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HomeMy WebLinkAbout2012-07-31-CMB-min �` s177sR"!"°� TOWN OF LEXINGTON ��x F` Ad hoc Cary Memorial Building Program Committee v.: „,„ .5 (AhCMBPC) Ti fan APRIL F 'ski N61°� Tuesday July 31, 2012 Legion Room, Cary Memorial Building 1605 Massachusetts Avenue Present: Members (Fred Johnson (Chair), Bonnie Brodner,Wendell C. Kalsow, Hank Manz, Nancy Shepard), Liaison CEC (William Hurley), Liaison PBC (Gary Lerner), Liaison AC (Richard L Neumeier), Liaison CAC (Linda Roemer), Liaison to Town Manager (Michelle Stevens),Administrator (Pat Goddard), and Consultant (Don Mills & Michael Born) The minutes were recorded by Pat Goddard The meeting convened at 6:30 PM Agenda Item 1: Discuss format of committee, should a Chair be selected among the five (5)voting members Hank Manz recommended that the committee select a chair to moderate the meetings Discussion ensued on the responsibility of the chair, the time requirements of the position, the conflicting schedules of members, and specific obligations all ready made by members After discussion, Fred Johnson was nominated as Chairman (Hank, Wendall) and approved (3-0, Fred Johnson abstaining)Nancy Shepard was nominated as Vice-Chairman (Hank, Wendall) and approved (3-0, Nancy Shepard abstaining) Agenda Item 2: Discuss strategy for developing base project components and optional components (ranked high to low public value) The committee discussed options on how to proceed in identifying the scope of work that should be recommended to the Board of Selectmen One option is to target a specific dollar amount and then recommend the preferred scope of work that meets that budget A second consideration discussed was whether the committee should also be investigating if there is other space in Town that could be utilized as opposed to renovating Cary The committee referred back to the charge, discussed options to prioritize the project tasks for"high to low public value", and then concluded that as a starting point they would each rank the tasks identified in the handout and submit to Pat Goddard by Monday August 6th for tabulation and discussion at the next meeting The ranking will be individual committee opinion of public value with 10 = should implement, 5 = should implement if we have enough funding, and 1 = do not need to implement The items to rank are including in the handout, pages numbered 34 -39 Accessibility Improvements (tasks 1 through 14 , pages 34 and 35) Auditorium & Support Spaces (tasks 1 through 20 , page 35) Miscellaneous Improvements (tasks 1 through 11 , page 35) Exterior Structural Repairs(tasks 1 through 9 , page 36) Interior Structural Repair (tasks 1 though 5 , page 36) Structural Modifications (tasks 1 through 10 , pages 36 and 37) Mechanical-Fire Protection System Improvements (task 1 page 37) Mechanical Plumbing System Improvements (task 1 page 37) Mechanical HVAC System Improvements(task 1 page 37) Electrical Improvements (tasks 1 through 9 , pages 37 and 38) Acoustical Improvements (tasks 1 through 12 , pages 38 and 39) Repairs and Improvements to Stage Rigging(tasks 1 through 7 , page 39) The ranking should be written in the left margin next to the task number Comments can also be written for inclusion in the tabulation Agenda Item 3: Discuss schematic work scopes to support ranking of project components This agenda item was deferred to future meeting, due to time limitations Agenda Item 4: Review illustration options with Michael Born and Don Mills Michael Born and Don Mills discussed the use of illustrations to help communicate the vision of proposed changes Michael demonstrated an illustration produced for the Hancock Church showing a proposed renovation The committee discussed options for illustrations of changes in Cary Memorial Hall Don Mills said that the aurelization will also demonstrate acoustically the proposed changes along with the illustrations The committee recommended that the three illustrations include a typical Town Meeting, a Symphony Performance, and the use of the Hall for a Quilting Show Agenda Item 5: Discuss meeting schedule and set next meeting(s) The committee agreed that they should meet at least monthly and that they were all not going to be able to be present over the next six weeks due to other obligations After discussion the following meeting dates were set August 29, 2012 6 30 PM September 19, 2012 6 30 PM October 17, 2012 6 30 PM November 14, 2012 6 30 PM The committee discussed a comment that meeting in the Town Office Building may be preferable, as Cary Memorial Building access tends be difficult The committee agreed that if meeting rooms are available in the Town Office Building than the committee can meet in that building, but if not they would meet in the Cary Building The meeting adjourned at 8:30 PM. 2 2 SUMMARY REPORT Isaac Harris Cary Memorial Building Evaluation 1605 Massachusetts Avenue Lexington, Massachusetts t 4. - - _ _ - L. r- . i —.4r a J J kyr-7 ..�. 55 F illi ` \ -_— — 'r' - _ - _. .a, 4 ..3....7. 3,44 sr.........,__ - -, - ItION4,���; , a 'uuP • ill I •,.R ;; a �y� -4th Mills Whitaker Architects LLC PO Box 750089 Arlington MA 02474 I June 2011 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 L.F. _ Mi = t'�s PEE l ' • ii:mN /➢ iR6 _7 LI FORMER DRESS! G ROOMS IF GREEN IS _ .y 1 I FACILITY ROOM 1 RECREATION STORAGE -- 1� STORAGE [ 4• YI f i 1 I r � ii RECORDS GYIi -' RECORDS i 0� I ISI ' _ ■ 0© .. �£ n 1'..F I I_ STAGE __I L == BDILEI#S �� F� "ry�i STAGE Ili I I RECORDS I[[ » RECORDS NI I I ESTABROOK E — I I®MINCE. i ESTABBROCK T BOILER RM HALL WORKSHOP HALL - 11 --li J I1E 9J t 0 ---E Q[} __E ROBSiN3 ELEy %• EL-ZT` ROBBIS f E. ELEV U V I j ini RCH1M I � _ Room 10, .elr _ 0 1 Ir r_ NI LOWER L0 Y IIIIB 1 YLy�yY � LOWER LOBBY Illllnll� II MEN mil M _ kirI9���III�TE J- ® VAULT .uul' Li' If QwOMEN a VAULT `hum I 1 MEN .pi.. RECORDS I:.J r+oarn -• pIrqie�clao NOHTM 4 Is II a r 10 EXISTING BASEMENT LEVEL PRELIMINARY BASEMENT LEVEL BASEMENT LEVEL IMPROVEMENTS INCLUDE: A: Renovate and expand Men's and Women's Rooms and remove existing unisex toilet B: Restore the historic drinking fountain in the Lower Lobby C: Provide sound attenuation in the Lower Lobby and refurbish lighting fixtures D: Improve functionality, lighting and acoustics within the Robbins Room E: Renovate entrance area of Estabrook and improve functionality, lighting&acoustics F: Provide accessible ramp to small recital and presentation stage in Estabrook Hall G: Renovate boiler room and electrical room areas, provide maintenance workshop area H: Sound isolate the stairways between the back-of-the-house and stage level above I: Replace handrails and guardrails in the two back stairways to improve safety J: Modify and consolidate portion of former dressing areas used for facility storage K: Create an accessible sound-isolated Green Room for use by performers and musicians Cary Memorial Building Evaluation Mills Whitaker Architects LLC May 2011 /Town of Lexington MA SUMMARY REPORT/Page 6 iiI!' 11111 • MAIN MAIN STAG E •. _ STAGE 'CI) 0i 6 F: -. a. ; u _ WIA II THRUST 1 �i 1 STAGE __ Y 1 _ .1—. ill' I, MAIN HALL I II MA{N HALL I' l Li r i' �I-'--I i---I �— E ir 7 ` II ai® ®a+ ELEV `` -- ::_mal ELEV ..j ELLEN ENTRANCE ELLEN - i STONE ROOM ENTRANCE LOBBYAN ] ROOM ( LOBBY 011I- �i�.... L REM ENTRY RAMP `-- i Un i'' V' -i �— I �'' nll �i L IA x hUl 1 tar., ,m 1 NORTH I I { NORTM By IKE RACK I _ '='=I=, BRICK WALKWAY JJ—��_ INACCESSIBLE PARKING SPACES i i I i 4pl EXISTING FIRST FLOOR PLAN PRELIMINARY FIRST FLOOR PLAN FIRST FLOOR PLAN IMPROVEMENTS INCLUDE: A: Provide central drop-off area in circular drive adjacent to entrance area B: Provide accessible parking spaces adjacent to entrance area (total of five) C: Reset brick walkways over asphalt substrate and provide accessible curb cuts D: Replace deteriorated accessible entrance ramp and expand bicycle parking E: Improve functionality, lighting and acoustics within the Ellen Stone Room F: Provide sound attenuation in the Entrance Lobby and refurbish lighting fixtures G: Provide accessible handrails and door operators at existing ramped corridors H: Improve acoustics for amplified speech, improve lighting, refurbish fixed seating I: Replace handrails and guardrails in the two back stairways to improve safety J: Provide a permanent thrust stage, retractable acoustical shell & enhanced lighting K: Provide a wheelchair lift to serve the Stage and renovated Green Room below Cary Memorial Building Evaluation Mills Whitaker Architects LLC May 2011 /Town of Lexington MA SUMMARY REPORT/Page 7 FLY FLY GALLERY GALLERY 1 J gm _ II �_11' f li* —I i—� c _ y I MAIN HALL - MAIN HALL I BALCONY LEVEL - BALCONY LEVEL 1- f ! QQ q j i:e .u;�r Hyl: § ,.. � .u." ELEV II J -rn .,n- CIVIL J -+ '�� - LEGIgN CRC+OM 88R0 u` : ROOM I, CL '� BIRD HQOM 1111111 ROOM ,E,' fl !1111ll. E ,1911111 +i R ice- , T M tl111 — sr _ ,1110 -.y I- .I 1II111 ,' — . l— P s g' Is @'+' W iR F I d —L I EXISTING SECOND FLOOR PLAN PRELIMINARY SECOND FLOOR PLAN SECOND FLOOR PLAN IMPROVEMENTS INCLUDE: A: Provide access to Civil Room (see G), improve functionality, lighting&acoustics B: Restore the historic drinking fountain in the Upper Lobby area C: Provide access to Bird Room (see D), improve functionality, lighting&acoustics D: Provide a wheelchair lift to serve the Bird Room & Upper Balcony seating areas E: Improve functionality, lighting and acoustics within the Legion Room F: Provide wheelchair seating in four locations of balcony within fixed seating areas G: Provide removable seats in central front row for wheelchair access to Civil Room H: Improve acoustics for amplified speech, improve lighting, refurbish fixed seating I: Replace handrails and guardrails in the two back stairways to improve safety J: Provide a permanent thrust stage, retractable acoustical shell & enhanced lighting K: Improve rigging systems, lighting,fire curtain and smoke exhaust system in Fly Gallery Cary Memorial Building Evaluation Mills Whitaker Architects LLC May 2011 /Town of Lexington MA SUMMARY REPORT/Page 8 Preliminary Budget Based on the recommended scope of improvements, the conceptual construction cost and related project costs result in a preliminary budget of approximately $7 75 million, in current dollars, assuming that the work would be implemented as a single project The budget will need to be verified in the future once the work scope and schedule have been finalized $6,036,916 Conceptual Construction Cost $1,704,783 Related Protect Costs &Allowances $7,741,698 Preliminary Project Budget for a Single Project Project Phasing If the Town determines that a single project is not fiscally possible, then the work could be implemented in phases However, a phased project will be less efficient, will require deferral of certain aspects of the work, and will inevitably exceed the cost of a single project The approximate cost of phasing the Cary Memorial Building project, in current dollars, would be $9 4 million, an estimated increase of $1 68 million dollars, or 22% higher than the cost of a single project in current dollars The distribution of work items and approximated budgets for each phasing option are noted below PHASE 1 Accessibility&Auditorium (without HVAC improvements) $ 2,816,836 PHASE 2 Estabrook, Lobbies,Toilet Rooms& Stage Support Areas $ 1,766,509 PHASE 3 Other Meeting Rooms, HVAC Systems, Fire Protection $ 3,781,560 PHASE 4 Site Improvements (Ramp, Drop Off, HCAP Spaces) $ 548,777 Restoration & Repairs to Existing Fixed Seating in Auditorium $ 255,000 Replacement of Existing Acoustical Shell Array on Stage $ 250,000 PRELIMINARY BUDGET for PHASED PROJECTS $ 9,418,682 PRELIMINARY BUDGET for SINGLE PROJECT $ 7,741,698 APPROXIMATE COST INCREASE FOR PHASED IMPROVEMENTS $ 1,676,984 The Phases have been determined based on an understanding of the facility and of users' needs coupled with prioritization of elements that would provide the greatest level of perceived improvements in a sequential order For example, Phase 1 includes improvements to the Auditorium along with the provision of accessibility to the Bird Room, Civil Room and the Stage However, HVAC improvements would be deferred to Phase 3, still requiring the system to be turned off during acoustically sensitive events Similarly, renovations to the Green Room below the Stage would be deferred until Phase 2 Executing the project in phases would result in more extensive disruption to ongoing occupancy of the building due to the need for sequential, multiple projects Expectations of the public may be challenged through this series of projects the work scope will not address all concerns simultaneously Accessibility variances, which are not assured, would need to be obtained incrementally since not all of the building's various elements and spaces would be made fully accessible in any one phase Cary Memorial Building Evaluation Mills Whitaker Architects LLC June 2011 /Town of Lexington MA SUMMARY REPORT / Page 9 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 Accessibility Improvements Auditorium & Support Spaces Miscellaneous Improvements Exterior Structural Repairs Interior Structural Repairs Structural Modifications Mechanical— Fire Protection System Improvements Mechanical— Plumbing System Improvements Mechanical— HVAC System Improvements Electrical Improvements Acoustical Improvements 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 $1,704,783 Related Protect 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