above [16j 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 16 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -31 ISAAc HARRIS CARP MEMORIAL BUILDING indicated, the Town may charge such sum as it thinks proper. Giving full effect to the language "free or other- wise;' any inference from the word "free" is at once met by the use of the words "or. otherwise," and even if the meetings were free to those who attended them, it would not follow that the persons who were responsible for the meeting should not pay for the use of the hall. After examining the records of the corporation, I am of the opinion that the proceedings of the corporation and the purposes indicated in the statements which have been made to the Town are in accordance with the provisions of the will, and it would seem to me very cleat that the question whether the Town will or will not accept the building is one which should be deter- mined before any building is erected, because if the Town is not going to accept it, and the responsibility of main - taining it is to be defrayed by the corporation, it is clear that a sum sufficient to yield the necessary income must be set aside, and this will diminish either the building fund or the fund for the education of young men, and consequently a building smaller in size and less useful to the Town must be erected. Were any question ever raised as to whether the Trus- tees are proceeding in accordance with the terms of the trust, any proceedings to compel compliance with the terms of the wills must be taken-by the attorney -gen- eral. The property has passed to the Trustees, and from there to the corporation in accordance with the terms of the- wills, and nothing now remains except to carry out the trust. The power to enforce this lies with the attorney - general, and no citizen of the Town or relative of either testatrix has the right to bring any suit. I believe chat this letter covers all the questions on which you have asked my opinion. Yours truly, (Signed) MooRFiRLD STOREY ROEERT P. CLAPP, Esq. 28th November, 192.5 550 State Street, Boston, Mass. Dear Mr. Clapp. (Cary Trust) I have examined the opinion of the court in the case of Trustees of Andover Theological Seaninaay vs. Visitors of the Theological Institution in Phillips Academy in Andover and the other cases, and I see no reason whatever to change the opinion giver, in my letter of April xith, 197-4, as to the rights and duties of the Trustees under the Cary wills, 'Very truly yours, (Signed) MooRFIRLD STOREY' I. %7: 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 17 of 21 ISAAC HARRIS CARY MEMORIAL BUILDIN.¢ Copy of Residuary Clause of Wills I desire that the residue of my estate shall be devoted to a memorial to my dear father, Isaac Harris Cary, and to provide a fund which shall be commemorative of his constant interest and efforts towards assisting worthy young men to improve conditions in life, and generally to promote the moral, intellectual and educational ad- vancement of the community, and I therefore give, devise and bequeath all the rest, residue and remainder of my estate both real and personal including lapsed legacies and all estate over which I have power of ap- pointment or disposal, to Isaac Harris Cary and William Harris Cary of Brooklyn, New York, and George I emist Clarke of Brookline, Massachusetts, and such person,per- sons or corporation as may be appointed in substitution for or` succession io them or any of them, but in trust nevertheless for the following uses and purposes, namely: I. To receive, hold and manage and from time to time to invest and reinvest the same with full power to sell, transfer, assign and convey any property real or personal at any time constituting a part of the trust fund and to execute, acknowledge and deliver such deeds or other instruments of transfer as may be neces- sary and proper therefore and no purchaser shall be liable for the application of the purchase money. 1 direct that no trustee for the time being hereunder shall be responsible for any loss, damage or depreciation of the trust fund except such as may have occurred through his own wilful neglect or default, and .in all questions as to whether receipts or expenses are to be charged or credited to capital or income, I direct that the decision of my trustee or trustees hereunder shall be final. If the trustees for the time being hereunder shall at any time purchase terminable securities paying a pre- mium therefore they shall not be required to make a sinking fund from the income of such securities to make good the premium so paid, but may do so in their discretion. x. I desire and direct that my said trustees for the time being hereunder shall set apart and use from the principal of said trust fund hereunder such amount as xsj 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 18 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -32 ISAAc HARRIS CARY MEMORIAL BIIILDINO in their discretion may be necessary for procuring a suit- able site for and erecting thereon in the Town of Lex- ington in the County of Middlesex and Commonwealth of Massachusetts a fireproof building to be adapted to and suitable for the safe storing and exhibition of revo- lutionary relics and treasures pertaining to the history of said town, and to contain a hall to be adapted to lectures and public meetings. If a building site has been appropriated to such pur- poses, or such a building has been in whole or in part provided for before my decease, I authorize and em- power my said trustees for the time being hereunder to use and expend such portion if any of said principal of said trust fund as may be needed for the completion of said construction. I desire that said memorial building shall be erected on land adjoining that upon which now stands the Cary Memorial Library Building and that it shall be suitable for the purposes herein stated, but without ornamen- tation beyond such as may be reasonably needful to its memorial character or which may be otherwise pro- vided for by gifts or loans of pictures, statuary, or other articles of an educational, historical or elevating chat - acter, and the hall in said building shall be devoted to such lectures free or otherwise upon historical, educa- tional or other useful subjects and for such public mcct- ings of a non sectarian and non political character as said trustees or the persons or officers for the time being here- under having the care and. custody of. said memorial building and the regulation and oversight of said lec- tures and meetings shall from time to time approve. If prior to the complction of said building the in- habitants of the Town of Lexington shall have voted to accept a gift of said land and building in behalf of said town, for. the purposeshereinbefore set forth,.with the further agreement that the town will maintain the same in the manner and for the purposes aforesaid, I hereby authorize and direct my said trustees upon the completion of said building to convey said land and said building,-or such interest as said trustees may have therein, to said town upon such conditions and with such provisions and stipulations as will insure the con- tinuance of the care, maintenance and repair thereof and its continued use for the purposes aforesaid. 3. In the event that the inhabitants of said Town of Lexington shall not so vote to accept said gift and con- veyance as above provided, I direct my said trustees for the time being hereunder to use and expend the net income of the trust fund then remaining in the manner following: 119) 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 19 of 21 ISAAC HARRrs CARY MEMORIAL B i- I LDINO a. To properly care for, keep in repair, insure, light and heat and otherwise suitably maintain said building. b. To expend from the remaining net income annually a sum not exceeding Twenty -five hundred Dollars ($2-5oc) in any one year which sum shall be devoted to providing lectures upon such educational or useful sub- jects of a non sectarian or non political character as may promise benefit to the community. Said lectures to be given in the hall provided for in the preceding clause of this Will. c. To use, apply and devote the remainder of the net income of said trust fund to assist in the education either manual, scientific, or academic of such boys and young men of New England parentage as may be recom- mended to said trustees by the joint action of the min- isters of the oldest three protestant churches together with the head master and the chief executive officer of said Town of Lexington as needing and being worthy of such assistance: + In the event that said transfer of laud and building to the Town of Lexington be made as aforesaid, I direct my said trustees for the time being hereunder to pay over to said Town of Lexington or its duly authorized representative a sum not exceeding Twenty -five hun- dred Dollars ($2.5oo) in any one year which sum shall be devoted to such lectures as are provided for in Section 3 Clause b of this my Will, and to use and ex- pend the entire remaining net income of said trust fund in the education of boys and young men as in the man- ner stated in Section 3 Clause c of this my Will Provided, however, if at any time the said town neglects to perform the undertakings in the aforesaid, deed to said town, said annual payment for lectures to the town by the trustees shall cease, and I direct my said trustees for the time being hereunder to resume posses- sion and control of the land and building aforesaid and to devote such portion of said net income as may be needed for the care and maintenance of said building and the establishment of lectures therein as hcreinbe- fore set forth and to use, apply and devote the balance of said nee income to the education of boys and young men as above provided. 5. 1 further authorize and direct that my said trustees for the time.being hereunder if at arty time they should deem it wise so to do in order that the objects and pur- poses of my said will would be better carried out to form or cause to be formed a corporation under the laws of the Commonwealth of Massachusetts the purposes of which corporation shall be in substantial conformity to the purposes or objects provided for in my said wil 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 20 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -33 ISAAC HARRIS CAR'Y MEMoRIAL BUILDING and upon the formation of said corporation, I authorize and empower them to turn over and transfer and con- vey to said corporation for said uses and purposes all property then held by said trustees. Said corporation if formed shall be tailed the Isaac Harris Cary Educational Fund or some name in substantial conformity to that name. Whenever a vacancy shall occur in said board of, trus- tees by reason of death, resignation or otherwise, I direct that the surviving trustee or trustees with the approval of the Probate Court having jurisdiction shall select a successor or successors to fill said vacancy or vacancies. I further direct that no surety of sureties.be required on the bond of any trustee hereunder. [=II 1927 Proposed Memorial Building Isaac Harris Cary Educational Fund - Page 21 of 21 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -34 Mr. Chairman and Members of the Board of Selectmen: It falls to my lot as President of the Board of Trustees to make formal transfer now of this Building through you to the inhabitants of Lexington, for whose benefit it has been erected. You and your successors in office are to be the cus- todians of the gift, and it is for you and them to see that the provisions of the donors' wills regarding its use are carefully observed. The Trustees may be thought to have delayed unnecessarily the execution of their trust, but we ask you to remember that an early performance would have resulted in a small and less useful building. The delay has brought a, large increase in the available funds, and permitted us to turn over to you a build- ing which has cost, including its site, furnishings and equip- ments, approximately $400,000. Furthermore there is left in our hands a trust fund of about $000,000., yeilding income with which to meet the cost of lectures to be giten in this hall for the entertainment and instruction of our people and to furnish financial aid to deserving young men in obtaining ari education. We ask you to remember also that our task was not an easy one. i will not dwell upon the difficulties with which we were 1928 Cary McMO11a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 1 of 6 (CourtesyofLexington Town C/er/rJ Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -35 -2- Mr. Chairman, etc. beset. I �z =ill merely say that to surmount them we devoted much time and careful consideration. The result of our work is now before you. We have tried to produce a building that will be of constant service to the community, and one withal not without simple beauty and a-rchitectural dignity. Hour far we have suc- ceeded In our efforts is for you and our fellow - townsmen to judge. Fortunately for the Trustees there is one feature in the situation that should remove from them and place upon all citizens alike the sting of any criticism; for the plans and specifications for this building were a-onroved by the Town in advance. You, ladies and gentlemen, are supposed to have known just what kind of a building you were going to get, and so know - Ing you agreed to accept and maintain it. You are, therefore, estopbed, as the lawyers say, to clam that it is not satisfac- tory. When the friends of President Eliot, on his ninetieth birthday met to do him honor, a. number of distinguished per- sons spoke. In reviewing the occasion with his wife, he said he was much gratified to find that his hearing was still very good. He could hear, he said, everything but Dr. Peabody's prayer. "Hut, "' r.rs. Eliot replied, "that was not addressed to you, was it ?" Now, as you fellow- citizens look over this building 1928 Cary Me/77or /a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 2 of 6 (CourtesyofLexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -36 _3_ and point out its defects, we, the Trustees, shall claim that your criticisms are not addressed to us, a.nd we shall., perhaps, be a little hard of hearing. In picturing to ourselves the uses to be made of. this building, we naturally think first of the town meetings that will be held here; and as we reflect on the thoughtful and instructive address with which Mr. Luce has entertained us, we are led to recognize rather sorrowfully the fact that the simple, primitive life of a New England community, presenting conditions favorable for government through torn meetings, has here become a. thing of the past; and that we soon Must adore, the representative system. Here will sit and vote duly chosen town - meeting members, and to these spacious galleries all citizens of the town will be permitted to come. Whether they will be spectators Merely or be allowed to narti,cipate in the discussion of pending ques- tions, 1 do not know; but whatever system shall be devised, :Let us hope that it will be as effective in expressing the popular will, as serviceable in developing a sense of civic responsibility, and as free from the taint of corruption, as ever the town government was in the days of the Fathers. From what P1.aJor Cary has told us about the two donors, it seems clear that they would approve the use of the building for any purpose which by common consent makes for the better- ment of the community; and these uses may vary from time to 1928 Cary McM011a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 3 of 6 (CourtesyofLexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -37 -4— time with changes in public opinion. Dramatic and musical per - formances, dances, social gatherings and the like, as well as "lectures upon historical, educational or other useful subjects, and public meetings," may well occur here. 5o to both the Illuses and the Graces the use of this hall may be devoted. It is honed that all of the numerous literary, social, and charitable organ - izations of the Town may here find opportunity for the exercise of their activities. The small hall below us is one which we hope and believe will 'prove to be very serviceable. It has an historical setting which suggests a name for it. In 1691 what is now Lexington was a, part of Cambridge, called Cambridge Farms. ,The General Court in that year authorized the residents of the Farms to form a separate precinct and settle a minister. Accordingly they erect- ed a meeting house in 1692, and employed as their first minister, Benjamin Estabrook. They built and gave him a house in 1694, and settled him in 1696. This house stood a few rods east of Vine Brook. When excavating for the foundations of this Memorial Building, the workman encountered a portion of the cellar walls of the Estabrook house. Our small hall, if not actually over - lap,oing the site of that house, comes close to it. It is suggest- ed, therefore, that "Estabrook Hall" be adopted as the name of the hall in the basement. In view of a desire, expressed, in the wills, that the building be used in part for the safe keening and exhibition 1928 Cary McM011a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 4 of 6 (CourtesyofLexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -38 --5-- of revolutionary relics and treasures pertaining to the history of the Town, you will recognize the apvropriateness of our having provided a place for the Historical Society's valuable painting, "The Dawn of Liberty" by Sandham,.and the fitness also of transferring to the same place the statues of Samuel Adams and John Hancock, and the memorial tablets in garble -- one relating to the Revolution and the other to the Civil Wax. To the Exhibition Room, some of the treasured relics possessed by the Historical Society may, perhaps, sooner or later find their way. All that is needed to accom- plish the result is the mutual consent of the society and the Town. The Trustees are glad to have been able to affix to one of the walls in the vestibule an original portrait of Margaret, Lady Lexington. She was the wife of Lord Lexington, from whom this town is said to have derived its name. The portrait is the individual gift of one of the Trustees --- Air, Elwyn G. Preston. In keeping with the character of this building will be the placing within its walls of a suitable memorial to the eight Lexington boys who made the supreme sacrifice in the World War. It is honed that the town will soon wail itself of the opportunity which now comes to it to do appropriate honor to them. Mr. Burnham and members of the Board: To the memory of Isaac Harris Cary, to the honor of his devoted daughters, and to the service of the people of this town, this building 1928 Cary McM011a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 5 of 6 (CourtesyofLexington Town Clerk) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -39 WIN is now dedicated. As a last act on the mart of the Trustees in performing the agreement heretofore made between them and the gown, which bound one.party to complete and convey, and the other to accent and maintain, the building, I am about to hand you the deed and the keys. In doing so, I ask you to keep in mind always the memorial character of the gift and the limitations which the donors have placed upon its use. Remember also that the "continued use" of the building for the authorized purposes was an object of solicitude on their part. This means maintenance and thoughtf ul care, not only this year and next year, but through all eucceeding years. This deed, therefore, runs to the "Torn of Lexington and its successors forever, for the uses and Durposes expressed in-said wills." That clause forecasts a long, -period of time. Let us hope that when our remotest descendants shall gather to celebrate events relating to the history of Lexington, this very hall may furnish the place of meeting, and that the audiences then assembled will fervently join in singing: "Let children learn the mighty deeds "Which Goa performed of old, "'Thick, in our younger years, we saw, "And i�hich our fathers told." "Our lips shall tell them to our sons, "And they a -gain to theirs, "That generations yet unborn €121ay teach then to their heirs." 1928 Cary McM011a/ Bui /ding Dedication Mr. Robert P. Clapp Speech —Page 6 of 6 (CourtesyofLexington Town C/erkJ Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -40 FORM B - BUILDING MASSACHUSETTS HISTORICAL COMMISSION Office of the Secretary, State House, Boston Ar 2 i 4. A•lap. Draw sketch of building location in relation to nearest cross streets and other buildings. Indicate north. MAL . i CAgy "&--k �ctcE ; 37M -7 -77 In Area no. Form no. ,town Lexington address 1605 Massachusetts Ave. dame Cary Memorial Hall ?resent use Town Meotings sent owner Town of Lexington Lion; 1927 Source cornerstone le Colonial Revival Architect Willard D. Brown 0-4- Rilham, Hopkins &, Greeley Exterior wall fabric red brick with white wood trim. Granite foundation Outbuildings (describe) Other features Part of a 3- building .complex including police station, and town office building. cont'd. Altered Date Moved Date 5. Lot size; One acre or less X Over one acre Approximate frontage 2001 Approximate distance of building from street loot 6. Recorded by i • Organization Date (over) Mossachussetts Historical Commission Inventory Form 1978 Form B- Page l of 3 Harriet White MA PC 8/1/78 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -41 7. Original owner (if known) Town of Lexington _ original use town meetingd Subsequent uses (if any) and dates 8. Themes (check as many as applicable) Aboriginal Conservation Recreation Agricultural Education Religion Architectural Exploration/ Science/ The Arts settlement invention Commerce Industry Social/ Communication Military humanitarian Community development Political g Transportation 9. Historical significance (include explanation of themes checked above) Building was gift of Susanna Cary and Elizabeth Cary Farnham to the town in memory of their father Isaac Harris Cary (1803- 1881). Interior plaque reads "Commemorates his interest in the early history of Lsxington, his assiatance to young men in improving their conditions in life and his desire to promote the intellectual and moral growth of this community which both rather and daughlFers loved." 10, Bibliography and /or references (such as local histories, deeds, assessor's records, early maps, etc.) Mossachussetts Historical Commission Inventory Form 1978 Form B- Page 2 of 3 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -42 INVENTORY FORM CONTINUATION SHEET M45SAa iUSETTS HISTORICAL CCW SS ION Office of the Secretary, Boston Indicate each item on inventory foam which is being continued below. Other features: 2)t, story building with projecting central pavilion, on raised granite foundation. Numerous Colonial. Revival motifs include: applied colossal Ionic pilasters, demi lure window in pavilion gable, niches, panel- round-headed windows with divided sash, keystone window and door lintel&, Elaborate fanlight over main entrance, less elaborate fanlights above 2 subsidiary entrances. All 3 entrances have double doors. Parapet gable with plain panels. Clock on parapet ornamented with swags. Staple to Inventory form at bottom Mossachussetts Historical Commission Inventory Form 1978 Form B- Page 3 of 3 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -43 Cotmmmity: Form No: Lexington Property Name: Cary Memorial Hal Indicate each item on inventory foam which is being continued below. Other features: 2)t, story building with projecting central pavilion, on raised granite foundation. Numerous Colonial. Revival motifs include: applied colossal Ionic pilasters, demi lure window in pavilion gable, niches, panel- round-headed windows with divided sash, keystone window and door lintel&, Elaborate fanlight over main entrance, less elaborate fanlights above 2 subsidiary entrances. All 3 entrances have double doors. Parapet gable with plain panels. Clock on parapet ornamented with swags. Staple to Inventory form at bottom Mossachussetts Historical Commission Inventory Form 1978 Form B- Page 3 of 3 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -43 INVENTORY FORM CONTINUATION SHEET Town Property Address LEXINGTON I605 MASS. AvE. MASSACHUSETTS HiST+ORICAL COMMISSION Area {s} FonnNo- MASSACHUSETTS ARCHIVES BUILDING � 220 MORRmssu BOULEVARD I " I® BOSTON, MASSACHUSETTS 02125 HISTORICAL SIGNIFICANCE: In the late 17"` and I8`h century this land was owned by the Estabrook family and was originally the site of the parsonage of Benjamin Estabrook, built by the town for its first minister c.1694. The parsonage was subsequently torn down c.1800. In April 1827, the "front lands" of the Estabrook estate was sold to Hammond A. Hosmer, an "innholder" from Boston. Worthen believes he might have been related to the Estabrook family. On May 25. 1847, Hosmer sold to Abijah W. Farrar the site of the Cary Memorial Building. The land was later the site of the so- called Shaw and Plumer houses which were torn down to make way for Cary Memorial Hall. Construction of the Isaac Harris Cary Memorial HalI was funded by the estates of Susanna E. Cary and her sister, Eliza Cary Farnham. The intention of the sisters' bequest was to erect a memorial to their father, Isaac Harris Cary. The Cary Educational .Fund trustees were instructed to secure a site in Lexington and erect a Fireproof building suitable for the safe storage and exhibition of relics. The building was to also contain a hail adapted for lectures and public meetings. The Old Town Hall. located at the intersection of Massachusetts Avenue and Waltham Street. was torn down in 1928. It had been constructed in 1871 and designed by architect Gridley Bryant. Cary Memorial Hall was designed by the firm of Iilham, Hopkins & Greeley with Willard D. Brown serving as associate architect. James Stuart Smith served as chairman of the building committee. The contractor for the construction was awarded to John W. Duff. Inc. The cornerstone was laid on June 9, 1927; the building was completed and furnished and the grounds were graded by the fall of 1928. Dedication exercises were held on October 18, 1928. The total cost of the land, grading, building and fumishings was approximately $420.000. Inside. the Hall is graced with a proscenium stage, arched windows, Corinthian pilasters and other Colonial details. It includes seating for 780, with approximately half of the seating on the floor and half on the mezzanine level. Cary Hall was designed for perfect acoustics and the chairs and tables were made to order by a master craftsman from birds -eye maple using timbers from an ancient mill in New Hampshire. Cary Memorial Hall has provided the community with a year round site musical programming and popular events for more than eighty years. BIBLIOGRAPHY: Hudson, Charles. History ofthe Town oj- Lexinglon. Cambridge: The Riverside Press Co., 1913. Kelly, Beverly Allison. Lexington: A Cenlury, of Photographs. Lexington Historical Society, 1980. Worthen.. Edwin B. A Calendar History- of Lexington, Massachusetts, 1620 -1946. Lexington: 1946, Worthen, Edwin B. Tracing the fast in Lexington. Uissachusells. New York: Vantage Press, Inc., 1998: 164 -172. Supplement prepared by: Lisa Mausolf December 2609 Mossachussetts Historical Commission Inventory Form 2009 Supplement - Form 6- Page l of t Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -44 INVENTORY FORM CONTINUATION SHEET MASSACHUSETTS HISTORICAL COMMISSION MASSACHUSETTS ARCHIVES BUILDING 220 MORRISSEY BOULEVARD BOSTON, MASSACHUSETTS 02125 Town Property Address LEXINGTON 1+05 MASS. AVE. Areas) form No. Mossachussetts Historical Commission Inventory Form 2009 Supplement - Form 6- Page 2 of 2 771� Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -45 }"'.. i s j, t y-• I..: • •rte S 5_',or._.� .r IVI � ./ � .•i cam.. i' ..a: . —° ° �n.F ` � .; A.3 3.,: e'tl S R T F 3 = Y !•.G • � ..._. .� � - r,. em., �s.. rte. ., .. .. ... _ .. .. _. . 1926 P /of P /an,- K717am, Hopkins & Greeley and Wi11ard D. 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ENGINEERinG DEPARTMENT 131 Gins I � i GRAas 1 1ml k � E'�i�C7 EYi.Yf/A1G `J I PA .s. urA7dY�0 .' �j- Lt.lLYo ND Ed #CA�Prped .i' 2Lw.nr lyj 1 .Kr S�..na.V r' i x [ih !irlw ssn. COur -17C 7E StaC W/.LK a.a Dui r —MASS. AVE,— 1983 Sidewa /k Reconstruction Ran,- L exington Engineering Dep artment (Courtesy of exington Pub /ic Facilities Department) Lce �,�" ✓..,clG j rr�rc7.�7�'�? A& = ��Co�rr�4cr Z7 4-51role 17Lzr + r '-cv ('�3,ry r �9 r G,e.17r�lrr C'rr - "�EUFG �Slnrr� 5e'Crlo,u ,Q R ,Femcl,, c4pltI6 �T4lL 51DEWALK RECONSTRUCTION TOWN OFFICE COMPLEY .. '... .� TOWN OF LEXINGTON, MASS. ENGINEERinG DEPARTMENT PA .s. urA7dY�0 .' �j- Lt.lLYo ND Ed #CA�Prped OAU REVISION& cH[y.�'D BY Yi .�� • JO6 HG t3��-S ,E SHE67 j OF ,3 SH[ET$ 1983 Sidewalk Reconstruction Detail,- Lexington Engineering Department (Courtesy of /_ exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -48 MUMMIES MIUTIA I �I �=1p - / Y 'r PL 400"' +�°' ,I is . I \. STETSON ". nAV'L_6 w. g%%" h �•- . T �.1 tom` HATTLE GREEN HISTORIC DISTRICT HANCOCK—CLARKE HISTORIC ■rwrrarraarr.. MUNROE TAVERN HISTORIC r/ /I EAST VILLAGE HISTORIC DISTRIC ■rrrrrrrr ■rrr■ 2008 L exiagtoa Historic Districts Cary Memorial Bui lding -Battle Green Historic District (Source.- Town of Lexington Website - Historic Districts Commission) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -49 CARY MEMORIAL HALL LEXINGTON MASS. mw a- _�WaW_aWaan 1113 pan a- W =:!a7aaama 111313 upuu a zix poop 01300 013000M 13013110 m3ml pp00p orfae _aami 11131113 pp13U MOMM 00013 C n11no = =aT- 1313 °11 0 410°0 -73Z pppp 1101311 ©a poop p' 13; ©pop a4���W�Wz ©tea poop 13 . o°°° a�Wa- �raWamam 1113013 ° n°110 - - =ap3TJ pope n pop® ��Ww -cm =_- 110013 0 13 13013 a__,_2a =waflem °131111 p 11131113 a- �.r^a�aWam�a °1300 13 m 0111113 a_�_�a�aWamma papp a 0ago 7=r :?�WWW�maa 11131313 m pppY �W r�r�39T..A7 °004. 0 Do ; WZ : � �c �mm�mm�9 n13 v m- �r��aaa�m 11 EIO a�� a _maaM o p� a�ID � nWxr�a o El0 0 ^� .-m�sao 0 mmmmIDm mmmpo ©no ooQ13 ©mmm IDmmmmm �'mmmmmm mom11Q11uo 11o1313IDmIDID•ID ©m ©mm� mmmmmIDfa mm ®na13[ro 11o1111n¢ZID rnmmm� mmmmmm ©mm11o11no'�11o� mm m mn mmm13 ^- as W a�mma - mm�� ��an FLOOR PLAN BALCONY PLAN 1933 Seating P /an,' Lexington Engineering Department (Courtesy of/- exington Pub /ic Facilities Department) CARY HALL SEATING STAGE Ftook c b g _ _ a - C 9 � N ° u �F771771771 I a��zaNr jjja v.a*.w.wenF-1 rocour wea Emrwny eonr 2010 Seating Diagram,- Lexington Symphony Orchestra (Source.- Lexington Symphony Orchestra - Cary Hall Seating Chart) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -50 `; r.e�r�aprcr�rn�curasm- �.v'�z c.w. c.ei 1,985 Modifications to Entrance Landing,- AmslerHagenah MacLean Architects lnc. (Courtesy of exington Pub /ic Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -51 ADES ©CSC Q oILEr AREA ADES REST m ROOM ® ELEC. FP fl E R� AUL 1`,[�M4 i? p EH SAFETY STARS E' 4'T j j 3A ROOM ® • o NF.IY IgLER ROOM 0 x TOIL C. O - � F 6F E1 BASEMFNi x srn�RACE ASEMINT LOU Y 8 CHILDREN'S ROOM cNLORENS RaoN V STmAu- NErS � ® REST O' VAULT O BASEMENT s gaAeE O 'g' o -� 8001H OuifA.T ESTADROW HALL PLAT , _ [Ar M1 % EMMf R EYAR pinny O Al d°rrvL slit "&TARSE r€w.EaxrEF e� AGE I[Y 5FUP5 .'^` TBM'[ARP[T _tip 5' _ VANrIR+ui - iTkia• ppM[Nfv __. yap a.a. 5T ESp ari ' iWi9TG UfA AAEA - 20 [LEV. .... ...........I I I/'Tl�1 �cWw uoo 2000 Basement P /an,- Rowe Design /nc., Architects and Engineers (Courtesy of/- exington Pub /ic Facilities Department) _ av 2 M I I ALL DIMENSIONS - � AN VERIFY EOOflOf1ATE AND VERIFY ALL INXENSIONS AND PRECISE LDCATION OF NEW MASOMAY OPENINGS j WITH APPROVED ELEVATOR SHOP DRAWINGS AND I WITH ARCHITECT IN FIELD. La PROVIDE 15TO ° % RACK K° LOUVER RM TO HOISTWAY. EONNECT . WITH GALV. SHT. TL. DUCT WITH 2 ""ENCLOSURE, OP'G IN RACK RK TO HAVE 318' MESH COVER. _ >b PROVIDE NEW RAINWATER DRAW PPF. )33 032 , $- CONNECT TO EXISTING. f I � ., 0 4 8 F a \ELEVATOR AND HANDICAPPED RAMP KLOP PARTIAL PLAN _ - vA °.r -a• 2000 Basement Plan Detail at Elevator and Estabrook Ramp,' Rowe Design lnc., Architects and Engineers (Courtesy of/- exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -52 SL(]PE DOWN UD STAIRS B o z LIT CL In — 1 0 1 ALL DIMENSIONS NOMINAL - COORDINATE AND VERIFY ALL DIMENSIONS AND PRECISE LOCATION OF NEW MASONRY OPENINGS RAD RAD - WITH APPROVED ELEVATOR SHOP ORAWINGS AND WITH ARCHITECT IN FIELD. SEE ATOO FOR HDISTWAY DOWNIS 6 a 4 8 2 FIRST FLOOR ELEVATOR al.vs PARTIAL PLAN — — — "` `' 2000 Partlal First floor Pla/J at E /evato,- Rowe Design /nc., Architects and Engineers (Courtesy of /- exington Public Facilities Department) L —_ AIRS D EAST FOYER 202 N Ur 10 22 EAST OFFICE 20 • o 1 I' ALL WENSIUNS NOMINAL. COORDINATE AND VERIFY ALL DIMENSIONS AND PRECISE LOCATION OF NEW MASONRY OPENINGS WITH APPROVED ELEVATOR SHOP DRAWINGS AM WITH ARCHITECT IN FIELD. SEE A1.00 FOR HOISTWAY DIMENSIONS a �SBCOND FLOOR ELEVATOR I' PARTIAL PLAN 2000 Partlal Second Floor Plan at Oevato,- Rowe Design lnc., Architects and Engineers (Courtesy ofL exington Public Facilities Department) Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page C -53 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 STRUCTURAL STRUCTURES NORTH CONSULTING ENGINEERS Structural Report describing the existing structural systems, existing conditions, and recommendations related to miscellaneous repairs and proposed alterations MECHANICAL FORTE ENGINEERING Mechanical System Reports on the existing conditions of Fire Protection, Plumbing & HVAC along with recommended improvements for each of the systems THE GREEN ENGINEER Summary Memorandum of various energy efficiency considerations related to existing conditions and recommendations for mechanical and electrical systems ELECTRICAL JOHNSON ENGINEERING & DESIGN Electrical Systems Report on the existing conditions with recommendations AVAILABLE LIGHT Report on the existing conditions of Lighting Systems in the Auditorium, Lobbies, Meeting Rooms and Circulation spaces with recommended improvements ACOUSTICAL ACENTECH INCORPORATED Report of the existing conditions and recommendations related to Acoustical Systems included herein. THEATRICAL B.N. PRODUCTIONS Report on upgrading of Theatrical Systems to follow after discussion of architectural, structural, fire protection, lighting and acoustical treatments in the stage area. APPENDIX D CONSULTANTS' REPORTS Mills Whitaker Architects LLC Structures North 10 d[fl-_ VIE 11, 28 March 2011 Mills Whitaker Architects LLC P.O. Box 750089 Arlington MA 02475 Attention: Don Mills Reference: Cary Memorial Building, Lexington, MA Dear Don: 60 Washington St, Suite 441 Salem, Massachusetts 01974 -3517 P.O. Box 01971 -8560 T 978.745.6817 1 F 978.745.6067 W W W.strucEUres- rarth.co, On Tuesday, 14 December 2010 we visited the Cary Memorial Building in Lexington to make observations of the building structure, with reference to the building's overall condition and to proposed modifications to improve accessibility and other aspects of the facility. The following is a summary of conditions that were noted during this investigation and accompanying recommendations. Structural Description The Cary Memorial is a large, monumental structure with a two story high meeting auditorium surrounded by upper level galleries on three sides, with an attic above and a basement below. The stage is at the north end of the structure and the entrance at the south. To the south of the auditorium is a one and a half -level entrance lobby, with smaller sub - lobbies at the southeast and southwest corners of the first and second floors. There are support spaces below the balconies at the east and west of the auditorium, with additional meeting spaces and a large boiler room, respectively, at the basement level below. At the center of the basement, below the main auditorium floor are two additional spaces used for archival storage. Structurally the Cary Memorial is constructed with cast -in -place concrete slabs between steel beams and brick bearing walls at all of the elevated floors, and a concrete slab on grade at the lowest levels. The roof is framed of board - sheathed dimensional lumber rafters running between steel channel purlins supported by built - up steel angle trusses that span between steel columns that are nested within the east and west exterior building walls. Structures North 28 March 2011 Cary Memorial Building Lexington, MA The load- bearing exterior and interior walls are comprised of multi -wythe brick and structural clay tile masonry, with exposed red brick and cut granite trim at the exterior. Foundations are of cast -in -place concrete on spread footings, and are at varying levels depending upon the elevations of the adjacent spaces in the basement. Structural Survey- Noted Structural Conditions and Recommendations The following conditions were noted during my visit- Exterior Building and Wall Conditions- The building exterior has been entirely repointed with a relatively hard and seemingly impervious mortar. While in older masonry structure with soft, lime - based mortars this can cause damage to the original mortar and masonry units by entrapping moisture, the Cary Memorial was constructed during an era when portland cement based mortars were predominant. Therefore, the use of a portland cement pointing mortar may not be all that inappropriate in this application, where the substrate is in sufficiently sound condition. Where it is not, such as at the low walls of the southeast and southwest corner recesses (please see below), a cement based pointing mortar may be damaging. • Many of the embedded steel angle window lintels are rusting and the expanding oxides are jacking the surrounding masonry. At several locations this has resulted in the complete lifting and failure of brickwork above them: - Over the six basement level doors and windows of the north elevation. - Over the upper, stage level door of the east elevation, and over the basement window directly below. - Over the auditorium level stair exit door of the west elevation. Other lintels are also rusting but have not caused the same degree of damage in the brickwork due to the fact that the surrounding construction is under greater restraint. These areas of lesser damage include: - Over the three windows and one door at the basement level of the east elevation. ra Structures North 28 March 2011 Cary Memorial Building Lexington, MA The damaged and /or shifted brickwork should be dismantled, the rusted lintels removed and replaced with new galvanized steel lintels under new flashing with end dams, and the brickwork should then be reinstalled to match the original. • The flashing over the brick watertable above the north elevation basement windows provides only partial protection and should be improved as part of the above -noted rebuilding work. • The brickwork directly over the flashed shelves that bind the inner edges of the small roofs at the southeast and southwest building corners has failed. Mortar joints have pulverized and expanded, the lower brick units are saturated and bow outward, and the wall surfaces appear to misalign between above and below the level of the flashing, which appears to somehow be backing up water and trapping it and allowing it to freeze and expand the masonry. The recent repointing work would also entrap water within the brickwork if it was applied over already pulverized and saturated mortar. The north -south running walls have steel beams running beneath them, so rust - jacking or deflection may also be a factor in some of the movement. At least the outer wythe of brickwork should be removed and the back -up masonry and flashing inspected and repaired as needed. Assuming there is sufficient reserve capacity in the back -up construction to span top to bottom over the height of these relatively short walls, the surface of the back -up should be coated with a vapor - permeable air barrier and the outer wythe of brick should be put back as a wept - cavity veneer. This will require some adjustment in wall plane, however this would likely be easily accommodated given the short runs of these walls. The wept cavity portions of the wall should be physically isolated from the mass masonry portions with sealant joints. • There is a narrow shelf of brick that is an extension of the watertable at the first floor level that wraps around the west face of the west "wing ". The flashing that would have covered the shelf stops at the outer edge, allowing water to run back and soak the shelf's top surface. An L- shaped extension or Z- shaped extension with a drip should be tucked under the existing flashing and sealed to it so that it directs water away from the brick surface. The metal flashing extension can be painted to match the brick color to make it less visible. The wooden sill of the basement boiler room window at the bottom of the west fire escape is rotted and should be replaced. 3 Structures North 28 March 2011 Cary Memorial Building Lexington, MA • The massive stone plinths that flank the main stairway at the front of the building are cracked and bulging, and bleeding water and streaks of tar. It appears that water is entering these and being sufficiently entrapped to saturate the interiors, freeze and jack them apart, but also runs out enough to transport salts and stain the vertical surfaces, and it would be interesting to determine what has caused the dripping tar. Also, there is a water leak over the ceiling of the men's restroom that is directly below the western plinth. The plinths should ultimately be dismantled and reconstructed with interior drained cavities that collect, manage and channel infiltrating water outward under the unavoidable eventuality that the exterior surfaces will leak. All eroded mortar joints should be cut and pointed. Ramp- The ramp at the southwest corner of the building is constructed with a combination of stone pavers, stone coping and cast -in -place concrete sub -slabs and walls. • The ramp is in generally very poor condition, with moss growing out of mortared construction joints and cracking, spalling and crumbling of concrete. It appears that a very low durability concrete was used in the construction as the weather - related deterioration of this material is pervasive. Patching mortar has been applied to crumbling concrete in several places but has consistently failed. We recommend that samples be taken of the concrete and compression tested and petrographically analyzed. This will determine the strength of the material as well at is composition and level of air entrainment so that its expected durability can be surmised. Depending upon the results, it appears likely that the best overall solution would be to demolish the ramp down to its foundations and reconstruct it. In addition to its poor material condition, the actual design of the ramp has details that can easily entrap water between materials and are prone to perennial moisture, moss - growth and deterioration. Any new replacement ramp should be detailed to better manage and shed water. Chiller Screen Wall The screen wall at the building's west elevation is constructed with a 4" thick brick veneer against a concrete unit masonry (CMU) back -up wall under a brick cap. • Much of the brick surface is covered with moss growth, mortar joints are deteriorated and it is obvious that much water is seeping through the cap and inundating the masonry below. There is also a crack between the brick cap and the top of the CMU, which is exposed on the back surface. 4 Structures North 28 March 2011 Cary Memorial Building Lexington, MA We recommend that the brick cap and any shifted or irreparably deteriorated brick veneer be removed. The veneer should then be replaced in bonded fashion using as many of the original units as possible, and then the entire CMU and brick composite should be capped with metal flashing (with formed drip edges to protect the wall construction below). The flashing would have short thimble dowels to receive a new stone or brick coping cap on fop. The presence of the flashing below the cap will make creating a long -term durable brick cap difficult as it would act as a stop for infiltrating water and act as a bond break. Therefore, a stone cap would be preferred. Interior Basement Level- The concrete floor of the existing custodial area (former dressing room) below the stage is cracked and has significantly settled within the west half of the structure. This has most likely been caused by soil subsidence below the slab, however the cause of this subsidence, which could be anything from poor compaction or buried organics to subsurface water flow or underground tank failure, should be investigated via test pit or ground penetrating radar (for pipes and structures). Depending upon the cause of the movement and if remedy, slab repair could consist of breaking of the concrete and replacing it, adding a topping slab over it, or slab jacking (where one injects expanding urethane grout below the slab until it is raised to the proper level. • In Estabrook Hail there is visible plaster damage at the east exterior wall that appears to be water related and may be caused by leaking pipes or infiltration through the foundation, which should investigated and stopped. • The northwest corner of the eastern basement stairway has lifted and the terrazzo that immediately surrounds has formed a large spall and has cracked. The most likely cause of this lifting is rusting of a hidden steel baseplate under the stair stringer that has expanded and pushed the stringer and the terrazzo covering it upward. The rust has probably been promoted by the frequent washing of the floor, and small cracks that may have formed around the stringer end, absorbed water, allowed rusting, and then grew. The spalled terrazzo should be carefully cut around the stringer to locate and expose the rusting metal, which should be cleaned and multi -coat painted, and then as close a match to the terrazzo as can be created with a repair mortar should patched back in to re -level the surface. y Structures North 28 March 2011 Cary Memorial Building Lexington, MA • There are cracks at several of the corners of interior bathroom walls, which are basically furred plaster and tile partitions that conceal piping and appear to have become misaligned. These occur at the following locations: - At the west end of the sink wall in the women's restroom. - At the east end of the toilet wall in the men's restroom. While these walls are by no means critical structural elements, they may be symptomatic of corroding piping or conduits, piping supports, or furring, and should be monitored. • Plywood has been added against the ceiling of the men's restroom at the west end of the urinal bank to presumably divert water that enters from above (please see "Exterior / Building and Wall Conditions'; above). First Floor /Auditorium Level- There appeared to be no detectable structural defects or signs of significant damage at the first floor or auditorium level. Second Floor /Auditorium Balcony Level- There has been significant cracking in and along the cast -in -place slab and step structures of the balconies, most notably at the following locations: - Between the east and west balconies south stairways and the north face of the south balcony. - Between the north end of the west balcony and the adjacent slab of the northwest stair hall across a doorway. - Perpendicularly running up the center of the south balcony and up the far end of each seating section, along with angled cracking along the east front face of the south balcony toward the bottom row of seats. - Between the southwest corner of the auditorium and the adjacent southwest foyer across a doorway. - Where the top floor levels of the east and west balconies intersect the east and west exterior walls. In observing these cracks, some of which are as much as 1/2" wide, we could not find where they telegraphed to the plaster ceiling finishes below, although in two 6 Structures North 28 March 2011 Cary Memorial Building Lexington, MA places it appeared that old plaster damage had been repaired many years ago. Therefore, in consideration of this fact, and the frequency and locations of these cracks, it is our belief that these have been caused by curing shrinkage in the concrete, where the original builders did not have the experience or awareness to properly sequence concrete placements or add sufficient reinforcing steel to avoid such movements. We recommend that the cracks, which do not appear to occur at structurally critical locations, be cosmetically filled and monitored for future growth. Stage and Fly Tower- The railing on the intermediate gallery walkway over the west side of the stage has no lower rail and could present a hazard to users. We recommend that additional fall prevention be provided. This may mean an additional rail or vertical stanchions, depending upon the access and clearance requirements of the stage apparatus. • The multi -leaf stage curtains are hung directly from grating rungs, which appears at first glance odd, however the light weights of the curtains and the fact that the grating is built to sustain much heavier foot and equipment loads, combined with the total lack of any visible distress means that this system of support is probably adequate. Stairwells- There are several places where the basement level brickwork has cracked, particularly as visible in the stairwells: - At the northwest stairwell a step crack has formed at the north side of the exterior door opening and runs up to the bottom of the stair landing above, and then re- starts at the top of the B -to -1St stair landing and runs along the upturned toe -rail detail at the north and west walls, and then again occurs above the 1St- to -2"d stair landing at the north wall. At the northeast stairwell a diagonal crack has formed on the east wall above the B -to -1St landing up to the bottom of the first floor window (where the wall surfaces have also become misaligned), and there is another that runs up the north wall above the 13-to -1St landing, and another on the east wall above the second floor. Structures North 28 March 2011 Cary Memorial Building Lexington, MA The causes of these cracks could be thermal or moisture movements at the corners of the relatively long uninterrupted exterior building walls (any sign of these on the exterior would be hidden by the repointing), or less likely rusting of masonry- embedded stair members. The cracks are probably not critical structurally but should be monitored for future growth. Attic/ Roof Structure- The framed roof structure, which is exposed within the attic, appears to be in generally good condition. This includes the rafters, purlins and trusses, and to the extent visible (from the underside only), the roof sheathing. While not showing any visible signs of distress, the vertical web members of the trusses, which are back -to -back steel angles, are surprisingly slender for their long lengths and the eccentric connections of the roof purlins that frame into them. Although these exhibit no signs of distress, it would be prudent to run a quick structural analysis to confirm their adequacy. • One of the bolts was found to be missing from the bottom chord end field connection between the second interior truss from the south and the eastern column that supports it. Because this is a mostly unloaded connection, the missing bolt, which may be due to a fabrication error or hole misalignment, is not critical. • A few of the riveted connections in bracing members are skewed due to the angles of the connected members, leaving the rivets with exposed shanks. While this reduces the stiffness of the connections, the ultimate strengths should not be significantly reduced. • There are no significant "hold- downs" between the roof rafters and the supporting steel purlins, however with the heavy slate roofing present these have apparently not been needed to prevent wind uplift. If a lighter roof is ever installed, hold - downs should be put in as part of the work. • Brick blocking has been removed from between the lower rafter ends, which sit on top of the east and west exterior walls. The reason for this is removal is likely to be related to the provision of soffit vents for better attic ventilation. The effects of these removals on the diaphragm rigidity of the roof structure should be considered. • Some of the interior surfaces of the short brick walls at the southeast and southwest roof recesses have cracked mortar joints and are streaking salts. 8 Structures North 28 March 2011 Cary Memorial Building Lexington, MA Some interior restoration must also be done at the same time as the work on the exterior (please see "Exterior / Building and Wall Conditions ", above). • The large drive belt between the motor and ventilator in the southernmost attic space does not have a guard and could easily remove the hand of an unsuspecting worker. A proper safety guard should be installed. Considerations with Regard to Proposed Renovations In consideration of the proposed renovations that you have outlined, we have the following comments and recommendations: o Toilet Room Reconfiguration - This would involve plumbing, fixture and partition modifications within the Men's and Women's restrooms at the basement level. in our opinion these rooms can be completely gutted as needed to complete the required work, as long as all primary load carrying walls are maintained or at least replaced with equivalent support if modified or removed. The floor slabs can be trenched, however it would be advisable to verify the depths and lateral shear load resisting capacities of the exterior, earth- retaining walls and footings without the slabs before doing so. o Estabrook Second Ramp Addition- This would involve the creation of a ramp in the Estabrook that wraps around the stage at the north end of the room. The ramp would be created by removing the floor slab, excavating and creating a new ramp below. The as -built footing elevations would need to be verified, but according to the 1926 structural drawings the ramp should sufficiently clear. The soil between the bottom of the cut slab edges and the bottom of the ramp base will slough during excavation. The upper slab should be temporarily supported, and a new concrete infill wall should be placed using a one -sided foram slab with the concrete being worked under the slab to fake the place of the soil. o Estabrook Picture Booth Replacement- This would involve lowering the existing picture booth and mid -level floors to the existing lower Estabrook floor level and replacing the picture booth's north wall with a new enclosure further to the north. Lowering of the floors would require demolition of the present floor slabs and foundation walls where the each of the existing levels change. New walls would be needed to retain the soil below the existing slabs at the level changes, and the cut wall sections at the upper level change might need to be underpinned. The new lowered floor level would also be approximately four feet below the lower 9 Structures North 28 March 2011 Cary Memorial Building Lexington, MA main lobby floor, and would likely be lower than the footing of the existing lobby wall, which is a primary bearing element in the building. The footing would then need to underpinned with a new L- shaped footing that runs under the new floor, and then trimmed above the floor, or alternatively the floor could be benched over the existing footing, leaving enough soil to the side of the footing that the bearing material below it would not slough. While this would encroach into the floor area, the fact that the proposed room will be used for storage may make this encroachment more palatable. The existing as -built wall and footing elevations should be verified by test - drilling before these modifications are started. o Forward Extension of the Stage- This would involve extending the stage floor forward into the auditorium floor and would be a permanent replacement to a frequently used temporary lightweight extension. This would best be done in over - framed fashion as long as the structure of the floor is adequate to support the additional weight. if there is insufficient capacity in the framing, then two or three new columns could be added through the present floor down to new footings at the basement level, off of which the stage floor extension could be framed. The columns, if required, would need to be located in coordination with the archival storage shelving below. o Suspended Theater Equipment- The existing gridiron staging platform is suspended by double angle "hangers" to deep wide flange beams above. The platform floor is composed of alternating 4" and 6" 1 beams supported by double 10" C channel girders. The town is considering adding six hoist rigging systems to the gridiron frame above the stage, each with a maximum capacity of 2000 Ibs in addition to a unit weight of 750 lbs. Three of the riggings will be dedicated to suspending lighting, and three will be used for supporting acoustic shells. The cable system potentially would have up to 7 vertical lift lines spanning the existing gridiron frame. Preliminary analysis suggests that this would be structurally feasible; however, the units and drops will have to be located in specific locations on the platform. The final layout of the units should be carefully coordinated as reinforcement of select members (existing 4" l- Purlins) may be required. o Stage -Green Room Wheelchair Lift- This would involve adding a wheelchair lift on the east side of the stage. The bottom of the lift would replace the raised stair landing at the basement level and penetrate the stage floor, running tightly against the north face of the proscenium wall. While the removed stair would be replaced with a shallow pit or floor recess on a thickened slab or matt footing, the proscenium wall footing is probably low enough due to the full depth spaces at 10 Structures North 28 March 2011 Cary Memorial Building Lexington, MA either side, that all but the very top of the footing would probably clear the pit. Masonry walls to enclose a hoistway could be constructed off of the pit slab, at least up to the stage floor, so that they could support the floor slab, which would need to be cut. The present door opening through the proscenium wall would need to be raised. The lift itself would typically have a mast and extended "feet" at the base, which would need to be supported and braced. o Bird Room Wheelchair Lift- This would involve the installation of a new lift between the second story southeast foyer and the Bird Room, which is raised above by approximately 6 -feet, and a landing platform at the upper level. The proposed location is on top of a clear spanning floor structure over main second floor lobby, below. The lift and platform addition would likely overload this floor structure, which would then require costly reinforcement and plaster removal and replacement if reinforced from below. Another option would be to suspend the hoist and platform from above by adding framing within the attic to support the hangers from over the ceiling. o Access to Civil Room via Lower South Balcony Row- This would involve removing seats from the south balcony's lower. row and modifying the balcony aisle stairs with new steps that are recessed approximately 4" into the existing stairs of each row. In theory this looks like a very reasonable and clever solution, presuming that the 1926 structural drawings are correct in indicating that there are no structural elements within these steps, which can be verified by test drilling. o New Air Handling Unit in Attic- The creation of a sound - isolated mechanical room with a large, new air handling unit in place of the existing fan room will require additional support and the modification of existing roof framing. The new air handler will need to be supported on new steel dunnage beams that support it between the two east -west running trusses that carry the roof and present fan room in purlin fashion. These trusses must be reinforced for the additional load, along with the north -south running truss into which they frame. As part of this work, at least one of the vertical strut "hangers" in the southern east -west running truss will need to be removed to make way for the unit. The bottom chord can be reinforced to make up for the loss of this strut as part of the truss reinforcement, which will be specifically designed to support the reactions of the new dunnage under the unit. 11 Structures North Cary Memorial Building 28 March 2011 Lexington, MA o Substrate for Exterior Brick Walkways- New brick walkways at the exterior can be dry -set directly on an asphalt underlayment or on the asphalt with a compacted stone -dust drain. We trust that the above information will be helpful in understanding the current condition and rehabilitation and renovation needs of this structure. Please contact me if we can be of further assistance. Respectfully yours, John M. Wathne, PE, President Structures North Consulting Engineers, Inc. 12 CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / Fire Protection FORTE ENGINEERING Consulting Engineering P.O. Box 1157 Middleton, MA 01949 Telephone (978) 777 -0484 Fax (978) 774 -2738 email: sforte @ forteengineering.net FIRE PROTECTION Sprinklers The existing sprinkler system can be divided into three subsystems. The heated portions of the building are provided with a partial wet sprinkler system. The unheated areas are provided with a partial dry system. The third system provides protection for the proscenium opening at the stage via a deluge system. The wet sprinkler system covers areas throughout the building with the most notable exceptions being the Auditorium, egress Stairs, and vault. The dry system covers the attic space, and stage including both the grid iron level and below the roof. The deluge system covers both sides of the stage's fire curtain. In general the building sprinkler system is original to the building. The original system was completely dry throughout. A large proportion of the piping was reused when the retro -fit occurred in the year 2000. The full extent of existing piping reused can only be determined by a detailed study that is beyond the scope of this report, however, according to the year 2000 design drawings, piping indicated to remain is not sized according to current Code in all cases. It should also be noted that in general terms dry system piping tends to exhibit accelerated deterioration due to the corrosive effect of pressurized air that is maintained in the system. Sprinklers appear to have all been replaced in the year 2000. The sprinklers are frangible bulb type of the quick response design. The sprinkler system is supplied by a 6" main connected to Mass Ave., that enters the building at the basement level in the Southwest corner under the stair. At this location a 6" backflow preventer and wet alarm valve is installed. The feed main then continues to a room (including fire alarm panel) adjacent to the Northwest stair, where the dry alarm valve and the deluge valve are located. A fire department inlet pumper connection is located at the front of the building adjacent Page 1 CARY MEMORIAL BUILDING — Existing Conditions of Fire Protection System to the left side of the main steps. A local alarm bell (water motor) is located at the left side front of the building. The deluge system at the stage curtain can be activated either manually or electrically via heat detectors connected to the release panel. Standpipes Hose connections for fire department use were original to the building. These hose stations are typically provided on each side of the auditorium and also each side of the stage. Additional hoses stations were added at stair levels for the stairs to the left and right of the stage. Standpipes are combined with the wet pipe system piping distribution. The 6" feed main feeds 4" risers to the hose stations located as described above. Water Supply The year 2000 flow data indicates that there is 92 psi available at 3,225 gpm. This data would have been obtained on the water main located in Mass Ave. The system modifications done in the year 2000 were all based on hydraulic calculation apparently including the existing piping system remaining. Vault — Records Storage The vault room, located in the basement record storage area, is provided with a dedicated dry chemical fire suppression system. The smaller vault located off of the Basement Lobby is unprotected. Monitoring Monitoring of alarms and supervisory signals are connected to the existing Fire Alarm System. This includes individual indications for the wet system as a zone, the dry system as a zone and the deluge system as a zone. Additionally, all valves that must be maintained open are provided with tamper switches, so that if inadvertently (or maliciously) left closed will be displayed as a trouble on the alarm panel. Page 2 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Fire Protection System Stage Smoke Vent The existing stage ventilator, designed to vent smoke in the event of a fire in the Stage area, provides gravity smoke evacuation. The original drawings indicate that there are fusible link doors provided. Refer to the Theater Consultant's report regarding existing conditions and recommendations. Unprotected Spaces The following areas are not sprinklered or lack full protection according to current Code. ■ Auditorium ■ Some egress Stairs ■ The small Vault ■ Partial area in Estabrook Hall Page 3 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Fire Protections System Fire Protection System Renovations In the most recent renovation, the sprinklers for formerly un- sprinklered areas were provided, however, some compromises to full Code compliance were apparent in certain areas. This was due to primarily to architectural concerns, as well as ease of installation. Future renovations should attempt to address these deficiencies if possible. Some of the most obvious areas are as follows: • Estabrook Hall • Lower Lobby • Stairs A, B, C, D • Auditorium The planned architectural updating will necessitate re- working of sprinklers in following proposed areas: the Basement Toilets, Dressing Room, and installation of the handicapped lifts. The Main Hall does not have sprinkler protection. This has been a common condition for this type of occupancy in the past. However, it is recommended that sprinklers be provided in this area. There are some difficulties that make the implementation of sprinklers costly. Since the unheated attic is currently protected with sprinklers connected to a dry system, new piping needed to protect the main hall can connect to this existing system. However, sprinklers for the main hall will need to be special in order to be compatible with the dry system. The required type are referred to as dry pendant sprinklers, they are custom made to the required length. The installation of sprinklers in the ceiling will require scaffolds for worker access the ceiling level. Also custom painting by the factory maker of the sprinklers will be required. The deluge system at the proscenium opening is existing and is designed to prevent the spread of fire into the auditorium. This is one alternative system that is required unless a properly designed and maintained fire curtain is provided. The Theater Consultant is recommending retaining the existing fire curtain, since this will aid in meeting the smoke ventilation requirement for the stage, as well as other considerations (see report). Therefore, the consensus of thought on this issue is to disable the existing deluge system. This will require the concurrence of the fire department. End of Fire Protection Page 4 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / Plumbing FORTE ENGINEERING Consulting Engineering P.O. Box 1157 Middleton, MA 01949 Telephone (978) 777 -0484 Fax (978) 774 -2738 email: sforte @ forteengineering.net PLUMBING Services for the Plumbing systems include the following. There is an existing 2" water main that enters the building at the basement level at the SW corner. The water meter is located under the stair in the basement. A 5" sanitary sewer leaves the building at the SW corner of the building. The sewer is located below the basement slab, and all plumbing fixtures utilize the gravity sewer. A manhole is indicated on site, located immediately outside the exterior wall at the SW corner of the building. There is evidence of the original gas service to the building located in the Basement at the SE corner of the building. This service was abandoned in favor of a new service installed in the year 2000. The new gas service is a medium pressure main that runs along the west side of the building where the meter and regulator are located, adjacent to the boiler room. The main gas consumption is by the newer steam boiler, supplied by a 4" main. The original gas service was used for the gas lights, water heater and kitchen stove. Currently, the kitchen utilizes an electric stove, while the water heater still utilizes gas fuel. The main toilet rooms for public use are located in the Basement. There are both Men's and Women's toilets, as well as an accessible Unisex toilet room. The fixture counts are as follows; WC's are 5 in the Women's and 3 in the Men's, Lavatories are 2 in the Women's and 2 in the men's, there are 4 urinals in the Men's, there is one WC and lavatory in the Unisex toilet. Additionally, there is a janitor's sink accessible through the Men's toilet, and there are two drinking fountains in the area. The original drinking fountain is a large granite structure that does not function. The new electric water cooler is functioning, and is handicapped accessible. Plumbing fixtures for the main toilet group in the Basement include wall mounted water closets with concealed flush valves. The Urinals are flush valve type floor mounted units that have the rim located at the floor level (no longer allowed by Code and considered unsanitary, but does provide for floor drainage). The lavatories have the original individual spring loaded faucets for hot and cold water, which make them very difficult to use. The enameling on most fixtures has many hair line cracks exhibited. Page 1 CARY MEMORIAL BUILDING — Existing Conditions of Plumbing System Facilities in the basement were originally provided for the two former Dressing Rooms. Each room (Men's and Women's) was provided with a single toilet room with one water closet and one lavatory. Additionally, each room was provided with a soap stone gang hand washing sink approximately five feet in length. The toilet fixtures for the smaller dressing room (East side) are missing the fixtures. The other fixtures appear to be all original, and in poor condition. Plumbing facilities for the boiler room include; water for boiler make -up, drainage for the general area, sink tray, blow down connection and tempering, backflow prevention, gas supply to the newer boiler and pilot of older boiler, and sump pumps. Additionally, there is a gas fired water heater in the boiler room. The Engineer's toilet is located at the basement level directly adjacent to the boiler room. The Former Office now houses the fire alarm and sprinkler equipment. The toilet is located in a closet that opens into the Fire Alarm / Sprinkler room. The first floor facilities are as follows; a sink in the Kitchen is provided, and a janitor's sink in a closet that is adjacent to the Kitchen. There is also a Unisex Toilet (single water closet and lavatory), also adjacent to the Kitchen. The second floor facilities are limited to the one drinking fountain located in the West foyer. This drinking fountain is made from granite and is original to the building. An access space behind the drinking fountain contains a small janitor's sink. Page 2 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Plumbing System Plumbing System Renovations The Basement houses the main toilet rooms for both Men and Women. The Architectural program proposes the complete reworking of these spaces to accommodate accessibility, current Code fixture counts, and the full implementation of current Code requirements for fixture types. This includes water and energy conservation for plumbing fixtures, and equipment required to serve these spaces. In general plumbing fixture types will be as follows. Toilets will be wall hung type that utilize low flow, manual dual flush, type valves. Lavatory fixtures will be incorporated in a continuous Conan counter with under mount vitreous china bowls. The lavatory faucets will be sensor type that utilizes re- chargeable batteries (Toto EcoPower — proprietary product that uses water flow to recharge sensor's batteries). Urinals will be wall mounted low flow (1/2 gallon per flush) type utilizing manual operators. Dressing room Toilet facilities will be modified according to the programmatic requirements, as determined. All fixtures will be new and will meet requirements for accessibility, and water and energy conservation. Gas service to new boilers will be provided as required according to the HVAC requirements. The projected gas load will be increased due to the discontinued use of the older oil fired boiler. The connected load will be approximately twice the current connected load, and therefore, a larger main (or second connection at the meter outlet) will be needed to serve the new boiler configuration. It is not anticipated that the service to the building will need to be upgraded to accommodate this increase, although this will need to be confirmed by the gas company. The existing unmonitored fuel oil storage tank should be removed due to its age. A smaller fuel oil tank should be provided indoors to serve the needs of the diesel generator. Refitting the existing granite drinking fountains is a desired upgrade. This appears to be feasible. The refit will include new drain piping and remote electric coolers for the water supply. Filtration for the water feed is recommended, as well as all new supply piping back to the building main (this should eliminate any taste issues from old piping. The filtration will provide sediment removal and activated carbon treatment. The filters will need periodic replacement. At the first floor, provide a new water cooler adjacent to the existing accessible unisex toilet room. This cooler will incorporate a bottle filler option to encourage the use of personal, refillable containers. Underground drain piping is obviously original to the building. The drains are most likely in poor condition and will be replaced to the fullest extent possible. It is recommended that the new drain piping be extended to a point outside the building. As a part of the anticipated work, a camera survey of existing main drain (under slab) will be undertaken to determine the location of, and if, any drain problems need to be addressed. Page 3 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC FORTE ENGINEERING Consulting Engineering P.O. Box 1157 Middleton, MA 01949 Telephone (978) 777 -0484 Fax (978) 774 -2738 email: sforte @ forteengineering.net HVAC Heating The building is heated by the original low pressure steam distribution system. The system is a two -pipe system with a gravity return. There are two boilers, the newer being 80 HP - dual fuel fired (gas and no.2 oil), and the older being 60 hp — oil fired. The boilers supply all steam requirements for Cary Hall and all hot water heating, via a converter in the boiler room, to the Town Hall. The system typically runs all winter with only one boiler operating on natural gas fuel. The return is aided by a vacuum type condensate receiver that was an original design concept. Steam distribution originates at the header in the boiler room and multiple mains are distributed horizontally at the basement ceiling. Steam distribution to the upper levels occurs in a vertical orientation to radiators and the attic duct coils. Electric control valves, that are thermostatically controlled, have been retro - fitted on the distribution mains. These valves are typically controlled manually, as required, based on the use and occupancy of the building. Radiators are typically free standing or in some cases recessed in the wall behind decorative grille work. The terminals (radiators) are cast iron with high steam inlet and low condensate outlet. The stage has a large array of steam radiators mounted on the back wall. There are a variety of control valves on the steam supply to the terminals. Automatic control valves are thermostatically controlled pneumatic valves. Some valves are manually controlled radiator valves. The recent retro -fit included the installation of self - contained (capillary type) automatic control valves (SCCV). Condensate return piping at the basement level utilizes floor trenches for gravity return to the Boiler Room. The 1926 design drawings indicate below floor condensate return piping as running in "tile pipe ". The original design included in -duct steam radiators (coils) for tempering of outdoor air supplies to both the Auditorium and the Estabrook Hall. The auditorium still utilizes the steam coils for the ventilation scheme. The Estabrook Hall equipment design was modified at some point in its history, and while steam still provides heating, the Page 1 CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC tempering of ventilation air is no longer in function (see ventilation description further on in this description). Fuel oil is provided for the boilers and the generator. There is an underground 10,000 gallon tank for storage of no. 2 oil. The duplex transfer pump, located in the boiler room, circulates fuel oil to the two boilers and generator day tank. The newer steam boiler runs primarily on low pressure natural gas supplied by National Grid. An automatic temperature control (ATC) system is provided for a portion of the control valves in the building. The ATC compressor is located in the boiler room. The ATC system was upgraded as part of the year 2000 upgrade. Ventilation - General The Auditorium is provided with mechanical ventilation via the two attic fans and exterior louvers. Two separate fan rooms house these fans, which work in tandem to supply fresh outside air and remove an equal portion of room air from the space. The air supply can be heated during appropriate climatic conditions. Pneumatic control valves (they are the original valves, and one is disconnected) regulate the steam supply for this purpose. Large supply air grilles for the auditorium are located in the ceiling at the front of the auditorium. Additional supply grilles are wall mounted at the rear of the auditorium. Return grilles are located on the left and right side balcony seating areas where they are mounted on the wall of platform steps behind the fixed seating. Additional return grilles are located down low at the rear of the auditorium and up on the wall at the balcony seating. The former Ticket Booths are both provided with exhaust ventilation that connects to the adjacent exhaust risers serving the main auditorium. The Estabrook Hall incorporated mechanical ventilation in the original design scheme. A fresh air grille through the sidewall was planned; however, there is no visible evidence of it. The year 2000 mechanical drawings indicate the existence of the fresh air grille, but the as -built drawings have an annotation indicating "is not there ". There is a gravity ventilator for this space that has as its inlet a grille below the front of the stage. The duct rises to a 36 inch roof ventilator in a chase to the right of the stage (this is the round vent structure at the peak of the roof. There is, therefore, no fresh air supplied directly to the room. Page 2 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC The year 2000 renovation work included ventilation and air conditioning via a single fan coil unit that serves the Robbins Room and the adjacent Records Storage room. The fresh air louver for these spaces is at grade on the West side of the building. The fan coil unit is located in the Boiler Room, and is hung from the ceiling. The fan coil is supplied with chilled water. Other areas, including Facilities, Former Dressing Rooms, Ellen Stone Room, Civil Room, Legion Room and the Bird Room, do not have mechanical ventilation and depend on operable windows for this purpose. Kitchen Ventilation This appears to be no longer in function. The exhaust from the kitchen was originally ducted to a masonry flue that runs vertically from the first level to the attic, within the Northwest stair shaft. At the attic level the flue terminates and a duct extends to the existing roof ventilator. The duct included a shut -off damper that was originally controlled from the first floor. There is no active exhaust from the kitchen. The duct has been reused for toilet exhaust — see accessible first floor toilet description. Toilet Ventilation Men's and Women's toilets are located on the basement level. Exhaust ventilation for these areas is individually ducted vertically to the low roof where the two ducts join together and connect to a roof ventilator. The roof ventilator originally incorporated a fan or a damper (exact arrangement does not agree with the original drawings and could not be verified). Unisex toilet — basement floor, an exhaust fan above the ceiling connects to a horizontal duct that then joins with the Men's Toilets exhaust duct. Dressing room toilets are located on the Basement level. Exhaust ventilation duct for theses rooms originates at the common chase and runs horizontally to the vertical riser located adjacent to the chimney. The engineer's toilet vent also connects to this system. Handicapped toilet — first floor, an exhaust grille through the rear wall connects to a horizontal duct running in the adjacent storage space, and where an in -line exhaust fan discharges into a common duct that runs to the janitor's closet. The duct then connects to the former kitchen exhaust duct riser. The main Picture Booth for the Auditorium was originally provided with exhaust ventilation via a dedicated exhaust duct and fan that connected directly to the exterior through the roof. However, the fan (visible at the ceiling) is the original unit and is not in operation. In its place, a rather makeshift arrangement of flexible duct with an inline fan that is all located in the attic, with open ended discharge into the attic, has been provided. Page 3 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC The Estabrook picture booth was originally provided with exhaust ventilation via a dedicated exhaust duct and fan that connected directly to a masonry flue concealed in the wall between the Lobby and the booth, and ultimately, without offset, to the roof. There is a floor grille in the room that provides make -up air for the exhaust function. All of the components for the original scheme are intact. This arrangement is very similar in design to that provided for the main picture booth, and it is therefore anticipated, that the existing fan is non - functioning. Generator Room Ventilation The generator room is provided with supply and exhaust fans for air supply to the generator during operation of the unit. The intake and exhaust louvers are on the exterior of the North wall. There is a 6" exhaust pipe that runs from the engine, into the muffler and then into the adjacent corridor and ultimately penetrates the exterior wall through a thimble. The pipe turns 90 degrees South, then 90 degrees West before discharging open ended at the corner of the building approximately 6 feet above grade. Boiler Room Ventilation A combustion air supply duct with exterior louver provides air for combustion. The duct incorporates an automatic control damper and the open end in the boiler room is approximately 12 inches above the floor. Air Conditioning The cooling system was retro- fitted in the year 2000. The cooling system includes an air cooled chiller (180 Tons, utilizing R -22 refrigerant) that serves both the Town Hall and the Cary Memorial Building. Chilled water is distributed via primary - secondary pumping to both buildings. Cooling of the Auditorium utilizes the original ventilation fan /duct system. This includes the outdoor air intake, supply and exhaust fans, tempering steam coils, supply and exhaust duct work, and grilles, all of which are original to the building. There are three cooling coils installed in the attic duct work, each of these individual supply ducts supply a portion of the total air to the space; ceiling grille left side of stage, ceiling grille right side of stage, and wall supply grilles at the rear of the auditorium above the second floor exit doors. Controls for the Auditorium provide for both occupied and unoccupied modes, as well as a ventilation sequence that regulates the outdoor air volume based on the CO2 level of Page 4 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC the return air from the space. Additionally there is an economizer sequence that will provide "free" cooling when climatic conditions allow, based on outdoor temperature. The Estabrook Hall space is provided with two ducted fan coils (heating and cooling) that provide cooling via the chilled water supply. Thermostats for the control of temperature are located in this space. Robbins Room and Records Storage are provided with cooling via a single ducted fan coil unit (cooling only) located in the basement boiler room. The thermostat for this unit is located in the Robbins Room. The Basement Lobby is provided with cooling via a single ducted fan coil unit (cooling only) located in the ceiling of the Men's toilet vestibule. The thermostat for this unit is located in the basement lobby. The following spaces are cooled via the chilled water system utilizing fan coil units located within the spaces they serve: Ellen Stone Room (one unit), Civil Room (one unit), Legion Room (one unit) and the Bird Room (two units). The Basement Records Vault is provided with a separate Liebert unit with DX coil and exterior condensing unit. This unit provides control of temperature and humidity for the space and is dedicated for the vault. Page 5 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC HVAC System Renovations Heating A new heating system is recommended for the building, the current use of steam will be abandoned in favor of a low temperature (160 — 180 deg.F) hot water system. This recommendation will necessitate the removal of all existing radiators and piping, the existing boilers, all controls, and the heating and ventilating equipment for the main hall including the attic fans. The new system will include a new gas -fired boiler plant for hot water generation. This will include hot water supply to the Town Hall utilizing the existing pumps. The boiler plant will consist of three new gas -fired boilers, each providing two million Btu's (MMBTUH) capacity for a total of six million Btu's (output is approx. 92 %, based on Hydrotherm KN -20). Heating system distribution will be based on a conventional two -pipe changeover arrangement. Typically the changeover occurs at the beginning of each heating or cooling season. Terminal units throughout the building will be fan -coil type that are designed for heating and cooling. These units will be wall, floor, ceiling mounted or ducted units, as appropriate to meet the comfort conditions and /or Architectural concerns, as determined. Most terminals will provide heating and cooling, the exception being areas where the loads are unbalanced. Where additional heating capacity is necessary it can be provided utilizing some type of gravity convector (not fan powered), also installed as wall, floor or ceiling configurations. Heating hot water will be provided to a new air handling unit in the attic (this unit is further described in the following paragraphs on ventilation and air conditioning, and is referred to as the main hall air handler). This unit will supply the heating and ventilation air to the auditorium during the occupied use periods of the heating season. Ventilation The various meeting rooms in the building require ventilation to meet Code requirements, as well as good engineering practice. It is recommended that all of the meeting rooms, and the main hall be provided with mechanical ventilation. The fan coil terminals can provide ventilation air through outside air connections, either ducted or gooseneck extended through the roof, in keeping with architectural considerations. During the occupied periods the units will have outdoor air dampers positioned as appropriate for the introduction of a percentage of fresh air. In the case of the unoccupied mode, the dampers will be closed. Unoccupied mode can be determined through programming or occupancy sensors. Page 6 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC The main hall requires a ventilation air capability for the full occupancy of the space. The existing system was originally designed to provide the required ventilation. The problem, aside from the age of equipment, is that noise and vibration from the fans is too much of a distraction and, therefore, can not run while the space is in use. The existing fans, original to the building have long ago reached the end of their expected life. As a result of acoustical analysis, and taking into account the age of the fans, it is recommended that a new air handling system be provided. The existing main hall supply fan is located in the attic at the stage end (North) of the building. The fan room at this location is very small and difficult to isolate acoustically from the main hall. The existing exhaust air fan room is located at the front end (South) of the attic and is much larger. The larger room is more remote from the main hall and can be better isolated acoustically. Therefore, the new air handler should be located at the south end of the attic - in place of the existing exhaust fan, and with intake and exhaust grilles located at each end wall (East and West — see plan). Compliance with the acoustical recommendations can be best achieved through the installation of new duct work throughout the attic for the main hall ventilation system. This will allow resizing, acoustical lining and isolation, etc. The reuse of existing duct risers, and grilles is expected to be feasible, however, this will need to be reviewed by the acoustical consultant during the design phase. Air distribution to the main hall will make use of the historic locations of supply and return grilles in order to minimize visual changes. Supplemental distribution (i.e., more supply air outlets) in the rear of the hall above and below the balcony will provide more effective air mixing, particularly in the cooling mode. The new air handling unit will incorporate heating and cooling coils, supply and exhaust fans, mixing boxes, etc., as required to satisfy the seasonal heating and cooling loads for the main hall. An economizer cycle will be included that provides for the ability to use free cooling if outdoor air conditions permit. Heat recovery was reviewed and discounted due to the expense and limited recovery benefit (see green engineer's report). Existing exhaust ventilation systems that are non - functioning will need to be reworked to provide new exhaust fans. This applies to all exhausts, since none are working properly (except Generator Room). These areas include the Toilets and Janitorial, Picture Booth, Dressing area and Kitchen. Toilet exhaust Renovation of the toilets will include new roof exhaust fans. These fans are located on the low flat roof areas at the South end of the building and on the pitched roof at the Page 7 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC North end. Existing ductwork originally installed for exhaust of the toilets will be utilized for this purpose. Air Conditioning The intent is to extend air conditioning to spaces that are not currently provided with cooling. The existing chiller is approximately ten years old and it can be expected to have many more years of service. This unit can supply the needs for full air conditioning of the two buildings that it serves. It is, therefore, recommended that chilled water be supplied to the proposed two -pipe fan coil units to achieve cooling throughout the building. This scheme was partially instituted in the year 2000 renovation. Chilled water is also available for the proposed air handler to provide cooling of the main hall. Chilled water piping to the attic is in place. Cooling coils will be provided within the proposed air handling unit. The chiller has been a noise problem due to its proximity to the building. Therefore, there has been some discussion regarding possible approaches to reduce the sound levels. The acoustical report suggests that adding compressor wraps and condenser fan attenuation stacks may reduce noise to a satisfactory level. This will require further study. In looking for alternative approaches to the noise issue, two were identified. One alternative would be to relocate the chiller to a new location away from the building. Another alternative would be to provide an ice /water storage tank with sufficient capacity to keep the chiller off during performances. The former appears to be feasible, as there is space for the relocation. The latter alternative would require a storage tank and an ice builder, to supplement utilization of the chilled water system. The ice /water storage system requires further study for future consideration when the existing chiller reaches the end of its useful service life. Main Hall The new air handler (previously referred to in this report) will provide cooling for the main hall. The unit's other main purpose is to provide year round ventilation air to the occupants during performances. The fresh air quantity delivered to the space will be variable, as sensed by a CO2 detector in the return air duct. The total air volume and cooling capacity for the unit will be 20,000 cfm and 50 tons of cooling. Stage Smoke Control Stage ventilation (emergency smoke vent) is a Code requirement for the facility. Isolating the Stage in the event of smoke and fire would include the operation of the smoke curtain and automatic door closers. The roof vents (there is an existing arrangement) would automatically open in such an event. The Theater Consultant has included recommendations required for the retrofit of the existing smoke hatch in his report. Page 8 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers CARY MEMORIAL BUILDING — Existing Conditions of Mechanical Systems / HVAC Attic Ventilation Mechanical ventilation of the attic is proposed as an energy conservation measure, as well as moisture control. The system will provide a reduction in the temperature of the attic, as typically occurs in the summer. The exhaust fan will be controlled automatically via a temperature and humidity sensor, or manually with an override. The possible buildup of moisture in the attic during the winter can be reduced through the use of this mechanical ventilation system. It may also serve to keep the roof cooler in the winter, which may reduce ice buildup at the eaves. The ventilation fan will be located in place of the existing supply fan at the north end of the attic. The existing louvers will be utilized (or replaced if not in good condition) for the fan discharge. Replacement air for the exhaust will be provided at the south end of the attic as part of the new air handler arrangement. Unconditioned Spaces The Vault located off the basement lobby is being interconnected with the adjacent storage room enlarged as part of the toilet reconfiguration. The current arrangement provides heating only for the storage room behind the vault. The vault itself has no heating or air conditioning. The proposed system is recommended to be a dedicated self contained unit that can provide year round temperature and humidity control. A split system as manufactured by Liebert or equal will be provided. Stage Currently the stage has no direct air supply and therefore the air handling unit does not provide heating, cooling, or ventilation to the stage. The installation of the new air handling system will provide HVAC directly to the space. Smoke dampers in the supply and returns will be required. Heating should be supplemented with some type of gravity or fan powered terminals, the exact arrangement of which is to be determined in coordination with the Theater Consultant during the design phase. Controls The town's existing control capabilities allow for remote control via a DDC networked control system. The full extent of the system will be determined during a detailed design phase; however, as a minimum all central equipment (boilers, air handler, pumps and chiller) would be fully controllable. In addition, exhaust fans, fan coils (particularly those in meeting rooms), could also controlled by the head end, if desired. Additional equipment could also be instrumented for network control. Page 9 FORTE ENGINEERING P.O. Box 1157, Middleton, MA 01949 Registered Mechanical and Fire Protection Engineers ■ The Green Engineer, LLP Sustainable Design Consulting Memorandum To: Don Mills From: Christopher Schaffner, PE, LEED AP Date: March 24, 2011 Re: MEP Systems Thoughts Project: Lexington Cary Memorial Building We have visited the Cary Memorial Building to review existing conditions, met you're your team, including the project Mechanical Engineer, and reviewed the proposed modifications. We offer the following thoughts regarding the building's energy use, and its mechanical, electrical and plumbing system. 1. Based on a review of the current utility costs, the existing energy consumption appears to be fairly high, considering the use of the building. It's a bit hard to isolate because the Cary Memorial Building and Town Offices Building share a single gas meter, but if we spilt the gas consumption 50/50, we find that Cary uses a little over $200,000 in energy annually, and has an Energy Utilization Index of 107 kBTU /sf /yr. While the EUI compares favorably with a national average 143 kBTU /sf /yr for Public Assembly Buildings, given the limited use of the building, we think it could be much lower. 2. As has been noted in the engineers' report, the existing steam system is obsolete, wastes energy, and fails to provide good comfort. The proposed replacement with a hydronic heating system makes sense, and provides a cost effective, energy efficient solution. 3. The proposed system is a two -pipe system, meaning that it can provide either heating or cooling, but not both simultaneously. In some buildings, especially residential buildings, this can be a problem, since it can prevent appropriate temperature control on unseasonably warm or cold days. But, the limited use schedule of the Cary Memorial Building suggests that this will be at most a very rare problem, and probably does not warrant the extra expenditure a four -pipe system would entail. 4. The boiler system currently serves both the Cary Memorial Building and the adjacent Town Offices Building. Conversion to hot water should not be an issue for the Town Offices Building, as the system already converts from steam to hot water for distribution to that adjacent facility. 5. The connection to Town Offices Building provides both benefits and drawbacks. Because the load profiles of the spaces vary, (Town Offices Building is fully in use 9 - 5 M -F, while the Cary Memorial Building typically has its biggest loads evenings and weekends) there are opportunities to take advantage of the load 50 Beharrell St Concord, MA 01742 P: 978 369 8978 diversity in system sizing. One could assume that the Town Offices Building and the Cary Memorial Building will never have peak occupancy (and loads) simultaneously. On the other hand, the system operating hours are greatly expanded, compared to either building, so a shared system will likely have increased stand -by losses and pumping energy would be increased. 6. Air conditioning loads in the Cary Memorial Building are driven by the use of the main Auditorium space. The current system is wholly inadequate. Acoustic issues prevent the use of the AC system during space use - the result is poor ventilation and poor temperature control. 7. The approach to the Auditorium should focus on a few key items. First, the ventilation and conditioning must match the use. The systems should not operate when the space is not in use, and ventilation should be modulated based on space needs. The use of CO2 sensors to modulate ventilation rates in response to space conditions is strongly recommended. Full ventilation is required at full occupancy, but in times of partial occupancy or use (a rehearsal for example) ventilation rates could be reduced, significantly reducing the energy use associated with heating or cooling the ventilation air. 8. Another way to reduce heating and cooling demand is to incorporate heat recovery in the auditorium system. A heat recovery system would allow ventilation air to be pre- heated or pre - cooled by the exhaust air leaving the space. This type of system, however, is more cost effective in consistently occupied facilities so its use for the auditorium would not be appropriate. A better solution would be to include an economizer cycle so that "free" heating and cooling can be used when outdoor temperatures are favorable, thereby reducing energy costs significantly. 9. Finally, the air distribution to the space must be reconsidered. The current distribution scheme provides inadequate distribution, and contributes to acoustic problems in the space. Additional supply points should be created, if possible, and the new air distribution system should be designed to minimize system generated noise, by increasing distances between fans and outlets, reducing duct velocities, and using duct silencers and acoustic duct lining where necessary. A displacement ventilation approach (using low level supply grilles) should also be tested for feasibility. 10.The acoustic issues created by the chiller present a serious acoustical challenge. The current proposal plans to reuse the existing chiller, but to provide additional acoustic treatment. We think this is prudent first step, but ultimately the chiller may have to be relocated and /or replaced. Replacing the chiller with a newer, high efficiency chiller would provide energy efficiency and acoustic improvements, and would also allow the phase -out of less ozone friendly refrigerant use. Another long -range option that we discussed would 50 Beharrell St Concord, MA 01742 Page 2 of 3 P: 978 369 8978 ■ be to use the chiller to create ice as the cooling source, thereby allowing the chiller to be turned off during performances without the loss of cooling capacity for the auditorium. 11. In our discussions, we considered briefly the idea of a small cogeneration system for the Cary Building / Town Offices Complex. Typically, we only see these as being cost effective when there is a large year -round hot water load, as there might be in a hospital, dormitory, fitness center, or similar. Cogeneration is not practical here. 12. We also briefly touched on possible building envelope upgrades. While any improvement to the envelope is helpful, the Cary Memorial Building's energy loads are driven primarily by occupancy and ventilation. Major envelope upgrades would require significant interventions to the interior of the building, and may conflict with the desired character of the spaces. These factors indicate that envelope improvements might be lower on the energy priority list than they would be at other facilities. 13. Lighting is an area where major improvements could be made. Some of the hard to reach lighting in the Auditorium would appear to be an ideal candidate for replacement with long -life LEDs. A detailed lighting survey was conducted separately during this study by another firm (see Available Light's report). 14. Replacement of the existing pneumatic controls with a modern digital control system is essential. 15. Through the Mass Save program, utility incentives are at an all -time maximum. The Town should begin discussions with their respective utility companies to identify incentive opportunities for this project prior to the start of design work. Unfortunately, the programs are not "rebate" programs - if the decisions have already been made, they cannot fund your energy efficiency strategies, no matter how worthy they may be. 16. We recommend replacement of the existing plumbing fixtures with EPA Water Sense rated fixtures. Fixtures that meet this standard have been recognized for their water efficiency and functionality, and are widely available from multiple vendors. We do not recommend "waterless" urinals and would instead suggest "ultra -low flow" urinals. These provide most of the savings available with waterless with none of the typical complaints or maintenance issues. 50 Beharrell St Concord, MA 01742 Page 3 of 3 P: 978 369 8978 JOHNSON ENGINEERING AND DESIGN, INC. 5 Elm Street, Suite 14, Danvers, MA 01923 E -mail: ejohnsonkjohnsonengineering.biz Telephone (978) 646 -9001 Facsimile (978) 646 -9002 February 9, 2011 Cary Memorial Building Electrical Report Existing Conditions JE -1820 The electrical system was upgraded, in part, during a building renovation in 2000. Much of the system is approximately 10 years old and is in good condition. Below is an explanation of the systems and associated recommendations. Service In 2000, a new high voltage line was routed below grade and feeds an oil filled, pad mounted transformer located adjacent to the building. Power cables are routed from the transformer, below grade, then rise up the surface of the building exterior and penetrate the wall into the back of the main switchboard. The main switchboard is located on the auditorium stage level and is rated 2000 amps, 120/208 volt, 3 phase, 4 wire. This switchboard provides power to the Cary Memorial Building and to the adjacent Town Hall building. Switchboard equipment should normally be in an enclosed room with a locked door so that only authorized personnel have access to the equipment. In the existing condition, access to the equipment is only restricted through the use of caution tape and a freestanding mesh screen. The switchboard should be relocated (or replaced if downtime is critical) to the basement electrical room for a more appropriate, safe and permanent solution. As part of that work, the pad - mounted transformer and underground electric service should also be relocated (or replaced if downtime is critical) in order to provide the required proximity to the switchgear. Generator A generator was installed in 2000 also and provides back -up standby power to the Town Offices Building and Cary Memorial Building. This generator cannot be technically classified as an "emergency generator" because it does not have a dedicated transfer switch for egress lighting and exit signs. Given the size, 230KW, with upgrading of the transfer switch /panel arrangement it could be classified as an "emergency generator ". Within Cary Hall, this would eliminate the need for wall mounted, battery type, emergency lighting fixtures and associated maintenance. Within the Town Offices Building, the stand -by generator is now essentially being used inappropriately as an "emergency generator ". This re- working of the transfer switch arrangement would also resolve this problem. Fire Alarm System The fire alarm system appears to be in good condition. A Simplex 4100 main fire alarm control panel was installed as part of the upgrading in 2000. Speaker strobe devices and pull stations are located throughout the building. Panelboards Panelboards, manufactured by Siemens, were installed in 2000 and are in good condition. Two (2) older (original) panels remain in Estabrook Hall. These two older panels along with a third abandoned panel in Estabrook Hall projector room should be replaced. One new panelboard is sufficient to replace these three panels. New branch circuit wiring, upgraded light fixtures, and switching should also be installed in Estabrook Hall. Branch Circuit Wiring In the year 2000 upgrade project it appears new branch circuit wiring was installed to most of the lighting fixtures. In Estabrook Hall this upgrading was not accomplished. New receptacles were installed at various locations as well with new branch circuit wiring, however, old wiring was left in place to existing receptacles. In the end, the building has both old and new branch circuit wiring and receptacles and for the most part new lighting branch circuits. Should the town desire, a detailed survey, which would require opening all receptacles, could be done to identify old branch circuits. These exact circuits would have to be documented and identified to accomplish a branch circuit upgrading. The existing older branch circuit wiring is beyond its useful life and we do recommend replacement, however, it is grandfathered as existing and is not mandated by code to be replaced. Utility Lighting The utility lighting in boiler rooms and back of the house areas appears to have been upgraded in the year 2000. New lighting fixtures are not required, but energy consumption could be reduced by replacing toggle switches with occupancy sensor switches. Many of the existing wall sconces have been connected to the stand -by generator. These could be reclassified as emergency lighting with electrical improvements to the generator room to enable removal of the wall sconces. Architectural and Performance Lighting Refer to the lighting and theater consultants' reports regarding architectural and performance lighting conditions with recommended improvements. ..............:::::::. .....:::: ::::::::::.::......::: AVAILABLE LIGHT 19 January 2011 Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 Existing Conditions - Auditorium: The lighting for the auditorium is comprised of two distinct systems, one for house lighting and the other for performance- oriented activities conducted on the stage area. Currently the performance lighting system consists of a single downstage lighting pipe (standard 1.5" OD schedule 40 black steel) with an electrical raceway housing and twelve 575watt ETC Source4 PAR theatrical wash fixtures attached to it. The pipe is attached to a hoist system, which allows it to be lowered to the stage deck level for focus and maintenance. The electrical raceway on the pipe is connected to an ETC SmartPak DMX (digital multiplexing) - controlled 12x2.4Killowatt dimmer pack mounted on the stage front wall and is accessible from the theatrical rigging fly rail catwalk. An ETC SmartFade DMX two -scene preset console is wired to the dimmer pack and provides the lighting level control for the fixtures on the downstage pipe. While there is a lighting fixture connected to each dimmer in the SmartPak, each dimmer is rated up to 1950watts per circuit. The current load on each dimmer is 575watts meaning there is electrical headroom for additional fixtures on the downstage lighting pipe. During our site visit, we discovered a Kliegl Brothers follow spot fixture located on the fly rail catwalk. Of note, not because the fixture should be counted in the performance lighting inventory, but because the fixture dates back to the 1950's and should probably be in a museum, a rare find indeed! The original building plans show a footlight position located at the front of the original stage structure. During our visit, we did not see evidence of this lighting position as perhaps it was abandoned. There appears to be no other performance lighting equipment in the facility. The location of the downstage lighting pipe is not ideal for the task it serves as the architecture of the proscenium area restricted where it could be located. This limitation forced the pipe to be located upstage of the temporary stage thrust, actually several feet in from the edge of the stage. The obvious problem this creates is the front of the stage area falls into darkness during a production. It is worth noting that without the temporary stage thrust installed, the downstage pipe would work well for the original stage layout. Currently, there is no other permanent front lighting position available in the auditorium. The architectural lighting system, hence referred to as the house lighting system, consists of several different lighting elements located throughout the auditorium. Decorative pendant fixtures hang over the balcony seating area. It appears this fixture has two lamp chambers, one in the main body lantern section and another located on the underside of the fixture that would provide a downlight component. Currently, only the lantern section of the fixture is lamped. Located in the ceiling structure are five rows of bare medium -base lamp sockets mounted in a decorative plaster flower. We were informed that each row of sockets are wired as three individual circuits that share a common electrical neutral, this is important to note as we discuss BOSTON NEW YORK 10 Derby Square #3 Salem MA 01970 T: 978.744. 6800 F: 978. 744. 6836 Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 the dimming system later in this report. It was observed that a notable amount of lamps in the rows appeared to be burned out. Located in the center of the auditorium is a beautiful pendant mounted chandelier that is attached to a cable system that lowers the fixture to floor for maintenance. The final house lighting element in the auditorium is the surface mount fixtures, a decorative medallion with three exposed lamps, located under the mezzanine balcony. Light level readings taken at chair level in the center of the auditorium with all of the house lighting at full measured 12 foot - candles. The rows of lamps sockets and the chandelier are providing nearly all of the house lighting illumination. All of the lighting fixtures that comprise the house lighting system are lamped with self - ballasted compact fluorescent lamps (CFL) rated at 13watts according to the facility maintenance supervisor. The dimming system that controls all of the house lighting is located on the V, stage right wall adjacent to the electrical panels. The dimming system is ` compromised of individual wall -box dimmers, mounted on a plywood board, wired to the various lighting elements described above. This style of dimmer is convection cooled and requires some space to dissipate its heat. The manner the dimmers are mounted puts them in direct proximity to one another and creates a potential heat related hazard. It was observed that many of the dimmer's sliders were broken off, creating a less than safe method of operation. The most significant issue with the dimming system stems from the fact the CFL lamps described above, except for the chandelier no lamps, are not rated for dimming. As noted earlier, there appear to be many House Lighting lamps that are burned out and we suspect that a prime contributor for that Wall Box Dimmers is having them connected to a dimmer that is used to "turn on and off' the lamps. The act of raising and lowering a dimmer manually, no matter how fast it is done, cannot replicate the action of a switch. The electrical ballast in the CFLs do not want to see changing line voltage that results from raising and lowering the dimmer, in addition to the possibility of a dimmer not being set at its full level by the operator, all cause undo electrical stress on the lamp resulting in premature failure. A second concern regarding the dimming system and rows of CFLs is the shared electrical neutral wiring scheme mentioned earlier in this report. This wiring scheme is common and electrically sound except where dimming is used. Sharing neutrals in a dimming system can create unbalanced phases in the electrical feeds resulting in overheating of conductors and a generally unsafe situation. A general observation of the existing lighting condition in the auditorium is the "quality" of the light, and that seems to be less than pleasing due the fluorescent lamps that are used in the space. It was noted during our meeting that the current house lighting system and light levels seems to be adequate for the Lex Media's video operations. www, a va "lab le light. com Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 Existing Conditions- Lobby, Meeting Rooms and Circulation Spaces: The lobby of the Cary Memorial Hall building receives a fair amount of natural sunlight through the glass windows located above the main entrance doors. The amount of sunlight obviously varies throughout the seasons and time of day. At the time of our visit a good amount of natural light was filling the main lobby area. As with the auditorium, replacement fluorescent lamps have been used in all of the original lighting fixtures. Linear fluorescent fixtures are mounted in architectural coves located at the base of the barrel vault lobby ceiling, Barrel Vault Lobby Ceiling providing an effective wash of illumination that is reflected off the ceiling to fill the volume of space. A prominent art piece located in the center of the wall opposite the entrance is lit using adjustable low - voltage MR16 fixtures. It appears that the fixtures are located fairly close to the art, creating a rather steep lighting angle, which is less than ideal for viewing. It also appears that there are no filter lenses in the fixtures that would filter out harmful ultraviolet light energy that fades and degrades art over time. This is standard practice when illuminating artwork. There is an artwork portrait located in the west lobby that is illuminated via a surface mounted fluorescent picture light fixture. The fluorescent source does not render the artwork very well and, with no UV protection, will degrade and damage the portrait over time. Apparently sometime in the not too distant past the lobby area must have been used for a different task other than as a lobby because surface mounted fluorescent prismatic "wrap around" fixtures have been installed in the ceiling of some of the lobby areas. The layout of the fixtures does not seem to relate to much, architecturally speaking, in the lobby as it is now. In addition to being out of architectural character with the lobby, they provide a considerable amount of glare creating a less than pleasing environment. Both the Civil and Legion meeting rooms are lit using pendant mounted linear direct /indirect fixtures, standard practice for the type of space. It is noteworthy that the fixtures have separate, discreet lighting compartments for both the direct and indirect lighting components, not uncommon, but these fixtures are not wired or switched to take advantage of this feature. The Bird Room is lit using the original pendant mounted chandeliers with CFLs. The amount of light is adequate although the quality of the light is less than ideal and there is no opportunity to dim the lighting in the Bird Room to suit whatever user or function that might request it. The Bird Room does have access to natural light via the South facing windows, which during daytime events is a nice supplement to the CFLs. The Ellen Stone room is lit much like the Civil and Legion rooms but with a contemporary linear direct /indirect fixture that lacks the aesthetic of the its counterparts. During our visit, we were not permitted in the Estabrook Hall due a function being held in the space. www.ava,'IabIefight.com Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 The circulation spaces such as Stairs A, B, C, E & D (as labeled in the 1926 architectural drawings) and the East and West corridors are lit using the original facility fixtures with CFLs lamps, which provide adequate illumination but certainly change the intended aesthetic. Some of the original fixtures were designed in a fashion that a point source, i.e. a clear incandescent lamp, would cast shadows from the fixtures structure outward either on the ceiling or the floor becoming part of the aesthetic. CFLs are not point source lamps and the effect is not delivered in the same fashion. The Back -of -House and Storage areas are lit using surface mount and recessed linear fluorescent fixtures, which are both adequate and appropriate for the task. Original Lighting Fixture w/CFLs Suggested Treatments To Consider For The Auditorium Lighting Systems Architectural (House) Lighting System: • Consider new appropriately sized DMX- controlled dimming and control system that consolidates both the architectural and performance lighting systems of the auditorium envelope into one single control environment. Typical system components may include; DMX- controlled dimming system capable of multiple dimming loads and future expandability, programmable /preset DMX lighting console, stage manager's panel and secure lighting preset stations located at selected entrances. • Consider new recessed incandescent down -light fixtures in existing ceiling structure to function as the primary house lighting layer wired to dimming system. • Consider de- installing CFLs from rows of decorative lamp sockets located on ceiling structure. Re -wire sockets to eliminate shared electrical neutrals among the existing circuits and reconnect to new dimming system. Replace compact fluorescent lamps with 25- 40watt clear incandescent lamps. The intended result is to relieve this lighting element of the burden of providing the entire house light duty. The lighting element would then be restored to become again part of the classic architecture creating a beautiful, shimmering necklace of light that is fully dimmable. • Consider replacing the CFLs in the decorative fixtures located underneath the mezzanine balcony with appropriately rated clear incandescent lamp and connect to new dimming system. • Consider de- installing, inspecting and cleaning existing decorative pendant fixtures. Replace frayed or damaged cloth wiring. Re -lamp fixtures with appropriately rated clear incandescent lamp and connect to new dimming system. www.ava,'IabIefight.com Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 Performance Lighting System: • See first bullet point in the Architectural lighting system. • Install lighting pipe at mid -stage and upstage positions to match existing downstage lighting pipe. Pipes to be equipped with appropriate quantity of theatrical framing projectors and wash fixtures and connected to new dimming system. • Consider theatrical lighting fixtures and truss for side lighting positions on stage, when required and connect to new dimming system. • Consider installing a pipe for cyclorama and ground row fixtures to light cyclorama, when required, and connect to new dimming system. • Consider locating and installing front -of -house lighting positions at the back -of -house on both sides of the facility adjacent to balcony entrances. Provide appropriate quantity of theatrical framing projectors and wash fixtures and connected to new dimming system. • Consider procuring appropriately sized follow -spot fixture to be operated from location adjacent (left or right) of the control booth. • Consider communication system between control booth, stage manager and follow -spot operator. • Consider adding stage "worklight" fixtures over the stage area, separate from the performance lighting but under control of the stage lighting control system. • Consider or at least plan for a 200amp 3 -Phase 208V power feed (generally referred to as a "company switch ") with disconnect located on one of the stage walls. Suggested Treatments To Consider For The Architectural Lighting Systems Main, East & West Lobbies: • Consider replacing the accent fixtures that illuminate the large piece of artwork directly opposite the front entrance doors with an LED source. LED's produce little to no ultraviolet or infrared components in the beam of light, which is harmful to both art and textiles. Alternately, consider installing ultraviolet filters in the existing accent fixtures to protect the artwork from further degradation. (The best option to protect the painting from harmful UV energy is to place it behind UV treated glass in order to protect if from other light sources in the space that can contribute to the painting's degradation.) • Consider retrofitting linear fluorescent fixtures in architectural coves with dimming ballasts. • Consider replacing the CFLs in the existing fixtures with line - voltage dimmable CFLs. • Consider installing appropriately sized dimming system with automated control features such as astronomical clock, remote accessibility and scheduling capability. The dimming and control system should be able to interface occupancy sensors. • Consider removing the surface mounted fluorescent "wrap" fixtures located in the East and West lobbies and replacing them with an array of recessed CFL or LED downlights. www.availabIefight.com Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 • Consider replacing the surface mounted linear fluorescent picture light that illuminates the portrait in the West lobby with a linear LED technology picture light. Alternately, consider installing a UV filter over the existing fluorescent lamp to protect the artwork from further degradation. (The best option to protect the painting from harmful UV energy is to place it behind UV treated glass, as there are other light sources in the space that can contribute to the painting's degradation.) • Consider adding a recessed CFL or LED down light or wall sconce at the elevator entrance adjacent to Stairs E. The existing condition would not pass current building codes. • Consider adding a frosted pane of glass to the underside of the facility's original surface mounted luminaires. Additionally, replace /repair broken panes of frosted glass in these fixtures where needed. Elevator Adjacent to Stairs E W Repair Original Surface Mounted Fixtures Meeting Rooms: • Consider replacing multiple out - dated, pendant- mounted, linear fluorescent fixtures with a single, more efficient, dimmable T8 fluorescent lamp version in the Civil, Legion and Ellen Stone Rooms. The fixture should be located directly over the conference room table. C • Consider adding six recessed 26watt CFL down light fixtures Preset DimminglController in the Civil, Legion and Ellen Stone Rooms. • Consider adding a small preset dimming /controller to each meeting room and, if integral Audio /Visual systems are considered for the meeting rooms, then connect the dimming system to the A/V system allowing a single point of control for both. The preset /dimming controller can utilize occupancy sensor technology to automatically turn lights on or off. • Consider, alternatively, installing manual on /automatic shut -off lighting switches in all of the meeting rooms. This type of switch requires a user to manually turn on the lights and utilizes occupancy sensor technology to keep them on until the area is vacated, automatically shutting them off after a pre- defined time period has elapsed. • Consider adding a surface mounted or recessed dimmable linear fluorescent wall -wash fixture (8' long) to the North wall of the Legion Room. This will provide for a type of "white board" area making the room more flexible (appealing) for presentations or work groups. www, a va "lab le light. com Donald W. Mills, RA, LEED AP Mills Whitaker Architects P. 0. Box 750089 Arlington MA 02475 • Consider adding surface mounted dimmable linear fluorescent uplight fixtures along the North and South walls of the Bird Room just above the wood molding treatment. This allows the ceiling to act as light reflector, evenly distributing illumination throughout the space. Along with this scheme, consider replacing the CFL lamps in the existing chandelier fixtures with 40watt incandescent lamps. Utilizing the preset dimmer /controller, discussed earlier, the two lighting layers would be able to accommodate a wide range of events from morning breakfast meetings to black -tie dinners! • Consider replacing existing CFLs in the original fixtures in Estabrook Hall with line - voltage dimmable CFLs. Utilizing the preset dimming /controller, mentioned above, and wiring the original wall sconce and ceiling- mounted fixtures as separate dimming circuits, will create multiple layers of illumination. This flexibility will increase the potential uses for this space. Circulation & Back of House Spaces: • Consider replacing surface mounted fluorescent "wrap" fixtures with an array of recessed dimmable 26watt CFL or LED downlights in the Basement Lobby. • Consider replacing CFLs in existing ceiling surface mounted decorative fixtures and decorative wall sconces with appropriately rated incandescent lamps in the Basement Lobby. • Consider adding a small preset dimming /controller to the Basement Lobby area. We understand the Basement Lobby area is used for coat check during performances in the Auditorium. It would be of value, and common practice in similar venues, to be able to control lighting in areas outside of the performance space in conjunction with the performance lighting. An example of this would be to slowly rise and lower the lights in the coat check area to announce "five minutes to show time." A data link between these two lighting control systems would provide this kind of opportunity. • Consider adding automated lighting controls with occupancy sensor technology to all public bathrooms in the facility. www.availabIefight.com Acentech Incorporated Telephone: 617 - 499 -8000 33 Moulton Street Facsimile: 617 - 499 -8074 Cambridge, MA 02138 E -mail: postbo*acentech.com • F A TM 1 February 8, 2011 Donald W. Mills Mills Whitaker Architects P.O. Box 750089 Arlington, MA 02475 Via email: donmills @millswhitaker.com Subject: Acoustics Evaluation and Recommendations Isaac Harris Cary Memorial Building Lexington, MA Acentech Job No. 621011 Dear Don: This letter summarizes our observations and acoustical measurement results of the Cary Memorial Building in Lexington, MA, and includes recommendations for ways to improve the acoustical characteristics of the facility in support of the various events that take place there. This letter is our final report of the current study phase, and updates a previous draft dated December 1, 2010. INTRODUCTION We met with a small group of facility users in the Cary Memorial Building's Auditorium on November 17, 2010. The group included representatives from the Lexington Symphony (who regularly performs there), Lex Media (who regularly records a wide range of events there), a quilting group (who has an annual show there), and some city officials (with experience at Town Meetings and a range of other events throughout the building). Several significant observations regarding the acoustics of the building surfaced during this meeting: 1. The acoustics of the Auditorium are appropriate — if not excellent — for unamplified performances by the Lexington Symphony and other musical ensembles. This is not to say that the acoustics could not be improved — for example, improvements to the orchestra shell were discussed — but all agreed that the Auditorium seating chamber is beautifully supportive of unamplified music. 2. Intelligibility of amplified speech is poor for most events. Users disagreed about whether this was primarily due to operator error (inappropriate mouth -to- microphone distance, inexperienced sound board operator, etc.) or the fault of the amplification system itself, or some combination thereof, but all agreed that speech intelligibility in the Auditorium is difficult. 3. Audio recording capability in the hall is cumbersome to operate and its use is poorly coordinated among user groups. 4. The mechanical systems are far too noisy. Generally users disable the HVAC system during performances. The clanging noise of the steam radiators may be the biggest noise Architectural Acoustics Audiavisual and Sound System Design IT Infrastructure Noise and Vibration Control Environmental and Industrial Acoustics Donald W. Mills February 8, 2011 Page 2 problem; other noise concerns include the fan and airflow noise from the ducted mechanical system and the noise from the chiller in the house -left balcony seats. 5. Sound isolation throughout the building is a problem. Noise from the Lobby is clearly audible in the Auditorium, and in the Ellen Stone room located just off the lobby. Noise from Estabrook Hall and other spaces below the Auditorium are also audible, typically via the stairs and Lobby. Activity in the former dressing rooms (below the stage) is clearly audible on stage (via the trap doors as well as the stairs at the rear and sides of the stage). As summarized below, our own observations and measurement results support these observations. MEASUREMENT RESULTS AND OBSERVATIONS We visited the Cary Memorial Building on November 23, 2010, to measure a variety of acoustical parameters in the Auditorium and meeting rooms. This section summarizes our measurement results in four categories: (1) room acoustics, (2) speech intelligibility through the Auditorium sound system, (3) background noise levels, and (4) sound isolation. Ia. Room Acoustics —Auditorium We measured Reverberation Time (RT)' at six locations throughout the Auditorium. As expected, RT was fairly consistent throughout the main volume of the room. The average mid - frequency2 RT of the Auditorium (unoccupied) is approximately 1.8 seconds. Given the volume of the room its seat count, this RT is highly consistent with the excellent reputation the room enjoys for unamplified classical music — concert halls typically have an RT of 2 seconds or so, and it is appropriate that a smaller "concert hall" like the Auditorium have an RT that is slightly less than 2 seconds. In addition, the RT rises in the low frequencies (about 2.3 seconds at 125 Hz), which contributes to a very pleasant `warmth' in music halls. Generally speaking, a shorter RT is desirable for speech, because the reverberance can muddy intelligibility. We discuss this at greater length in the RECOMMENDATIONS section below. lb. Room Acoustics — other spaces We also measured RT in some of the other spaces at the Cary Memorial Building. Estabrook Hall is a medium -sized single- height meeting space with a small end - stage. We measured a mid - frequency reverberation time of 1.0 to 1.1 seconds in this space. For a space that is primarily for speech but is also used for music ensemble warm -up and a range of other events, the RT is in an acceptable range. We discuss ways in which the room might be improved in the RECOMMENDATIONS section below. ' Reverberation Time (RT), measured in seconds, is defined as the amount of time it takes for an impulsive sound to decay by 60 decibels (essentially to inaudibility). A large room with hard surfaces (like a cathedral) will have a long RT, while a small room with absorptive surfaces (like a recording studio) will have a short RT. 2 Average of 500 and 1,000 Hz octave bands. Acente& Donald W. Mills February 8, 2011 Page 3 We also measured RT in the Bird Room, an attractive 1.5 -story meeting space on upper level of the Cary Building. The room has a carpeted floor, wood panel and GWB walls, and a plaster ceiling. The RT is approximately 1.5 seconds. Generally speaking this may be a bit longer than ideal for speech, but because of the added ceiling height, fairly generous floor plan, and controlled background noise, the room works fairly well for speech as it is now. Room acoustics in the remaining meeting rooms are reasonably under control acoustically — none is particularly large and all are carpeted (and the Ellen Stone room has an ACT ceiling). All of the rooms have some degree of "boominess ", due to sound reflections between the hard, parallel wall surfaces. These rooms could all be improved for meetings (and teleconferences most especially) by locating some sound- absorbing materials on the walls and ceilings, as discussed in the RECOMMENDATIONS section below. Finally, the Lobby is extremely reverberant and loud. Activity in the Lobby is clearly and loudly audible in the Auditorium and meeting spaces partly due to poor sound isolation (as discussed in part 4 of this section, below), and also partly due to the reverberant and noisy nature of the room. Carts on wheels make a great deal of noise on the uneven floor surface, and because there is no sound- absorbing treatment in the space, noise easily reverberates around the Lobby. 2. Sound System — Auditorium Speech intelligibility can be characterized numerically using a metric called Speech Transmission Index (STI). Values of STI range from 0 (poor) to 1 (perfect), and the following interpretation of STI values is standard: STI Intelligibility < 0.30 Bad 0.30 to 0.45 Poor 0.45 to 0.60 Fair 0.60 to 0.75 Good > 0.75 Excellent STI is measured by playing a standardized signal through a sound source (in this case, the currently installed distributed amplification system in the Auditorium), and measuring the fidelity with which that signal is transmitted to a listening location using a microphone connected to a computer with appropriate analysis software. We measured STI through the sound system in nine locations throughout the Auditorium. The results are mapped in the attached plan mark -up of the room. The average STI value across the various measurement locations was 0.49, indicating "fair" speech intelligibility in the room on average — seven of the nine measurement locations fell within the "fair" range, and one in the "poor" range. Only one location measured STI higher than 0.60 — under the balcony at the rear, where seats are very close to loudspeakers located at the sidewalls of the under- balcony. This one "good" result is actually somewhat misleading: STI does not account for directivity in any way. Individuals sitting under the balcony may have (relatively) "good" speech intelligibility, but speech in these locations sounds as if it is Acente& Donald W. Mills February 8, 2011 Page 4 emanating from the sidewalls, rather than from the stage — there is a disconnect between what the eyes see (the speaker on stage) and the ears hear (from the loudspeaker to the side). Our STI measurements were made using the CD player built into the system in the control booth; therefore, these measurements do not account for faulty or poor quality microphones, misuse of the microphones, or other similar problems that may further degrade speech intelligibility. Further, our measurements were made with the HVAC system switched off — with the added background noise of the HVAC system, these STI values would be still lower than the results reported here. 3. Background Sound Levels A low background sound level is critical in a performance and presentation space like an Auditorium. Excessive background noise can distract the audience from the performance, it can mask the audibility of subtle musical textures and overtones, it can reduce speech intelligibility, and it limits the possible dynamic range of the performer (e.g. the soloist can't perform as quietly and subtly as he or she might wish). In meeting rooms, background noise levels need not be as low as performance spaces, although excessive noise still must be avoided so that individuals can hear one another without straining or having to shout. Lower background noise levels are recommended for meeting rooms with teleconference or videoconference capabilities. In a music performance venue, our goal is to limit the noise as much as possible — to achieve a background noise level as close to the threshold of hearing as possible, and certainly less than an NC3 rating of NC -20. In a meeting room, NC -30 or even NC -35 is acceptable so long as the noise source is fairly neutral (doesn't include tones or other annoying characteristics). We measured the background noise level in the Auditorium under a variety of conditions, and in several other locations elsewhere in the Building. Our results are summarized below. Space Operating E ui anent Background Noise Level Auditorium Supply fan, exhaust fan, and boiler NC -40 Exhaust fan only NC -30 Chiller only (under limited operation: cold weather) NC -37 in house -left balcony; NC -33 at orchestra level Chiller and supply AHU NC -40 No Auditorium equipment; only lights, and equipment serving adjacent spaces NC -25 (controlled at 125 Hz - see attached graph) Downstairs Lobby Fan coil unit in ceiling NC -50 Estabrook Hall Radiator hiss, Lobby fan NC -32 Civil Room FCU on high NC -47 FCU on low NC -35 Bird Room 2 FCUs, each on low NC -37 Legion Room FCU on high NC -50 FCU on low NC -37 3 "NU stands for Noise Criteria — a standard measure of background noise levels in buildings, based on a series of curves that represent typical noise spectra created by HVAC systems. Acente& Donald W. Mills February 8, 2011 Page 5 For additional detail, we have attached a graph showing the frequency characteristics of background noise levels in the Auditorium plotted against the standard NC curves. It is particularly notable that even with no mechanical equipment operating, the levels in the Auditorium remain at about NC -20 at most frequencies (quiet, but by no means silent), and in the 125 Hz octave band the levels jump to the NC -25 level. We attribute this noise to buzzing lights, exterior noise (e.g. traffic), and systems serving adjacent spaces (e.g. the Lobby). When systems in the Auditorium are running, the space is far too loud. Keep in mind that these measurements do not account for the banging and clanging of radiators that we understand to be an additional problem in the space. The chiller outside does not have condenser discharge attenuation stacks or loaded -vinyl wraps around the compressors. The supply AHU is very near the outlet and creates significant noise. The exhaust fan, while quieter and more remote, also produces audible noise in the space. We discuss concepts for reducing this noise in the RECOMMENDATIONS section below. In the meeting spaces, background sound levels were considerably more acceptable in the "low" setting than on "high ", although noise from the fan coil units (FCUs) was still generally higher than desirable. This was particularly the case in the Civil Room, where the FCU sounds as if it requires repair (rattling noise from the grille) — the noise in the Civil Room, while no louder than in other rooms, was considerably more annoying due to the character of the sound. 4. Sound Isolation We observed the sound isolating performance of the existing constructions at a number of adjacencies in the building. The overwhelming conclusion we reached is that doors represent the most significant weakness in the constructions, permitting sound to travel fairly easily between spaces. We observed poor isolation between the Lobby and the Auditorium, due to the lack of seals (and vestibules) at the entrances. A similar problem occurs at nearly all of the meeting rooms — the doors are unsealed and provide very little sound isolation from the Lobbies, or between the rooms and the Auditorium. In addition, the weakest path for sound traveling between Estabrook Hall and the Auditorium is not via the floor, but rather through the lobbies, up the stairs, and through the ungasketed doors. Similarly, the sound isolation between the stage and the former dressing rooms below is highly compromised by the stairs at the rear and sides of the stage. Doors to these stairs are not particularly heavy and not well sealed. This adjacency is further compromised by the presence of trap doors in the stage floor. Because of these, this room is essentially a trap room, not a dressing room — we expect simultaneous use of the stage and the trap rooms to remain difficult if not impossible for anything but the quietest activities downstairs, unless upgrades are made. RECOMMENDATIONS Our recommendations are organized in the same fashion as the MEASUREMENT RESULTS AND OBSERVATIONS section above. Ia. Room Acoustics —Auditorium As a guiding principle, any changes to the Auditorium should do no harm to the excellent acoustical qualities of the room for music performance. With that in mind, we can imagine at least two ways in which the room might be improved: Acente& Donald W. Mills February 8, 2011 Page 6 1. A movable /adjustable concert shell on stage that improves ensemble listening conditions as well as further "cuts off' the volume of the stagehouse; and 2. Fully removable sound- absorptive treatment for speech -only events. Regarding the first, we expect that a stage enclosure with rigged overhead canopy elements as well as movable towers (possibly a bit taller than the existing Wenger Legacy shell elements) would improve ensemble communication, orchestral balance, and overall projection. To be usable, the shell must be flexible, able to accommodate a range of ensemble sizes, and removable for non -music events. Such an upgrade would significantly improve the acoustics of the space for existing functions such as orchestra and choral concerts and rehearsals. A range of off -the -shelf products are available (e.g. the Forte shell by Wenger, or similar products by Secoa and others), or a custom shell could be built; during design, we can help specify the most appropriate shell constructions. Regarding the second: while it is impractical to track curtains or banners in and out of the room every time an announcement is made, it is also true that for events that are speech only (lectures, town meetings, most drama productions), additional sound- absorbing treatment will improve speech intelligibility in the room, even with an improved sound system. Such treatment must be fully removable from the space (or stored within an appropriately designed pocket, or similar), so that the acoustics of the space in its current form can be maintained for musical events. Such removable treatments could be vertically tracking banners or shades, such as the AcouStac system (cut sheet attached), horizontally tracking velour curtains, removable panels or hung curtains, or other systems. The treatment would be most effective on the rear wall (above and below the balcony) and on the sidewalls (in front of and in between the windows). Should the Town elect to move forward with this scheme, we would be happy to develop the design further. lb. Room Acoustics — other spaces The highest priority in improving the room acoustics of spaces outside the Auditorium is to introduce sound- absorbing treatment to the Lobby. We recommend that the entire Lobby ceiling be finished with a sound- absorbing material. A wide range of products exist that would be appropriate for this application: many of them plaster -like in appearance, smooth, monolithic, and able to form to curved surfaces. There are troweled surfaces such as StarSilent and Baswaphon; stretched - fabric surfaces like Clipso or Eurospan, and other more panelized solutions. We have attached a list of manufacturers of fairly monolithic sound- absorbing materials appropriate for this application. In addition, we recommend that sound- absorbing treatment be located on at least 30% of the wall surfaces in the Civil, Legion, and Ellen Stone rooms, arranged to avoid parallel hard surfaces. Such treatment will reduce flutter echoes and boominess in the rooms and significantly improve the intelligibility of speech across a teleconference or videoconference connection. Where teleconference using a tabletop telephone is a significant expected use, a sound- absorbing ceiling treatment (opposite the telephone) should be utilized in addition to the wall treatment. Otherwise, a sound- reflecting ceiling is of some benefit acoustically, aiding communication across the conference room. Acente& Donald W. Mills February 8, 2011 Page 7 2. Auditorium sound system Based on the feedback we have received from users, perhaps the highest (acoustical) priority in upgrading the facility is to make improvements to the speech reinforcement system. Our measurements clearly indicate that there is ample room for improvement. A range of technologies and design approaches are available to deliver speech and other audio programming to the audience without inducing the full reverberance of the room that hinders speech intelligibility (e.g. line array speakers, or certain distributed systems). The design of such a system must be done with care, with knowledge of the acoustical behavior of the space. In addition, we understand that there are significant concerns regarding the audio and visual recording capabilities of the room's system, and the usage of those capabilities. There have also been concerns raised regarding the assistive listening system in the room. The audiovisual program and design for the Auditorium is the subject of further study. The various usage requirements and the acoustics of the room demand that great care be taken to ensure an appropriate and sensitive system design. 3. Background Noise Levels The high background noise levels are a major concern in the Auditorium. Several steps are required to address this concern. In approximate priority order: 1. Replace the radiators with a heating system that does not bang. 2. Address noise from the supply air system. This will require several steps, because noise from this system enters the Auditorium in several ways: a. Reduce airborne noise transmission from the fan — The most effective way to do this is to relocate the fan to a more remote location. Alternatively, it may need to be enclosed in some manner. b. Reduce the structurebome noise transmission of the fan — To address structure - borne noise, it will probably be necessary to put the fan on spring isolators, especially for the supply fan. All duct penetrations through the walls should be soft with insulation, and well sealed with caulk. c. Reduce the ductbome fan noise — To reduce the transmission of fan noise down the duct stream, a sound attenuator may be required. It may also be possible to replace the fan with a quieter model. The redesign may require new or rerouted ductwork, possibly with significantly greater length. d. Reduce airflow noise — This may require new, larger ducts to reduce airflow velocities, depending on the type and capacity of the new supply fan. (From a mechanical standpoint, there may be a desire to improve the supply air distribution in the room, rather than have all the air emanate from over the stage extension. If so, we can advise the mechanical engineer on an appropriate duct layout and design to control noise.) e. Make sure the supply duct (if there is a duct and not just a shaft) is not indirect contact with the rest of the building Acente& Donald W. Mills February 8, 2011 Page 8 f Stiffen the supply and return ducts (since they are so large) by using double wall constructions or thicker gauge sheetmetal. 3. Attenuate the chiller noise with compressor wraps and condenser fan attenuation stacks, if possible. Also, provide suitable storm windows on the balcony level. 4. Improve sound isolation to reduce the audibility of mechanical systems serving other spaces, as discussed below. Attenuate the exhaust fan noise using the same principles as those discussed for the supply air system (item 2). 4. Sound Isolation The existing doors are mostly historic, solid wood panel doors that (for historic preservation) should not be replaced. We strongly recommend that full perimeter gaskets be added to the doors of the Auditorium and all meeting rooms, including auto drop seals at the door bottoms and an overlapping astragal at double doors. A cut sheet from National Guard Products showing appropriate acoustical door hardware is attached; similar products are available from Zero International, Pemko, and others. If it is possible to add vestibules to the main entrance to the Auditorium from the Lobby, this will be the most reliable and effective way to improve sound isolation; in addition, it will reduce the distraction from late arrivals and early departures. I trust this report provides you with the information you require at this time. If you have any questions about this report, please do not hesitate to contact me directly at 617.499.8086. Sincerely yours, ACENTECH INCORPORATED Benjamin E. Markham, LEED AP Senior Consultant in Acoustics CC: Ioana Pieleanu, Rose Mary Su — Acentech Encl.: Plan mark -up showing STI measurement results Auditorium NC chart Cut - sheets — AcouStac, National Guard Products Manufacturer list of monolithic acoustical treatments J:A621xxx \6210xx \621011 -Mills Whitaker - Cary Memorial Auditorium \Measurements 11- 23- 2010A2010 -12 -1 - bem - Acoustics Report -Cary Memorial Building.docx Acente& SOUND TRANSMISSION INDEX (STI) RATINGS AT VARIOUS LOCATIONS INDICATED IN BLUE TEXT. SEE ACENTECH REPORT DATED DECEMBER 1, 2010 FOR MORE INFORMATION. I 6 I { I I I I 0.48 I � { f I I i s �. 1..... - -- - - - - -- - -- - -- - -...- .1. O.fiT ._..- _ - _ - - _ - }}--� W Sound Transmission Index (STI) - Existing First Floor Measured by Acentech; See Report of December 1, 2010 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page STI -1 SOUNDTRANSMISSlON INDEX (STI) RATINGS !1[1 AT VARIOUS LOCATIONS INDICATED IN 9LUE TEXT. SEE ACENTECH REPORT DATED DECEMBER 1, 2010 FOR MORE INFORMATION. ---- ---- - - - --- -- -- -- s s I I - I - 0.49 . I i i I I _ 7 s 0.51 ) I 1 I 1 L I 0.45 I —71 1 0.42 I i o o € 1 t Sound Transmission Index (STI) - Existing Second Floor Measured by Acentech; See Report of December 1, 2010 Cary Memorial Building Evaluation Mills Whitaker Architects LLC Lexington, Massachusetts Page STI -2 01IR - 70 W:IIN i 50 ! 40 =ism 20 M 0 + 31 NC graphs.xls 12/1/2010 0 Auditorium - chiller & AHU on Auditorium - exhaust fan only (Auditorium - all Auditorium mechanical systems off. Noise sources include buzzing lights and systems serving adjacent spaces (Auditorium - supply fan, exhaust fan, and boiler on Figure 1 Background Noise Levels Cary Memorial Auditorium NIC 65 63 125 250 500 1000 2000 4000 8000 dBA Octave Band Center Frequency, Hz '=00� I = a • The dcouStdc "m, a motorized, adjustable acoustical system, meets the performance requirements of concert halls, auditoriums, theatres and a variety of other applications utilizing paired, retractable fabric panels. In today's marketplace where multi -use spaces are becoming the norm, the dcouStdc "m is the answer. The dcouStdc` is custom made in a wide variety of fabric colors. Fabrics are removable for replacement, cleaning and equipment maintenance. The dcouStdc "meets stringent sound coefficients required by Architects, Acousticians, Theatre Consultants and their clients. 2006 LIVEDESIGN I NT E R NATION A L Product Of The Year Stage Rigging Sizes: Up to 25' wide Up to 30' tall Speed: 14 FPM Control: Single & Multiple Pan( PLC Contr Up to eight(8) f CONTACT US FOR A FREE QUOTE See reverse for specifications Fabrics: rs of 24 oz. Wool Serge °rs of 24 oz. IFRVelour Drives: 120VAC single phase 208VAC 3 phase Made in the USA acouSfiac`m patent pending variable acoustics bi �111111111!jIi ! e 2.0 Variable Acoustics Banner A. General The Variable Acoustics Banner shall consist of double layered retractable panels operated by a motorized lineshaft hoist and a PLC based control system with multiple presets. B. Hoist Hoist shall be 208v 3phase or 120v I phase. Motor capacity shall include a 1.25 impact factor. Motor output rpm shall provide a curtain travel speed of no less than 14 fpm. Each hoist shall be supplied with an integral frame which also supports the drive shaft, drums, banners and enclosure. The frame shall be constructed to allow easy removal of the banners for cleaning and motor service. The frame shall be bolted or welded to building structure. Drums shall be sized with a d/d ratio of no less than 1:28. The drums shall be connected to the gearmotor via a full length drive shaft and supported by self aligning flange bearings. The liftlines shall be galvanized aircraft cable or nylon webbing. The control system shall allow for the operation of an individual panel or operation of all panels at one time and multiple presets. In addition, the limit switches shall provide up /down positions and have overtravel protection. The control panel shall be wall mounted. An on /off keyswitch, ''power on'' indicator light and emergency stop shall also be included. C. Banner The fabric shall be 24oz.Wool Serge or 24 oz IFRVelour in a color selected by the Architect. The banner panels shall have 0% fullness. Two panels shall be constructed with horizontal seams supported by a rigid wafer. At each seam, the wafer shall be the full width of the panels. The wafer shall separate the two fabric panels at an equidistant spacing over the full height and width of the panel. Banner shall be wide by tall. Variable Acoustics Banner shall be ''acoustac'' as manufactured by Pook Diemont & Ohl, Inc., Bronx, New York. National Guard Products, Inc. 1- 800 - 647 -7874 Automatic Door Bottoms Surface- Neoprene :, 420NA 420NB 420NDKB N /8" ax. �op Panic Thresholds Page 48 Sliding Door "ADB" 097 Walls neopren 421 NA 421 N B 421 NDKts SURFACE Page 11 N N 7/8" Max. 1 8135 .60 lbs. /ft. 8135DKB .60lbs. /ft. T Typical Wall .115 N 7 � 1 3 3/4" Mortise- Neoprene 1 15/1 ' 6" = 422N Bumper Gasket Bumper gasketing is used to provide a seal against the door and increase the weather resistance of the threshold. Page 19 95ODKB Ib 50tlbs. /ft. T Typical Wall .078 1/2" 1174"1 5" Excellent for use with an automatic door bottom. io N c NGP 1997 National Guard Products, Inc. Astragal /Meeting Stile Gasketing .� neoprene 1 09N 094" 109NB #6 x 1" - #6 x 3/4" stainless steel 109NDKB sheet metal screws furnished. �— 1 1/4" —� T 3/16" 1, 146NA neoprene 146NB neoprene 146NDKB neoprene 146VA vinyl 1 146VB vinyl #10 x 3/4" sheet metal 146VDKB vinyl screws furnished. T 9/32" 1 _ i 15/81, —� B Maximum height 120" 1 -800- 647 -7874 �' /8 -� 062 neoprene I 114NA 114NB #6 x 3/4" stainless steel sheet 114NDKB metal screws furnished. i — 1 3/8" 158NA neoprer 158NDKB neoprer 158SA silicone 158SDKB silicone 158VA vinyl 158VDKB vinyl A - natural satin anodized B - gold anodized DKB - dark bronze anodized 1 T v T a II ".09011 Maximum height 120 ". Page 55 c IN 1997 MONOLITHIC ACOUSTICAL FINISHES Prepared by Acentech Incorporated Wall Technology " Burospan" Stretched fabric over glass fiber An Owens Corning Company 3771 Eureka Way "New Dimensions" large glass fiber panels Frederick, CO 80516 with plaster -like appearance Tel: (303) 466 -3700 Fax: (303) 466 -4002 www.walltechnology.co Decoustics "Sold' large glass fiber panels with plaster -like P.O. Box 615 appearance Getzville, New York 14068 -0615 Tel: (800) 387 -3809 Fax: (416) 675 -5546 www.decoustics.com Clipso Tension fabric over glass fiber. Printable (any Represented locally by Allison Carrig of design). Sound - absorbing product is Model Hamilton Associates. 495 D. Clipso USA 816 Pico Blvd Santa Monica, CA 90405 Tel: (310) 450 -5727 Fax: (310) 943 -2418 www.clipso.com/us Novawall Stretched fabric over glass fiber 885 B South Pickett Street Alexandria, VA 22304 Tel: (703) 461 -0113 Fax: (703) 461 -0436 www.novawall.com Fabri Trak Stretched fabric over glass fiber 31658 Rancho Viejo Road, Suite E San Juan Capistrano, CA 92675 Tel: (949) 248 -4378 Fax: (949) 248 2899 www.fabritrak.com Snap -TEX Stretched fabric over glass fiber Represented locally by Alison Carrig at Hamilton Associates Tel: (781) 648 -7300 Fax: (781) 648 -7301 www.snaptex.com WhisperWall Stretched fabric over glass fiber 10957 E. Bethany Drive Aurora, CO 80014 Tel: (303) 671 -6696 Fax: (303) 671 -0606 www.whisperwalls.com Newmat USA Ltd. Stretched PVC over glass fiber 25 Surryhill Place Huntington, NY 11743 Tel: (631) 261 -1498 Fax: (631) 261 -1756 www.newmatusa.com Fellert Seamless, monolithic finish, troweled -on Architectural Products & Surfaces Tel: (646) 670 -6886 Fax: (347) 626 -2237 htlp: / /www.fellertusa.com/ BASWAphon/Sound Solutions Services Troweled -on plaster -like monolithic finish Represented locally by Alison Carrig at `BASWAphon" Hamilton Associates 3900 Ben Hur Avenue, Suite 10 Willoughby, OH 44094 Tel: (440) 951 -6022 www.baswohonusa.com Pyrok Acoustement / StarSilent " Pyrok Acoustement' - Seamless, monolithic 121 Sunset Road finish, slight texture, troweled -on product. Mamaroneck, NY 10543 Tel: (914) 777 -7070 "StarSilent' — Seamless, monolithic finish, Fax: (914) 777 -7103 finer texture. Comes in panels and coated with www.1yrok.com a thin coat of "StarSilent' finishing plaster. International Cellulose Corporation / " Sonakrete" — Seamless, monolithic finish, Sonakrete slight texture, spray -on product. 12315 Robin Boulevard Houston, TX 77045 Tel: (877) 790 -9367 Fax: (713) 433 -2029 www.sonakrete.com B.N. Productions P.O. Box 353 Boxford, MA 01921 -0353 Tel: 978 - 352 -4730 Fax: 978 - 352 -4731 www.bnproductions.com January 20, 2011 Cary Hall Stage Rigging Evaluation Lexington, MA This evaluation includes the dead hung pipe battens, stage curtains, fire curtain, fly gallery, gridiron, smoke hatches and front of house lighting. Based on site visits at various times and a meeting with the space users on November 17th 2010. Existing dead hung rigging: The existing dead hung rigging includes the main curtain, valance, borders, legs, pipe battens, upstage traveler track and projection screen. All of these devices are all hung with Y4" proof coil chain and shackles. The terminations at the pipes are done in accordance with industry standards. The terminations at the gridiron are made to the gridiron deck instead of an I -beam, a structural engineer is checking if these loads are acceptable. Since the gridiron deck is not designed for this type of point load the empty pipe battens should not be used for lighting equipment. These empty pipe battens should be removed or re- rigged properly. If lighting positions or other devices (such as acoustic shells) are required, as recommended by the Lighting and Acoustical Consultants, motorized line sets should be installed. This would provide the highest level of safety and ease of use. The recommendation for this application would be a J. R. Clancy Power Lift T Series with the Sure Target control system. This device would be mounted on the gridiron with controls at floor level. This system would allow four preset stop points so the end user would not have to guess at the correct trim height for the line sets. Existing stage curtains: The existing stage curtains are in excellent condition and should meet the building code for flame retarding. The existing curtain construction, color and lay out are correct for the current uses of this space. Fire Curtain: The existing Fire Curtain is an older style that has had some of the rigging replaced. This style of curtain and rigging is referred to as a "trip" curtain. This means that the curtain is connected at the top and the mid point to two separate sets of sheaves and a counter weight arbor. The bottom half of the curtain is heavier than the counter weight so the curtain uses gravity to deploy. This arbor has an operating line to reset the curtain from floor level. The top half of the curtain is lighter than its counterweight so when the bottom half is lifted the top half flies out automatically. When the curtain deploys, the added weight of the bottom half of the curtain trips the balance and the curtain comes in. All of this makes a "trip" style curtain tricky to balance properly, which is part of the reason this style of curtain is no longer made. There are vertical guide wires for both the top and bottom of the curtain on both sides. The curtain is connected to these wires with metal straps bolted through the material holding bronze guides. The bronze guides have been removed from the straps and are sitting at the bottom of the guide wires. These should be reinstalled or replaced. Design Rigging Draperies Installations Sales Safety Inspections Since 1970 B.N. Productions P.O. Box 353 Boxford, MA 01921 -0353 Tel: 978 - 352 -4730 Fax: 978 - 352 -4731 www.bnproductions.com Cary Hall — Stage Rigging Fire Curtain (continued Page 2 There is a release line that runs around the perimeter of the Fire Curtain and holds the bottom half's arbor when the curtain is in the set (up) position. The release line has a manual "pull" station on both sides of the proscenium, fusible links on each side and across the top and an electromechanical release system that can be tied into the building fire alarm or connected to rate -of -rise detectors mounted over the stage. When the release line was replaced the line was snagged on an electrical junction box up on the gridiron. Since the release line on this style of curtain is static, the line will need to be re- terminated to correct this problem. At some time all of the sheaves, including the head blocks for the Fire Curtain were replaced. The sheaves that were used are all nylatron, a plastic. These are not acceptable for a Fire Curtain since they could melt and foul the rigging. These need to be replaced with steel sheaves. Fire Curtain Smoke Pockets: The Fire Curtain Smoke Pockets are the metal pockets mounted approximately two feet back on both sides of the proscenium opening. Mounted at the back of these pockets are two guide wires for the Fire Curtain. The Smoke Pockets are an integral part of closing off the proscenium during a fire, it is crucial that nothing is placed or mounted in the smoke pockets that could interfere with the operation of the Fire Curtain. On the stage right side there is an electrical conduit that is run at floor level around the smoke pocket to the proscenium where it terminates in a box with a receptacle. This receptacle is the connection for the control pendant for the house lights. This needs to be removed from the Smoke Pocket and re- routed. Fly Gallery: The fly gallery is the mid -level catwalk stage right. This was the operating level for the original rigging system that has been partially removed. There are some remnants of an old counterweight rigging system on the side wall that should be removed. Gridiron: The gridiron is the level over the stage where all of the rigging is connected. The lights for the gridiron are not functioning and need to be addressed. There are numerous sheaves from the old rigging system that were abandoned in place. These represent a tripping hazard and may be used inappropriately. All equipment not being used by the present rigging system should be removed from the gridiron. Design Rigging Draperies Installations Sales Safety Inspections Since 1970 B.N. Productions P.O. Box 353 Boxford, MA 01921 -0353 Tel: 978 - 352 -4730 Fax: 978 - 352 -4731 www.bnproductions.com Cary Hall — Stage Rigging Page 3 Smoke Hatches: The smoke hatches are located in a cupola accessed from the center of the gridiron. The smoke hatches work in conjunction with the Fire Curtain to channel smoke away from the house / audience. These hatches are designed to be held in the closed position with a fusible link or release device. Presently the smoke hatch doors are rigged with rope and tied off to the pin rail on the fly gallery with no fusible links. These ropes should be replaced with manual winches specifically designed for this application. These winches include a test lever, thermal link and lockable cover to restrict access. Typically the addition of these winches makes fully closing the smoke hatch doors much easier while the thermal link allows them to open properly in the event of a fire. Front of house: There is a front of house light position located over the removable stage trust. This is a new motorized device and is controlled by a switch backstage. This design does not allow the operator to fully view the operating area. The control system should be replaced with a cable mounted pendant so the operator can ensure safe operation of the device. This evaluation was done for: Mills Whitaker Architects P.O. Box 750089 Arlingto, MA 02475 Attn: Don Mills If you have any questions or if I may be of any further assistance please do not hesitate to contact me. Yours truly, Christopher R. Perry Project Manager ETCP Certified Rigger - Theatre cperry@bnproductions.com Design Rigging Draperies Installations Sales Safety Inspections Since 1970 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 Evaluation Concept Estimate Prepared by Daedalus Projects, Inc. (Construction Costs Only — Refer to Project Budget Elsewhere in Report) APPENDIX E PRELIMINARY BUDGET ESTIMATE Mills Whitaker Architects LLC AE DALUS Cary Memorial Building Lexington, MA Evaluation Concept Estimate February 23, 2011 Architect: Mills Whitaker Architects, LLC P O Box 750089 Arlington, MA 02475 (617) 876 7611 Cost Estimator: Daedalus Projects Incorporated 112 South Street Boston, MA 02111 (617) 4512717 'AE DALUS Cary Memorial Building Lexington, MA INTRODUCTION Project Description: - Two story meeting house auditorium with stage and seating balcony. Memorial lobby and meeting rooms make up the remaining public spaces - Building is constructed with steel framing, concrete slabs, masonry bearing walls, wood framed pitched roof - Overall building total gross square footage is 52,000gsf. Project Particulars: - Cary Memorial Building Recommended Improvements and Drawings dated February 14, 2011 prepared by Mills Whitaker Architects LLC - Appendix B Photographs of Existing Conditions prepared by Mills Whitaker Architects LLC - The Isaac Harris Cary Memorial Drawings dated November 27, 1926 prepared by Kilham, Hopkins & Greeley and Willard D_ Brown Associate Architects - Daedalus Projects, Inc. experience with similar projects of this nature Project Assumptions: - The project will be constructed under a single prime contract in accordance with the requirements of Massachusetts General Laws Chapter 149, including Filed Sub -Bids - Bona fide bid returns from no less than three pre - qualified Filed sub - contractors for each filed Sub -bid - Our costs assume that there will be competitive bidding in all trades and sub - trades i_e_ at least three bids per trade or sub -trade - The Total Construction Cost reflects the fair construction value of this project and should not be construed as the prediction of the lowest bid. - The project will be constructed under a single prime contract - Normal working hours - No phasing - No occupancy during construction - Unit rates are based on current dollars. An escalation allowance to mid -point of construction has been included in the unit rates - Subcontractor's markups have been included in each unit rate. These markups cover the cost of field overhead, home office overhead and subcontractor's fee - Design and Pricing Contingency markup is an allowance for unforeseen design issues, design detail development and specification clarifications - General Conditions and Requirements value covers Sub - Contractor's bond, site office, overheads, and building permit applications - Overhead and profit markup is calculated on a percentage basis of direct construction costs. The value covers Contractor's bond, insurance and profit Cary Memorial Bldg Lexington CE Feb 23 Introduction Printed 2/23/2011 Page 2 of 11 'AE DALUS Cary Memorial Building Lexington, MA INTRODUCTION Project Exclusions: - Hazardous materials survey, report and removal - Escalation - Design fees and other soft costs - Construction Contingency - Permits and bonding - Interest expense - Owner's project administration - Construction of temporary facilities - Relocation expenses - Printing and advertising - IT and AV terminal equipment - Specialties, fixtures and equipment - Loose furniture such as desks, tables, files and cabinets - Police details and street /sidewalk permits - Site or existing condition surveys and investigations - Utility company back charges during construction - Testing and commissioning - LEED certification processes Cary Memorial Bldg Lexington CE Feb 23 Introduction Printed 2/23/2011 Page 3 of 11 MAIN SUMMARY AEDALUS Cary Memorial Building Lexington, MA 52,175 GSF DESCRIPTION GSF TOTAL COST /SF Direct Trade Costs Accessibility $294,413 $5.64 Auditorium & Support Spaces $469,650 $9.00 Other Improvements $382,500 $7.33 Exterior Structural Repairs $146,438 $2.81 Interior Structural Repairs $56,300 $1.08 Fire Protection Improvements $74,500 $1.43 Plumbing Improvements $217,710 $4.17 HVAC Improvements $1,012,125 $19.40 Electrical Improvements $898,290 $17.22 Acoustical & Audio - Visual Improvements $762,821 $14.62 Stage Rigging Improvements $169,000 $3.24 Direct Trade Cost Subtotal 52,175 GSF $4,483,746 $85.94 Design Contingency 20.00% $896,749 $17.19 Trades Subtotal $5,380,495 $103.12 General Conditions and Markups General Conditions and Requirements 10.00% $5,380,495 $538,050 $10.31 Overheads and Profit 2.00% $5,918,545 $118,371 $2.27 ESTIMATED CONSTRUCTION COST $6,036,916 $115.71 Cary Memorial Bldg Lexington CE Feb 23 Main Summary Printed 2/23/2011 Page 4 of 11 J AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT I QUANTITY I UNIT I UNIT RATE I COST 9 ACCESSIBILITY in 10 11 Modify entrance drive, curbs, curb cuts, brick walkways, bicycle rack; 1 AL $20,000.00 $20,000 Front Entrance 12 New accessible parking space 5 SPACE $185.00 $925 13 drop -off area 1 LS $1,500.00 $1,500 14 Remove existing ramp 615 SF $5.00 $3,075 15 demo knee walls w /railings 185 LF $50.00 $9,250 16 New concrete ramp w /granite pavers 575 SF $45.00 $25,875 17 knee walls w /granite cladding, bronze rails 115 LF $120.00 $13,800 18 New concrete ramp w /ptd steel handrails; Estabrook Hall stage 215 SF $7.50 $1,613 19 painted steel handrails both sides 80 LF $65.00 $5,200 20 Remove front row of cross aisle seating; Rear balcony 28 SEAT $100.00 $2,800 21 seating to make room for wheelchair landings 10 SEAT $100.00 $1,000 22 Extend upper platform for 36x60 wheelchair station 2 LOC $500.00 $1,000 23 Remove low guard rail, new 36" guard rail to match character of existing; 80 LF $175.00 $14,000 Central Balcony 24 New handrail at aisle steps in Balcony 26 EA $500.00 $13,000 25 New ramp handrails, 19" & 36" at corridor ramp; first floor east /west 85 LF $75.00 $6,375 26 Accessible door hardware, automatic door operators 1 LS $20,000.00 $20,000 27 Wheelchair lift; Green Room /Auditorium/Stage 1 LS $35,000.00 $35,000 28 shallow pit, framed openings, hoist way, motorized damper 1 LS $20,000.00 $20,000 29 demo openings, stairs, door 1 LS $5,000.00 $5,000 30 Wheelchair lift; Bird Room 1 LS $25,000.00 $25,000 31 shallow pit, framed openings, hoist way, motorized damper 1 LS $15,000.00 $15,000 32 demo openings, railings 1 LS $2,500.00 $2,500 33 Modify central balcony aisle stair placement back 4" south 12 STEP $500.00 $6,000 34 Remove and replace egress stair hand/guard rails 9 FLT $5,000.00 $45,000 35 Remove and replace pay phone w /TTY pay phone 1 EA $1,500.00 $1,500 36 Remainder of scope accounted for in other Sections $0 37 ACCESSIBILITY TOTAL $294,413 38 39 40 AUDITORIUM & SUPPORT SPACES 41 42 Permanent thrust stage, maple flooring; Main Hall 785 SF $60.00 $47,100 43 wood panel surround 210 SF $55.00 $11,550 44 short flight stairs 1 FLT $1,500.00 $1,500 45 readily removable guard rails 70 LF $175.00 $12,250 46 remove temp thrust stage 1 LS $2,000.00 $2,000 47 Remove and replace fixed seats - budget provided 1 AD $255,000.00 $255,000 48 Reconfigure former dressing room for facility storage 1,200 GSF $20.00 $24,000 49 Convert former dressing room to new Green Room 1 RM $40,000.00 $40,000 50 Insulate exterior wall, refinish interior surface; Stage 2,820 SF $15.00 $42,300 Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 5 of 11 A AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMETS I QUANTITY I UNIT I UNIT RATE COST 51 Refinish maple flooring; Stage, Auditorium 6,790 SF $5.00 $33,950 52 Remainder of scope accounted for in other Sections $0 53 AUDITORIUM & SUPPORT SPACES TOTAL $469,650 54 55 56 OTHERIMPROVEMENTS 57 58 Modify trusses, add new steel support for HVAC equipment, new 2,190 GSF $50.00 $109,500 partition; Attic south 59 demo boardwalk, provide new configuration 1 LS $5,000.00 $5,000 60 new exterior louver and opening 2 LOC $4,000.00 $8,000 61 Remove gallery and picture booth floor levels; Estabrook Hall south 510 SF $5.00 $2,550 62 soil retention and foundation underpinning 1 LS $10,000.00 $10,000 63 new raised floor levels, terrazzo 380 SF $35.00 $13,300 64 short flight stairs 4 FLT $1,000.00 $4,000 65 wall mounted stair railings 35 LF $65.00 $2,275 66 ptd decorative mtl guard railing w /wood cap 35 LF $200.00 $7,000 67 chair storage, doors 1 RM $6,000.00 $6,000 68 Update furniture and whiteboards; Meeting Rooms 6 RMS $5,000.00 $30,000 69 replace carpet 2,630 SF $5.00 $13,150 70 modify walls and ceilings for new HVAC installs 1 LS $30,000.00 $30,000 71 repaint walls 7,625 SF $2.00 $15,250 72 Replace display cabinets w/1926 replica; Bird Room 2 EA $5,000.00 $10,000 73 Gut and renovate gang toilet room; Basement 2 RMS $30,000.00 $60,000 74 Remove terrazzo and concrete floor, replace w /new; Basement toilet 1,255 SF $45.00 $56,475 rooms 75 Remainder of scope accounted for in other Sections $0 76 OTHER IMPROVEMENTS TOTAL $382,500 77 78 79 EXTERIOR STRUCTURAL REPAIRS 80 81 Replace rust- jacked window /door opening - quantity provided 13 EA $3,000.00 $39,000 82 flash lintel and reconstruct brickwork 13 LOC $2,500.00 $32,500 83 Rebuild and flash brickwork at water table; Exterior of stage area at 60 LF $200.00 $12,000 North 84 Reconstruct, flash and weep lower portion of brickwork; East & West 80 LF $190.00 $15,200 walls of low flat roof areas in SE & SW corners 85 remove rust and treat underlying steel beams 80 LF $30.00 $2,400 86 cut and repoint interior brickwork to restore wall integrity 80 LF $60.00 $4,800 87 Extend water table flashing, rebuild/reset brickwork; West Wing 30 LF $50.00 $1,500 88 Replace rotted wood sill, new flashing; Boiler room window West fagade 1 LOC $750.00 $750 89 Remove and reset granite plinth, new waterproofing, reassemble weep 2 EA $3,500.00 $7,000 cavity; Monumental entrance stairs Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 6 of 11 A AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT I QUANTITY I UNIT I UNIT RATE I COST 90 rake joints in granite steps, new backer rod and sealant 420 LFR $40.00 $16,800 91 Repair screen wall at Chiller 825 SF $3.50 $2,888 92 replace deteriorated brick 1 AL $5,000.00 $5,000 93 replace wall cap w /new 2" thick bluestone and flashing 55 LF $120.00 $6,600 94 EXTERIOR STRUCTURAL REPAIRS TOTAL repair finishes and wainscoting $146,438 97 INTERIOR STRUCTURAL REPAIRS 98 99 Repair cracked basement concrete slab; West half below Stage 1,200 SF $5.00 $6,000 100 Interior repairs and new waterproofing; East wall Estabrook Hall 80 LF $150.00 $12,000 101 repair finishes and wainscoting 80 LF $150.00 $12,000 102 Repair rusted steel and cracked terrazzo; first riser E basement stair 1 LOC $1,000.00 $1,000 outside Estabrook Hall 103 Repair cracks in concrete slab, repaint; Auditorium balcony level 5,060 SF $5.00 $25,300 104 INTERIOR STRUCTURAL REPAIRS TOTAL $56,300 105 106 107 FIRE PROTECTION IMPROVEMENTS 108 109 Modify Existing Sprinkler Coverage 52,000 SF $1.20 $62,400 110 6" Water Service - EA Existing $0 111 6" Backflow Preventer - EA Existing $0 112 6" Alarm Valve w/ trim - EA Existing $0 113 Zones Standpipe w/ FDV - EA Existing $0 114 Standpipe w/ FDV - EA Existing $0 115 Siamese Connection - EA Existing $0 116 Main piping: 117 -611 50 LF $40.00 $2,000 118 Seismic Restraints 1 EA $2,100.00 $2,100 119 Shop drawings/hydraulic calculations 1 LS $4,500.00 $4,500 120 Permits & Fees 1 LS $1,500.00 $1,500 121 Lifts 1 LS $2,000.00 $2,000 122 FIRE PROTECTION IMPROVEMENTS TOTAL $74,500 123 124 125 PLUMBING IMPROVEMENTS 126 127 Misc. Pumps - LS no changes $0 128 Trap Primer - LS no changes $0 129 Water Service W/ Meter - LS no changes $0 13o Hot Water Tank - LS no changes $0 131 Fixtures: 132 Water Closets P -1 15 EA $3,900.00 $58,500 Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 7 of 11 Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 8 of 11 A AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT QUANTITY UNIT UNIT RATE COST 133 Urinal P -2 4 EA $3,900.00 $15,600 134 Lavatory P -3 18 EA $3,900.00 $70,200 135 Mop Sink P -4 1 EA $3,900.00 $3,900 136 Showers 2 EA $4,800.00 $9,600 137 Water Cooler 1 EA $4,800.00 $4,800 138 Hook up historic stone drinking fountain w /new cooling unit and piping 2 EA $5,000.00 $10,000 139 Hose Bibbs HB 2 EA $205.00 $410 140 Floor drains: 141 - 3" FD -1 (bathroom) 2 EA $925.00 $1,850 142 -4" FD -1 (mechanical room) 4 EA $1,075.00 $4,300 143 Roof Drains: 144 - 4" RD -A EA existing $0 145 Gas Piping 1 LS $10,000.00 $10,000 146 Demolition 1 LS $8,500.00 $8,500 147 Kitchen - LS no changes $0 148 Misc. Materials 1 LS $7,500.00 $7,500 149 Seismic Restraints 1 LS $3,250.00 $3,250 150 Testing 1 LS $3,800.00 $3,800 151 Shop Drawing 1 LS $5,500.00 $5,500 152 PLUMBING IMPROVEMENTS TOTAL $217,710 153 154 155 HVAC IMPROVEMENTS 156 157 Compression wrap and attenuation baffles to existing chiller 1 LS $20,000.00 $20,000 158 Boilers: 159 - B -1,2 & 3 2 Mil. 3 EA $30,000.00 $90,000 160 Expansion Tanks & Air Separator 1 LS $15,000.00 $15,000 161 Air Handling Units: 162 - AHU - 20,000 CFM (auditorium) 1 EA $80,000.00 $80,000 163 Pumps: 164 - HWP -1 & 2 1.5 HP - EA existing $0 165 - CWP -1 & 2 2 HP - EA existing $0 166 Split Unit 1 EA $10,000.00 $0 167 Exhaust fans: 1 LS $10,000.00 $10,000 168 Smoke Exhaust 1 LS $12,500.00 $12,500 169 Fin Tube Radiators: 170 - FT -1 320 EA $70.00 $22,400 171 Fan Coil Units: 172 - FC- 35 EA $2,850.00 $98,800 173 Unit Heaters: 174 - UH -1 54.5 MBH 10 EA $980.00 $9,800 175 Register & Diffusers: 1 LS $7,500.00 $7,500 176 Volume Dampers 1 LS $4,250.00 $4,250 Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 8 of 11 J AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT QUANTITY UNIT UNIT RATE COST 177 Fire Dampers 178 Duct galvanized (modify existing) 179 Duct Insulation 180 Duct lining (acoustical) 181 Seal Ductwork 182 Chilled & Hot Water Piping (modify 2 pipe) 183 Hot water insulation 184 Equipment Hook -Ups: 185 - Boilers 186 - Chiller 187 - 3" Pump 188 - 2 -1/2" Pump 189 - Cabinet & Unit Heaters 190 - FT -1 191 -Fan Coils 192 - 3" 2 -Way Coils 193 - 2 -1/2" 2 -Way Coils 194 Chemical System 195 existing chiller) 196 Demolition 197 Seismic Restraints 198 Controls (new) 199 Generator fuel oil system 200 Remove fuel oil system 201 Misc. Valves & specialties 202 Testing & Balancing 203 Rigging & Lifting 204 Permits & Fees 205 Shop Drawing 206 HVAC IMPROVEMENTS TOTAL 207 208 209 ELECTRICAL IMPROVEMENTS 210 211 Interior Electrical 212 Demolition 213 Demo and make -safe 214 215 Gear & Distribution 216 Normal Power 217 Re- locate transformer 218 Primary service duct bank 219 Transformer pad 220 Secondary service entrance Cary Memorial Bldg Lexington CE Feb 23 Printed 2/23/2011 1 LS $3,500.00 $3,500 15,000 LBS $8.00 $120,000 5,000 SF $2.85 $14,250 6,500 SF $3.50 $22,750 1,850 LF $1.20 $2,220 1 LS $100,000.00 $100,000 1 LS $33,500.00 $33,500 3 EA $1,950.00 $5,850 1 EA $6,250.00 $6,250 0 EA $6,525.00 $0 0 EA existing $0 10 EA $840.00 $8,400 12 EA $840.00 $10,080 35 EA $945.00 $33,075 1 EA $3,850.00 $3,850 1 EA $2,750.00 $2,750 1 LS $5,600.00 $5,600 1 LS $12,500.00 $12,500 1 LS $4,500.00 $4,500 1 LS $200,000.00 $200,000 1 LS $8,500.00 $8,500 1 LS $5,000.00 $5,000 1 LS $4,000.00 $4,000 1 LS $9,800.00 $9,800 1 LS $12,500.00 $12,500 1 LS $4,500.00 $4,500 1 LS $8,500.00 $8,500 $1,012,125 1 LS $25,000.00 $25,000 1 LS $5,000.00 $5,000 150 LF $85.00 $12,750 1 EA $1,500.00 $1,500 120 LF $400.00 $48,000 Renovation Detail Page 9 of 11 J AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT I QUANTITY I UNIT I UNIT RATE I COST 221 Relocate main electrical switchgear 222 Back feed existing panel boards /equipment 223 Miscellaneous work to existing switchgear 224 225 Generator Power 226 Install new life safety ATS 227 Install new life safety panel board 228 Life safety panel board feeder 229 Rework generator power distribution to accommodate new configuration 230 Miscellaneous work to existing switchgear 231 232 Equipment Wiring 233 Feed and connection to boiler 234 Feed and connection to pumps 235 Feed and connection to attic ventilation fan 236 Feed and connection to AHU 237 Feed and connection to auditorium smoke vent 238 Feed and connection to HP lift 239 Feed and connection to rigging equipment 240 Feed and connection to misc equip. yet to be defined... 241 242 Lighting & Branch Power 243 Lighting to lobbies upgrade /retrofit 244 Lighting to main hall and balcony seating 245 Lighting to meeting rooms 246 Lighting to select back of house areas 247 Lighting to stage /performance lighting 248 Lighting control to lobbies 249 Dimming system to meeting rooms 250 House /stage /performance lighting control 251 Upgrade general lighting control to occupancy sensors where possible 252 Lighting and branch circuitry upgrade outdated wiring that was not replaced in 2000 renovations 253 House /stage /performance circuitry 254 Replace /install new branch devices as required including circuitry 255 256 Fire Alarm 257 Fire alarm upgrades as required as part of this renovation 258 259 Telephone /Data/CATV as required as part of this renovation 26o Rough -in 261 Cabling and devices 262 263 Security System as required as part of this renovation Cary Memorial Bldg Lexington CE Feb 23 Printed 2/23/2011 1 LS $15,000.00 $15,000 1 LS $25,000.00 $25,000 52,175 GSF $1.00 $52,175 1 LS $6,000.00 $6,000 3 EA $2,000.00 $6,000 200 LF $20.00 $4,000 1 LS $20,000.00 $20,000 52,175 GSF $0.50 $26,088 3 EA $1,200.00 $3,600 4 EA $1,000.00 $4,000 1 EA $1,500.00 $1,500 1 EA $3,000.00 $3,000 1 EA $2,000.00 $2,000 1 EA $2,000.00 $2,000 1 EA $3,000.00 $3,000 1 EA $10,000.00 $10,000 3,400 SF $10.00 $34,000 9,300 SF $8.00 $74,400 5,300 SF $10.00 $53,000 34,000 SF $3.00 $102,000 1 LS $50,000.00 $50,000 3,400 SF $1.50 $5,100 6 EA $5,000.00 $30,000 1 LS $50,000.00 $50,000 34,000 SF $0.50 $17,000 52,175 GSF $1.50 $78,263 1 LS $10,000.00 $10,000 1 LS $15,000.00 $15,000 52,175 GSF $0.50 $26,088 52,175 GSF $0.10 $5,218 52,175 GSF $0.30 $15,653 Renovation Detail Page 10 of 11 A AEDALUS Cary Memorial Building RENOVATION DETAIL Lexington, MA 52,175 GSF ELEMENT QUANTITY I UNIT I UNIT RATE COST 264 Rough -in 52,175 GSF $0.10 $5,218 265 Equipment and cabling 52,175 GSF $0.30 $15,653 266 276 Variable acoustic banners, concealed/soffited pockets; back wall 190 267 Reimbursables $57,000 277 Interior sound absorptive draperies, sealed interior fixed storm window 268 Fees & Permits 1 LS $10,000.00 $10,000 269 Temp power & lights 52,175 GSF $0.50 $26,088 270 ELECTRICAL IMPROVEMENTS TOTAL 95 LF $898,290 271 272 273 ACOUSTICAL & AUDIO - VISUAL IMPROVEMENTS 274 275 Remove freestanding acoustical shell array, replace w /new movable 1 LS $250,000.00 $250,000 towers and rigged canopy elements; Auditorium Stage 276 Variable acoustic banners, concealed/soffited pockets; back wall 190 LF $300.00 $57,000 277 Interior sound absorptive draperies, sealed interior fixed storm window 7 EA $6,500.00 $45,500 panels; balcony level arch windows E & W 278 rear wall 95 LF $125.00 $11,875 279 Stretched fabric o /glass fiber panels; Entrance Lobby vaulted ceiling 1,115 SF $50.00 $55,750 280 adjacent level ceiling areas 1,600 SF $40.00 $64,000 281 Sound - absorptive tackable fabric covered wall panels x 30% coverage 2,585 SF $20.00 $51,696 allowance provided; (6) Meeting Rooms 282 Architecturally integrated line array speaker system 1 LS $25,000.00 $25,000 283 Upgrade audiovisual recording and broadcasting systems 1 LS $25,000.00 $25,000 284 replace remote controlled security camera - quantity provided 4 EA $500.00 $2,000 285 New sound gasket to existing door; Auditorium, meeting rooms 30 SET $500.00 $15,000 286 Re- direct auditorium access to E & W doors via corridors 2 LOC No cost 287 A/V rough -in and power to main hall (A/V, recording and simulcast) 1 LS $100,000.00 $100,000 288 Add audio visual equipment infrastructure to meeting room 6 RMS $10,000.00 $60,000 289 ACOUSTICAL & AUDIO - VISUAL IMPROVEMENTS TOTAL $762,821 290 291 292 STAGE RIGGING IMPROVEMENTS 293 294 Proposed Budget for stage rigging 1 AL $169,000.00 $169,000 295 Remove empty pipe battens and associated chains, unused sheaves 1 LS incl. 296 Motorized line set rigged from Gridiron 6 SETS incl. 297 Repair fire curtain operation, remove electrical junction box 1 LS incl. 298 Remove abandoned counterweight rigging system 1 LS incl. 299 Replace smoke hatch rigging w /upgraded winch, weatherize cupola and 1 LS incl. smoke hatch doors 300 Cable mounted pendant operator for FOH lighting 1 LS incl. 301 STAGE RIGGING IMPROVEMENTS TOTAL $169,000 302 Cary Memorial Bldg Lexington CE Feb 23 Renovation Detail Printed 2/23/2011 Page 11 of 11 Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts Contract No. 10 -55 Online Survey Prepared & Administered by the Town of Lexington Town Meeting Members, Committee Members, Renters & Residents Total of 101 Responses APPENDIX F WEB -BASED USER SURVEY Mills Whitaker Architects LLC CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 1) 1 participate in meetings, conferences, or events at Cary Memorial Building: Response Percent Number of Responses Never 4.0% 4 Once or Twice a Year 27.7% 28 Once or Twice a Month 59.4% 60 Weekly 8.9% 9 Daily 0.0% 0 2) Does the absence of audio /visual capability in Cary Memorial Building (CMB) meeting rooms, limit their ability to meet the public need for meeting and conference space? Response Percent Number of Responses Yes 70.5% 67 No 29.5% 28 Comments: I don't think all rooms need audio /video capability - -but enough of them do so that such capability can be 2'1 available as needed 2.2 Does not limit our committee's meeting, however ability to show powerpoint in as many public meeting rooms as possible (within budget) would be great. Microphones are needed for Estabrook Hall. 2.3 It depends upon the meeting. Most I attend do not need the a/v because there are handouts. To generate less paper, I'd prefer screens. We should provide for the hearing and visually impaired. Also the exterior lighting should be better, not only at 2.4 the building, but to the parking areas. The Estabrook room has very poor acoustics which can be remedied only with a PA system. The others can 2.5 be improved with visual systems. Having Internet access would make meetings much more efficient when information could settle a question and 2.7 let us move on. That's the best single improvement we could make at ToB and Cary. 2.8 Yes, those of us who are deaf need a looped sound system as well as the ability to read captions on screens. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 2) Does the absence of audio /visual capability in Cary Memorial Building (CMB) meeting rooms, limit their ability to meet the public need for meeting and conference space? Comments (cont...): This is a tautological question. Obviously the absence of such improvements "limits" their functionality. Whether 2.9 there is a legitimate need for such functionality, and whether the benefits would justify the cost is a much tougher policy question. 2.10 A screen for video or power point presentations would be helpful 2.11 It also makes it difficult for LexMedia to film events. 2.12 Lack of AN is not the end of the world, but we are well past the point where AN support is expected in a meeting room. 2.13 We rent the space on the main floor and the bottom floor once per year for a large event. It would be helpful to have audio in the lower level so everyone knows what is happening on the main floor. We do video taping of our monthly seminars for education of Nonprofit organizations. Audience is 50 -60 strong. The feed to the video recorder is a big problem because the audio from ceiling speaker is not. good for 2.14 recording. There is a feed plug on the wall near the kitchen but it does not work.The mike system is another problem. The lapel mike conflicts with the handheld mike if both are in use. It also gives high pitch sounds when it is near the media box. When we have panel discussion with more than one speakers we do not have two or three portable mikes to be 2.15 We need AV including cameras in all rooms. Also Cary Hall sound is horrible. Watch the spelling Bee! We need better cameras as the ones there are of poor quality. 2.16 Built -in projectors and sound systems are almost mandatory. A way to tie into LexMedia or at least to record audio and video is getting there. 2.17 NA 2.18 Perhaps. I have never considered it. At this time, not always; however, I'd expect the capability would be more sought in the future. As a starting 2.19 point, each meeting room (everywhere) should have a speaker phone in place. And rather than providing a projection screen, one should look at the feasibility of providing installed LCD displays, instead - -with power, audio, and video feeds in place. 2.20 But the need is not in all rooms or necessarily of great importance to the type of meetings I attend. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 2) Does the absence of audio /visual capability in Cary Memorial Building (CMB) meeting rooms, limit their ability to meet the public need for meeting and conference space? Comments (cont...): 2.21 Only use is for ZBA when Office Building not available. Microphones for committee and audience would be useful. (we use Estabrook hall occasionally for ZBA hearings) 2.22 AV capability enhances adherence to agenda as well as the communication of information. 2.23 Would audio /visual make it more likely they would be on cable? If so, yes -- I would like to see more meetings available on cable tv. 2.24 The absence of AN capability has never affected meat CMB. AV equipment is expensive and requires personnel to maintain. We have it at work and we depend on it, but I 2'25 don't see it as an impediment to community events at Cary. 2.26 See next question. 2.27 Presentations in Powerpoint on a laptop (or from thumbdrive) are standard now in every group setting. 2.28 Cannot say; are there are spaces which meet needs? This question shows some bias; of course the absence limits. But at what cost and for what volume of use? 2.29 Mainly in Estabrook Hall, not the smaller rooms. 2.30 When the School Committee meets there before Town Meeting, their meetings cannot be carried live. 2.31 Estabrook Hall would be the logical candidate 2.32 Most meetings don't need a/v access, but it would be useful if one or two of them did. You can set up your own but that can be inconvenient. The DPW meeting room is well equipped. It would make it much easier to tape proceedings as well as show slides, etc. Also, the taping room for the 2.33 main hall lacks adequate equipment -- e.g., the character /word generator is broken and, since the town owns the equipment, LexMedia is unable to identify the event or the speakers, the date, etc. 2.34 People will be confused between Cary Memorial Building and Cary Hall: few make the distinction. And so they will be confused at bit by this question, IMHO... CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 3) Would use of meeting space at CMB be enhanced by the ability to connect a laptop to a wall mounted monitor or an overhead projector, to allow for collaborative work on documents, spreadsheets, powerpoint presentations, etc? Response Percent Number of Responses Yes 89% 82 No 10.9% 10 Comments: 3.1 Not sure 3.2 Perhaps in Estabrook Hall 3.3 We should also have WiFi in the building 3.4 A ceiling mounted projector may require a high bill for some of the rooms. However, a portable table -top system with some sort of check out process would be very desirable. 15 Somewhat. Not very often. 3.6 Makes good sense Same answer. Obviously such expensive gadgetry would "enahance" the facility but whether there is a need and whether the benefits would justify the cost is a different question. If we are going to create such "high tech" 3.7 conference rooms, it would be better to do so in more modern and suitable facilities that are available in the Town and that are not compromised by ambient distractions (loud, clunking radiators, loud AC systems, orchestra or choir rehearsals, etc.) 3.8 Not so much to do collaborative work but to project documents for discussion. 3.9 Especially in Estabrook Hall and maybe the Bird Room 3.10 This would be a nice feature for our vendors or to enhance our program but is not critical. 111 1 have seen more than a few meetings where the person could not get their laptop to connect to the projector. 3.12 added to Main Auditorium and Estabrook Hall 3.13 Would also like to be able to get a connection to the Internet. 3.14 Seems like a rhetorical question to me. Of course!!!! 3.15 Maybe. I doubt I would be the initiator of such a meeting, but times are changing. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 3) Would use of meeting space at CMB be enhanced by the ability to connect a laptop to a wall mounted monitor or an overhead projector, to allow for collaborative work on documents, spreadsheets, powerpoint presentations, etc? Comments (cont...): 3.16 Might be useful, but rarely needed. Easels for applicant presentations would be useful 3.17 Less important that #2 3.18 But not all the rooms need it. For the type of event at Cary, face -to -face contact works. There is too much mediated contact in this world. I 3.19 don't think new AV equipment at Cary is worth it. 3.20 See #2 -- but cannot answer 4 fairly; have no idea what he cost /benefit would be. Seems like we have far greater priroities in Town and this might be lower on that list... 3.21 Maybe, but not a high priority. 3.22 Don't know, probably. 3.23 See above. Depending on cost, it would be useful if at least a few rooms had that capability 3.24 of course. 4) Do you believe this type of capability should be added to all, some or none of the CMB meeting rooms? Response Percent Number of Responses All 22.3% 21 Some 74.5% 70 None 3.2% 3 5) Do you have a preference as to which rooms should be prioritized for technology improvements? Room Definitely Yes Maybe Definitely No Estabrook Hall 82.9%(63) 17.1%(13) 0.0%(0) Robbins Room 24.5%(12) 61.2%(30) 14.3%(7) Ellen Stone Room 40.0%(26) 49.2%(32) 10.8%(7) Legion Room 27.8% (15) 64.8%(35) 7.4%(4) Bird Room 27.3%(15) 58.2%(32) 14.5%(8) Civil Room 16.7% (8) 70.8%(34) 12.5%(6) CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 6) When the building was gifted to the town Estabrook Hall was designed to provide similar capabilities, on a smaller scale, to Cary Hall. Do you believe that this space would better meet the public need if it were updated to similar capabilities as Cary Hall (projector, speakers, LexMedia integration) to support smaller venues? Response Percent Number of Responses Yes 94.6% 87 No 5.4% 5 Comments: 6.1 Estabrook Hall only 6.2 Not sure 6.3 Acoustics should be improved over Cary Hall which has poor acoustics for smaller groups 6.4 How is access to Estabrook Hall - I recall stairs or a steep slope? 6.5 Absolutely. The present configuration with the hearing table really limits the use of the space for this purpose. 6.6 But Estabrook has terrible acquistics that would have to be addressed. 6.7 Estabrook Hall is also a wonderful location, if properly designed, for small lectures and instruction. There are many companies who can offer the Town free tuition for a few students, if Lexington can offer a venue. 6'8 For those who are hearing impaired, Estabrook Hall is currently one of the worst rooms in which to hold meetings. That's hard to say. It is not a great space, which is presumably why it has never, to my knowledge, been used 6'9 for plays, concerts, etc. 6.10 constant noise from air handling system in the hall is maddingly pervasive and disturbing. 6.11 1 think the building is under utilized because it lacks multi -media capabilities in some of the rooms 6.12 The oversized U- shaped table (and large chairs) need to be removed. Also, removing the raised area between the entry doors would afford more floor space. 6.13 No parking 6.14 There is a great demand for meeting space and especially space that can be connected to the town via LexMedia. 6.15 Presumably it would cost less than Cary Hall. 6.16 1 would at least like to see embedded sound systems with a way for LexMedia to plug in to that sound system even if they had to supply a portable camera. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 6) When the building was gifted to the town Estabrook Hall was designed to provide similar capabilities, on a smaller scale, to Cary Hall. Do you believe that this space would better meet the public need if it were updated to similar capabilities as Cary Hall (projector, speakers, LexMedia integration) to support smaller venues? Comments (cont...): 6.17 1 don't think most people in Lexington even know this room exists. It is the perfect size for smaller events, but hardly anyone knows it there. That's a shame. 6.18 Don't forget attending to improving the acoustics of (and /or background noise in) he meetings rooms. (At least Estabrook and the Legion Room are bad.) 6.19 But not at great expense 6.20 Comment only applies to estabrook 6.21 That makes sense. 6.22 1 don't know where Estabrook Hall is. I also do not know the names of rooms inside Cary. 6.23 As with 2 -4, yes the rooms wld /be better but at what cost and for what volume of needs? 6.24 We need another LexMedia equipt room. However, I am not sure the best choice is Estabrook. It will be hard to /expensive to maintain a lot of rooms. 6.25 of course. 7) Through your use of the meeting Rooms in CMB (not the main hall) have you found the furniture to be comfortable and accessible enough to meet your requirements? Response Percent Number of Responses Yes 73.4% 69 No 26.6% 25 Comments: The room next to Estabrook Hall - -is it Robbins Room ? - -needs to be brought up to reasonable standards for 7.1 even a simple meeting room. The furniture is close to unacceptable. The upstairs rooms have been improved dramatically in recent years. Lexington is moving in the right direction on this. 7.2 Furniture is old and unattractive. 7.3 Esterbrook Hall furniture is excessive. It is too hard to move for use with a variety of events. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 7) Through your use of the meeting Rooms in CMB (not the main hall) have you found the furniture to be comfortable and accessible enough to meet your requirements? Comments (cont...): When trying to get from one side of the upper level of CMB to the other it was hard to make the journey as 1 7.4 recall that stairs are an impediment - I had to cross at the first row of seats by the front of the rear balcony and the traveling space is too narrow and the railing should be higher. 7.5 Chairs in Ellen Stone Room are too hard, seem fragile 7.6 Chairs are antiquated and uncomfortable 7.7 Chairs are very uncomfortable. 7.8 Comfortable is relative; they are okay, could be better. 7'9 There are rooms upstairs that are not accessible on the left side of the second floor. And the Bird Room as well. No public meetings can be held in those. 7.10 Get rid of the conference table in Estabrook Hall. Clear the stage for use. 7.11 It's adequate -- improving the usability of the rooms should be limited to enhancing the technology not purchasing new furniture (at least, not in this economy) 7.12 1 think the table in Ellen Stone is too big for the room, chairs ok little tough to move but makes it hard for those presenting and the general public 7.13 Smaller scale - moveable furniture to allow for a variety of configurations would be ideal. i.e. like the chairs and tables in the meeting room in the Public Facilities Building 7.14 If you gave me the choice "kind of I would have used it. At the back of Estabrook Hall 1 there is a "special desk and chair" arrangement which is not to be "touched" when we rent the space. This should be available for use or preferably removed when renting the space as it 7.15 takes up a large amount of the square footage in the room. Also the room nex to Estabrook, (I'm not sure of the name) has had furniture stacked at the back when we have used it in the past which has cut down on the square footage. 7.16 Not very comfortable for 2 hour seminar 7.17 Some rooms too small for the meetings held. IE, Legion Rm 7.18 The downstairs rooms are not comfortable. 7.19 The chairs in the Legion Room are really uncomfortable. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 7) Through your use of the meeting Rooms in CMB (not the main hall) have you found the furniture to be comfortable and accessible enough to meet your requirements? Comments (cont...): 7.20 NA 7.21 Perfectly satisfactory. 7.22 The library meeting spaces are very nice. 7.23 1 think it is the bird room way upstairs which can't be reached without stairs? Furniture okay but a little large and bulky otherwise. 7.24 Need access to additional chairs for some meetings 7.25 The stiff, upright chairs, the poor lighting, the bad acoustics in both the Legion and Ellen Stone rooms ought to be addressed. Estabrook Hall needs to be thoroughly rethought in terms of layout and furniture. 7.26 Estabrook Hall is pretty uncomfortable if you are a spectator. 8) Through your use of the meeting Rooms in CMB (not the main hall), would the ability to re- organize furnishings to meet your specific meeting requirements better support your use? Response Percent Number of Responses Yes 61% 55 No 39% 35 Comments: Not sure what this question is suggesting but having to move furniture around for different meetings doesn't 8.1 seem to be efficient. 8.2 sometimes, depends on the meeting. so I guess I need to answer yes. 8.3 not necessary 8.4 Only Estabrook is large enough that having flexibillity on room set up is an issue. And Tables in Robbins room very heavy and difficult to move. 8.5 Is there something currently preventing such a reorganization? 8.6 Might be more welcoming if funds were available, but I don't see this as a higher priority than other needs. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 8) Through your use of the meeting Rooms in CMB (not the main hall), would the ability to re- organize furnishings to meet your specific meeting requirements better support your use? Comments (cont...): 8.7 Of course, any such improvement or increase in flexibility would always be "better." But would it be worth it when the meeting rooms are noisy, uncomfortable and not all that wonderful to begin with? 8.8 Good idea - gets me thinking of other ways meetings could be more effective. 8.9 Especially in Estabrook Hall - see my comment above. 8.10 We are presenting a show so we need the furniture removed in most rooms we are using. We currently use the main floor and the lower level not the upstairs meeting rooms. 8.11 Media box that is used for connecting lap top restricts where speaker can stand. It needs seoparate podium or table for laptop with a long connection to media box so a speaker can sit. 8.12 Having a central hub in the meeting table for laptop power would be nice. 8.13 We already do lightly reconfigure Estabrook Hall and the Robbins Room. 8.14 Again, of course it would. Sounds like a rhetorical question. 8.15 If needed, we ourselves can usually reorganize to suit the specific requirements of presenters. 8.16 Bigger rooms should allow both meeting or presentation configurations 8.17 The furniture is already flexible enough. 8.18 The way it's available at the library meeting rooms and at the DPW spaces, yes. 8.19 Table in Stone room is too big 9) Have you found it difficult to make accommodations in any of the meeting rooms for presenters, easels or similar ancillary activities? Response Percent Number of Responses Yes 40.8% 31 No 59.2% 45 Comments on following page. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 9) Have you found it difficult to make accommodations in any of the meeting rooms for presenters, easels or similar ancillary activities? Comments: 9'1 When needing to present a powerpoint presentation in the basement rooms, it requires planning ahead for the equipment. 9.2 Tables too large 9.3 Sometimes 9.4 Rooms on the second floor are not accessible. Microphones for public at town meetings are not accessible. 9.5 1 am not sure of the names of each room although I have been in several for various meetings. 9.6 Only around Town Meeting. Other times reservations work fine. 9.7 not neceessary 9'8 Stone Room narrow and noisy... especially noise from otside when doors have to be kept open due to open meeting rules. 9.9 no access for wheelchairs in some - no access to public microphone in Town Meetings for the disabled 9.10 The biggest problem in the rooms is one of acoustics - the air vents in Estabrook Hall are very loud, making it difficult to hear non- microphoned speakers. Also, the acoustics are tough in the other rooms, as well. 9.11 Not easy to reach rooms for those who are mobility impaired. 9.12 no easel at times etc. can make it tough 9.13 Makes it more time - consuming 9.14 Some of the rooms are admittedly tight for this. 9.15 The exposed pipes overhead in the Robbins Room are a hazard for tall people like me. 9.16 There is very little wiggle room in the Ellen Stone Room. 9.17 It would be nice to be able to check out an easel and all rooms ought to have large whiteboards or maybe even SmartBoards. 9.18 1 haven't been 'in charge' for any meeting. 9.19 NA 9.20 But only because, knowing there were none there, by default, proceded as best as we could without them. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 9) Have you found it difficult to make accommodations in any of the meeting rooms for presenters, easels or similar ancillary activities? Comments (cont...): 9.21 1 do not schedule meetings but those who do often need to look hard for spaces 9.22 But I haven't really ever had the need. 9.23 Yes, but I think that is because nobody in the library is responsible for helping with setup. Either that, or there is nobody who has experience with coordinating events or setting them up. I don't think it's lack of willingness. 9'24 make rooms easier for public to attend when they are not meeting participants (need better set ups for an audience' to observe but not participate) 9.25 Need wall mounted white boards, bulletin boards, etc. for posting papers during brainstorming sessions. 9.26 The setup people have always been very responsive, they're a good team from my experience. 9.27 Stone room 10) How would you rank each of the meeting rooms with respect to their furniture? Room Very Inflexible Somewhat Easily Modified D Don't know / NA flexible Estabrook Hall 16.7%(13) 42.3%(33) 16.7%(13) 24.4%(19) Robbins Room 5.9% (4) 25.0% (17) 10.3% (7) 58.8%(40) Ellen Stone Room 33.8%(25) 23.0%(17) 10.8%(8) 32.4%(24) Legion Room 10.3% (7) 29.4% (20) 7.4% (5) 52.9%(36) Bird Room 10.1%(7) 17.4% (12) 8.7% (6) 63.8%(44) Civil Room 7.4%(5) 5.9%(4) 7.4%(5) 79.4%(54) CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 11) During the heating season (winter months), please indicate how you felt the temperature was in each of the following rooms: Room Room Too warm Acceptable Acceptable Too cool Don't Know 1 NA Don't Know 1 NA temperature Temperature Estabrook Hall Estabrook Hall 3.8%(3) 49.4%(38) 51.3%(41) 7.5%(6) 48.1%(37) 37.5%(30) Robbins Room 8.6%(6) 24.3%(17) 28.6%(20) 1.4%(1) 74.3%(52) 61.4%(43) Ellen Stone Room 6.3%(5) 35.1%(27) 43.8%(35) 16.3%(13) 57.1%(44) 33.8%(27) Legion Room 5.6%(4) 26.8%(19) 29.2%(21) 4.2%(3) 70.4%(50) 61.1%(44) Bird Room 5.6%(4) 18.6%(13) 22.2%(16) 1.4%(1) 81.4%(57) 70.8%(51) Civil Room 0.0%(0) 18.1%(13) 18.3%(13) 2.8%(2) 81.9%(59) 78.9%(56) 12) During the cooling season (summer months), please indicate how you felt the temperature was in each of the following rooms: Room Too warm Acceptable Too cool Don't Know 1 NA temperature Estabrook Hall 2.6%(2) 49.4%(38) 0.0%(0) 48.1%(37) Robbins Room 1.4%(1) 24.3%(17) 0.0%(0) 74.3%(52) Ellen Stone Room 6.5%(5) 35.1%(27) 1.3%(1) 57.1%(44) Legion Room 2.8%(2) 26.8%(19) 0.0%(0) 70.4%(50) Bird Room 0.0%(0) 18.6%(13) 0.0%(0) 81.4%(57) Civil Room 0.0%(0) 18.1%(13) 0.0%(0) 81.9%(59) CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 13) Please indicate below if there were any acoustical issues in each of the following rooms: Issues from Issues from Room No Issues Within Outside Don't Know I NA the Room the Room Estabrook Hall 20.3%(15) 33.8% (25) 23.0%(17) 33.8%(25) Robbins Room 19.0% (12) 11.1% (7) 7.9% (5) 66.7%(42) Ellen Stone Room 30.0% (21) 12.9% (9) 25.7% (18) 37.1%(26) Legion Room 22.4% (15) 10.4% (7) 13.4%(9) 56.7%(38) Bird Room 14.1%(9) 10.9%(7) 1.6%(1) 75.0%(48) Civil Room 8.3%(5) 8.3%(5) 3.3%(2) 81.7%(49) Comments: 13.1 Would be improved by better audio systems 13.2 There are still acoustical issues in the main hall where Town Meeting is held. 13.3 Could hear people in lobby 13.4 Reverberations in Estabrook, corridor noise in Stone 13.5 In ES could hear outside too clearly 13.6 as above ... very loud reverberations from hallway and doors must be kept open due to open meeting rules 13.7 sound carries throughout the building. 13.8 HUGE echo in Estabrook and lobby; AC /Heater in Ellen Stone is loud 13.9 It would be helpful to have a guide to which room is which to help answer this survey! 13.10 Not sure I understand the question. Radiators ?? 13.11 Try holding an important public meeting with a symphony orchestra or glee club practicing next door. 13.12 air handling equipment 13.13 some lobby noise at times open mtg. req. open door 13.14 Noise in the building entry space carries into Ellen Stone. Corridors outside rooms are occasionally noisy. A question of scheduling, mostly. Sound doesn't carry well in 13.15 the Bird Room. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 13) Please indicate below if there were any acoustical issues in each of the following rooms: Comments (cont...): 13.16 hard to hear 13.17 Noise from the main lobby is a major problem in the Ellen Stone Room, especially during meetings that are open to the public when we cannot close the door. 13.18 air conditioning noise from both inside and outside makes it difficult to hear speakers, especially when the speakers are near the noise source. 13.19 Not every room is perfect. That's okay. It's a great public space. 13.20 echoing in Estabrook; noise from climate control in ellen stone 13.21 Estabrook: exercise class; Legion: Cary Hall 14) Are you aware that meeting rooms and halls in Cary Memorial Building are available to outside organizations and events on a fee based arrangement? Response Percent Number of Responses Yes Z 59% 41% 59 41 15) Would the necessity of a fee based arrangement for this type of use deter you or your organization from making use of the facility? Response Percent Number of Responses Yes 48.2% 40 No 51.8% 43 Comments: 15.1 We're a Town Committee and I fully expect to be able to use Town facilities in the Center to meet. We would be open to other public meeting facilities such as PW building if it were available. 15.2 It would be a return on our taxes if the rooms were available to residents with no fee required. Perhaps a refundable security deposit to be keep by the town to repair damage done by a user. 15.3 NC CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 15) Would the necessity of a fee based arrangement for this type of use deter you or your organization from making use of the facility? Comments (cont...): 15.4 All meetings I was in were Town - related, so there were no fees. For a NON- town - related group the fee would probably force us to meet in somebody's house 15.5 Possibly. 15.6 Does the fee applied to non - profits? Both residents and non - residents? 15.7 1 believe the custodial requirements are onerous 15.8 Depends on the fee, esp. for a non - profit 15.9 1 would say for most its a yes but it depends on the fee schedule compared to quality and services provided for the space 15.10 Possibly - where can I find fee information? 15.11 We are nonprofit and cannot afford and CML does not allow us to charge for seminars. We wish it allowed us to charge. 15.12 It depends very much on the organization and the event. 15.13 so long as the fee was reasonable 15.14 1 am currently involved with an organizaiton that rents Cary Memorial Building for its annual quilt show. Do not feel that Town Committees should be charged a fee to use the rooms. 15.15 The rooms are not currently convenient or modern enough to justify a fee. 15.16 Depends on the organization I guess. 15.17 My only use, so far, has been in conjunction with Town - sponsored activities. 15.18 If the building is already open for a Town function at a particular time, however, local nonprofits / community groups could perhaps have free access. Yes and no. Not necessarily. One thing that was odd was that I know someone who wanted to do a book talk at Cary and the library asked for a "take" of book sales. Apparently, authors are lucky if they make $0.10 / book, 15.19 so the library woudl have made $1.00 to $2.00. I'm not sure that that is worth it to the library. That person ended up not doing the talk because of a conflict, but maybe there is a need for more clarity about what kinds of events are there (and may be sponsored) for community benefit and what kinds of events there might be that the library could charge money for. 15.20 Depends on the size of the fee. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 15) Would the necessity of a fee based arrangement for this type of use deter you or your organization from making use of the facility? Comments (cont...): Fees are a good idea - but not market rate. The Museum of our national heritage moved to fees and they were 15.21 relatively high; usage suffered, or clubs felt too much of their small budgets would be chewed up for "just a meeting" 15.22 One presumes space needs upkeep, even if just a janitorial service. Churches do the same thing, with some exceptions for member - hosted non - profits. 15.23 If a fee would help give us better spaces, I would be happy to help pay for it. 15.24 Actually, it all depends on what you mean by "outside organization." 15.25 Few non - profit organizations are willing to pay for meeting space when there is free meeting space available. 16) My responses are based on my use of Cary Hall as (check all that apply): User Type Percent Number of Responses Resident 68.3% 69 Town Meeting Member 44.6% 45 Committee Member 67.3% 68 Organization user /renter 19.8% 20 Have not used Cary Hall 4% 4 Other (please specify) 6.9% 7 17) Do you have any other suggestions for improvement of the facilities available in the Cary Memorial Building that have not been addressed on this survey? Comments: 17.1 Is there an elevator, and if so, where is it ?? 17.2 Just for your info, I haven't meet in many of the rooms so that is why I have not answered. 17.3 Update the restrooms 17.4 Nothing is done for visually impaired to help them with what is presented on the screen in the meeting rooms. 17.5 Acoustic baffling should help somewhat for music in the Hall. Better microphones for public meetings CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 17) Do you have any other suggestions for improvement of the facilities available in the Cary Memorial Building that have not been addressed on this survey? Comments: 17.6 Please make sure the bathrooms are ADA compliant. 17.7 1 already mentioned above, but Estabrook needs to have some sound absorbing materials. As it stands, its Acoustics (listening to others) is horrible. 17.8 No 17.9 Improve restrooms, kitchen facilities, coat closet(s). 17.10 Clearer signage - perhaps a diagram 17.11 The main hall and stage need better access for disabled 17.12 Outfit Cary Hall for musical performances -- better lighting, sound. 17.13 It would be nice if Estabrook Hall could be secured such that it could be used without allowing access to the rest of the building. (similar to the library's meeting room) 17.14 Please discuss suggestions with the Commission on Disability. We can provide additional input re. specific suggestions and modifications. I would say be very careful about pouring a lot of "improvement" money into a facility that is not particularly well - suited for meeting use in the first place. As a Committee member who has had to suffer through a relatively 17.15 large number of meetings in that facility, I would say it is one of my less favorite places to meet due to ambient noise, lack of decent (and quiet) climate control, general dinginess and obsolescence and discomfort. Without a radical (and probably prohibitively expensive) renovation of this building, I would not make it the location of choice for a lot of expensive high tech meeting equipment. 17.16 The main hall is an acoustical disaster for the citizen with hearing issues. 17.77 Chair in Cary Hall - Town Meeting Members constantly complain. Very bad back support and too hard for sitting several hours. Marsha Baker Handicapped Accessibility for the stage areas of the main hall and Estabrook hall must be addressed. If the 17.18 stage extension was accessible we would not need to remove it for our show and would not need to pay the extra fee for this removal. In addition having the stage area available would give us more room for our event and make the front lobby and stair way areas less crowded. 17.19 Eventually we need to improve the bathrooms and theatrical dressing room spaces as well as lighting and other) equipment for theatrical presentations. 17.20 Some multimedia capabilities, i.e. connecting a laptop to a projector are essential for meetings in this day and age. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 17) Do you have any other suggestions for improvement of the facilities available in the Cary Memorial Building that have not been addressed on this survey? Comments: Please discuss issues with Harry Forsdick and Shelby Kashket of LexMedia and Narain Bhatia of Nonprofit Net 17.21 781 - 861 -1143. There are lighting issues and.other points not raised in this survey. They have been using the meeting room extensively. 17.22 Soundproofing is needed in all spaces as is better lighting, sound systems and video coverage systems. Connecting all spaces to LexMedia is also a very good idea. 17.23 The basement could use a general sprucing up, especially if its use is expanded. have a link on the town and library website about its availability, costs, etc. Could you make it available for free 17.24 for PTA groups? Sometimes the schools are not the best location for an event but the PTA doesn't really have the funds to pay for room use. 17.25 Upgrade acoustics in Cary Hall! I caution you re: results you might get as completing such a survey in a vacuum can be dangerous. I might 17.26 ideally want some betterments in rooms but if I had to choose between that and some other expenditure on buildings, I might respond differently. 17.27 a diagram of the rooms would have been helpful. I do not know the names of each of the rooms 17.28 Accessible entrance on the lower level, to access Estabrook Hall 17.29 The addition of a knowledgeable A/V person has been a HUGE improvement. Thanks! Acoustics in main hall are TERRIBLE. I went to a Cary Lecture Series event and I could hardly hear the presentation. (And it was music!!!!) I would think that some performers /lecturers would not want to use the space. Front doors are difficult for the elderly to open. There should be clearer maps /guides /signs in front 17.30 lobby. It is very unclear where people are supposed to go. If you come into the building and there are not a lot of people around, it feels like you are in the wrong place. I think the lighting is crappy is some of the meeting rooms. This building is such a great resource, but it is not managed properly. It should not be such a mystery to use the lighting /sound in the main hall. The town should hire someone familiar with theatre /fine arts admin to figure out how to improve this facillity. I have been desperately looking for a meeting room in Lexington where I could have a business meeting. 17.31 Happy to pay a reasonable fee for it. Did not know about the Cary hall meeting rooms. Sounds like a wonderful opportunity! Publicize it and terms of rental! 17.32 Whatever you do, do not remove hatracks from the bottoms of the seats in the main hall balcony! They are historic and make me smile everytime I see them. CARY MEMORIAL HALL 2011 TOWN SURVEY RESULTS 17) Do you have any other suggestions for improvement of the facilities available in the Cary Memorial Building that have not been addressed on this survey? Comments: Handicapped access, especially to the Bird Room, and to the circle sidewalk - -both ASAP. Also, lighting in the rooms was not addressed, and should be. And consideration should be given to adding keyless entry to the 17.33 meeting rooms so that the sponsor of a meeting might be given a code to get into the room without the attention of a custodian - -with the custodian only re- setting the code, after the meeting time, at the custodian's Ris]117La11ra11K.) 17.34 This survey is a very good idea. Thank you from the users! 17.35 The men's rooms are PREHISTORIC!! 17.36 The town website only describes the hall, with a mention of Estabrook. There's no mention of the other rooms (size, location, layout,...). I'll bet most people don't even know they exist. 17.37 Fixing the old (built -in) water fountain in the basement lobby. The library is a wonderful part of the community. I have been a longtime supporter. I am not a technophobe, but have found that the cost to support technology it typically underestimated and so am hesitant to conclude that 17.38 technology is the answer. I think it's better to spend the money in other ways, like trying to have more events, whether for seniors or school kids or families ... How'bout bringing back the summer movies projected onto the outside of the building. 17.39 In any room where LexMedia or other cameras are not out in plain sight you should have an illuminated sign that tells people in the room they are "on the air" when the camera is operating 17.40 some kind of dressing room area for productions, in addition to the hallways 17.41 WiFi in the main hall, also in Selectmen's meeting room. Sorry, but my comment is for the larger main hall. I would love a large comfortable gathering space for the community, whether it be for lectures, performances, or larger town -wide meetings. For the larger hall that 17.42 would include better acoustic treatment; unfortunately, I often cannot hear what is being said on stage due to the noise arising from the audience sections. There does not appear to be any sound attenuation in the hall. Comfortable updated seating would be great, too. 17.43 Improve bathroom facilities. Handicap access to large room on third floor. You didn't ask about the air circulation -- sometimes it's not about too hot or too cold as it is about too stuffy. 17.44 The air circulation in Cary Hall could be improved, as could air circulation in Ellen Stone (the overhead fan helps) and Legion Rooms. One of the more useful changes that would help in reconfigurability would be to get lighter- weight yet very 17.45 sturdy tables that could be moved easier than the big old fashion tables in those rooms now. That would make these rooms much more useful.