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2013-08-06-CMBRD-min
TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee Tuesday,August6,2013 .. Placeandtime:TownOfficeBuilding,ParkerRoom(G15)7:00 PM MembersPresent:NancyShepard,Chair;FredJohnson,ViceChair;LenMorseFortier,Linda Roemer,GaryLerner,DonnaHooperandWendallKalsow Member(s)Absent:JeffLeonardandMarshaBaker LiaisonsPresent:RichardNeumeier,LiaisontoAppropriationCommittee,HankManz,Liaisonto BoardofSelectmen,WilliamHurley,LiaisontoCapitalExpenditureCommittee Alsopresent:PatGoddard,Facilities;DonMills,MillsWhitakerArchitects;DavidKanter RecordingSecretary:JeanCurran ThemeetingwascalledtoorderbyMs.Shepardat7:00p.m. 1.MembersComments:Thosepresentintroducedthemselvesanddescribedtheiraffiliationand/or background. 2.AccessibilityVarianceApplication DisabilityCommissionSupport:DonMillssharedthatlastThursdayhemadeapresentationtothe CommissiononDisability(COD)andreviewedthedraftvarianceapplication.TheCODgavetheirfull supportandalsoprovidedaletterofsupport.Mr.MillsstatedthattheCommitteemustreviewand approvetheApplicationforVariance(Application)inorderforhimtosubmitittotheMassachusetts ArchitecturalAccessBoard(MAAB). VarianceApplicationBasis:Mr.Millsstatedthatthevariancesarerequiredduetotheneedforfull compliancewithcurrentregulationsastriggeredbyconstructioncostinexcessof30%ofthevalue ofthebuilding,exclusiveofland.Thevalueofthebuildingisapproximately$4millionandthecost oftheworkisapproximately$7.8million.Mr.Millssharedhowhegottheproportionaladjustment oftheassessedvalue.Theamounttofullycomplywithcurrentregulationswouldbeapproximately $1.5millionmorethantheproposedcostofconstruction. DavidKantersharedhisthoughtsonthelandandassessedareaforthethreebuildings. ClarifyAccessibleParkingSpaces:Mr.MillsupdatedtheCommitteeregardingthenumberof handicappedparkingspacesandcategoriesofparkingspaceswithinthecomplexofthethree buildings(TownOfficeBuilding,CaryMemorialHallandthePoliceStation).Thereare83total parkingspacesavailabletothepublic,including5spacesthataremarkedasaccessible(2intherear thatservetheTownOfficeBuilding,2infrontofCaryMemorialBuildingateachendofthedriveway AhCMBRDCMeeting8.6.13 TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee and1nexttotheWhiteHouse.)TheCommitteeisnotaskingforavarianceforthenumberof handicapspacesandstillneedstodiscusshowtomakethehandicapspacesmeetcurrent accessibilitystandards.Mr.Millsstatedthathewouldprefertodeferthisdiscussionuntilthecivil engineerhashadtimetoreview. ClarifyBackstageandStageAccess:Mr.Millsnotedthatallpersonsmustbeabletoaccessthe stageandbackstageareasinthesamewayinordertocomplywiththeregulations.Thevariance applicationproposesafourstopverticalwheelchairliftandabackstagerampinordertoprovide Stage,GreenRoomandEstabrookStage.Therampwillprovideaccess accesstotheBattinHall fromEstabrookHalltotherecitalstagealongwithaccesstothelift.Thestairwayinthenortheast cornerwillbereconstructedinordertoprovideaccesstotheliftandbackstageareas. TherewerequestionsandcommentsfromtheCommitteeregarding(i)thenumberoffeetrequired betweeneachstop;(ii)whetheravarianceisrequiredforfourlandingsonawheelchairlift;and(iii) isthelocationappropriateforawheelchairlift. Mr.Millsresponded(i)thewheelchairverticalliftneedsaminimumofteninchesbetweeneach stopandamaximumriseoftwelvefeetoverall.Theproposedlifthasanoverallriseoffourteen feetwhichwillrequireavariancefromtheElevatorBoard.Hedidnotthinkavariancewouldbe neededforthetotaloffourlandings,butwillreviewthecodesandreportbacktotheCommittee. AccessibleSeatinginBattinHall:Mr.Millsreviewedtheaccessibleseatingareasandsharedthat therewillneedtobesixwheelchairseats,sixcompanionseatsandsixarmlesschairsinaccessible areas.Thisiscalculatedbasedonthenumberoffixedseats.Fourofthesixrequiredwheelchair seatsandcompanionseatswillbeprovidedintheBalcony.Theremainingtwowheelchairseatsand companionseats,alongwithallarmlessseats,areproposedinthelooseseatingareaswhichwill requireavariance. Ramps:Mr.Millssharedthatrebuildingtheentrancerampintothebuildingwillnotrequirea variance.HethenreviewedtheinteriorrampsandproposedworkinEstabrookHall(existingramp andbackstageramp)andexistingrampsinthesidehallwaysoutsideofBattinHall. Doors:Allexterioregressdoorsforanassemblybuildingmustbeaccessible.Thereareeightegress doorlocations,fourareaccessible(orwillbemadeaccessibleaspartofthework)andtheremaining fourdoorswillbepartofthevariancerequest.Thefouregresslocationsrecommendedasbeing accessiblearepositionedtothefront(servingthelobby),thetwostairsatthebacknorthwestand northeastcornersoftheAuditoriumandthebackstagearea(GreenRoom). DonMillsreviewedtheremainingfourexitdoorsthatarenotaccessible:EastStairExit(tostairs leadingtoPoliceStation),NorthwestStairFirstFloorExit(tofireescapestairs);andStageStairExits (apairofdoorsleadingdirectlytotheexteriordrivewayatthenorthsideofthebuilding). AhCMBRDCMeeting8.6.13 TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee DonMillsreviewedthevariancerequestsfor16doubleleafdoorways:(i)6serveascontrolled entrancesintotheAuditoriumduringevents;(ii)6serveasexitsfromtheAuditoriumorpassage intotheNWandNEexitstairs;(iii)1pairislocatedatthetopofthewestpassagewayrampintothe lobby;(iv)1pairisatthewestentranceintoEstabrook;(v)1pairisatthewestopeningfortheBird Room,and;(vi)1pairisintotheCivilRoom(aroomthatwillnotbemadeaccessiblebytheproject). DonMillssuggestedthateachpairofstairwaydoorsreceivemagneticholdopendevicessotheywill automaticallycloseintheeventofafire.Inotherlocations,thereareeither(a)alternative accessiblepathsthatprovideaccessintotherooms,or(b)thedoorsinquestionarenormally doorsarealwaysleftopenandmodificationsarenotrequired. controlledbyushers,or(c)the Thereare9singleleafdoorsthatdonotmeetclearancerequirements.DonMillssuggestedthatthe Committeeaskforrelieffordoorsthatdonothaveenoughclearancesince,ineachlocation,an accessibledoorwayisproposedinadifferentlocation. Stairs:Thereareatotaloftenstairwayswithinthebuilding.DonMillsreviewedthetwotypesof nosingsinthebuilding,neitherofwhichcomplywiththecurrentrequirementtohaveaslopedriser oranonabruptnosing.Mr.Millssharedthatfullcompliancewouldalterthehistoricfabricand theircurrentconfigurationsarenotconsideredtobeparticularlyhazardous. GuardrailsandHandrails:Thehistoricwallmountedhandrailsinthelobbystairsatthefrontofthe buildingarenotcompliantintworespects(i)mountingheightisЌЊ͵Ўͼand(ii)thecleardimensions betweenthehandrailandadjacentchairrailis(1ЌΉБͼΜ͵Theguardrailsdonotcomplywithcurrent heightregulationsandalsowithlocation(interruptedbynewelposts).DonMillsisrequestingfull relieffortheserails.Thebackstairwellhandrailswillbereplacedormodifiedtocomply.Don suggestedretainingallrailingsinthebalconyandaddingrailingsononesideofeachaislethatisnot adjacenttoawall.DonMillsalsosuggestedraisingtheguardrailinthecentralcrossaislebecause thisisamajorpath,whilenotraisingthesidebalconyrailssincetheydonotserveascrossaisles. TherewerequestionsfromtheCommitteeregardingthemountingheightswhichwouldplacethe buildingintocompliance. ExistingPassengerElevator:iscompliantandprovidesaccesstomostpublicspacesexceptthetwo stages,theformerdressingroomandtwomeetingrooms(BirdandCivil).TheCivilRoomwillnotbe scheduledforusebythepublicduetothecostofprovidingaccesstothatspace. VerticalWheelchairLifts:Twoverticalwheelchairliftsareproposedforaccesstothethreeareas theexistingpassengerelevatordoesnotserve(AuditoriumStage,GreenRoomandtheBirdRoom.) Inaddition,theAuditoriumliftwillprovidehandicapaccessbetweentheGreenRoomandthe Estabrookstage.Variancesfortheseliftswillberequired. PublicToiletRooms:Atthebasementlevel,theexistingunisextoiletroomwillberemovedand accessiblefixtureswillbeincorporatedintofullyrenovatedƒĻƓƭandǞƚƒĻƓƭrooms.Novariance AhCMBRDCMeeting8.6.13 TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee willbeneededinthebasementlevel.Thefirstfloorunisextoiletroomwillrequireavariancein ordertoberetainedasissinceitisnotcompliant.TheGreenRoomaccessibleunisextoiletroom willrequireavarianceforminimumsize,butallrequiredclearancesareproposedtocomply. TherewerequestionsfromtheCommitteeregarding(i)grabbars;(ii)dispensersand(iii)automatic doors. DrinkingFountains:Mr.Millssharedthattherearethreeexistingdrinkingfountainsinthebuilding, oneisaccessibleandtwoareinoperablehistoricstonedrinkingfountains.Twoaccessibledrinking fountainsareproposedandvariancesarerequiredforretentionofthehistoricfountains.If variancesarenotgrantedforreuseofthehistoricfountains,Donproposestoleaveasis. PublicHearings:DonMillstohanddeliverthecompletedvarianceapplicationtotheExecutive th DirectoroftheMAABbyAugust9sothatitwillbeanincomingcasebeforetheMAABonAugust 26th.Publichearingsarescheduledtwomonthsout,butmaybeabletogetintoacancellationslot. DavidKantersharedhisthoughtsonaccessibility. TherewerequestionsandcommentsfromtheCommitteeregarding(i)obtainingacopyofthe Application;(ii)wouldPatGoddardrequestaletterofsupportfromBruceDempsey,ActingBuilding CommissionerTownofLexington;and(iii)futureresolutionofhandicapparkingspaces. MotionforPatGoddardtoCommunicatetotheBuildingCommissionerandRequestLetterof SupportfortheProjectandSubmitwiththeApplication(Roemer,Johnson)702absent MotiontoAcceptProposalasDonMillshasPresented(Roemer,Johnson)702absent. 3.PlanResolutions ƚƒĻƓƭRoom,VaultandStorage:TheCommitteediscussedsubdividingtheRobbinsRoomand providingasmallermeetingroomwithmorerecordstoragebehinditasareadingroomforrecords. ThemajorityuseofthisspacecurrentlyistheRecreationDepartmentbutwiththeupcoming CommunityCenterthiswillfreeupsomespace.Thevaultspaceacrossthelobbywillremainasis. TherewerequestionsandcommentsfromtheCommitteeregarding(i)howmuchspacewascutout ofthemeetingroomandweremembersinfavorofthischange;(ii)coatstorageduringeventsand possiblyusingwheeledracks;and(iii)meetingroom,equipmentstorageandtownclerkstorage. EstabrookEntry,ExitandRamp:TherearetwoentrancesintoEstabrookoneachsideofthe abandonedprojectionbooth.Thewesternentrancecontainsoriginalfeaturesandtheeasternwas modifiedin2000duetotheconstructionoftheadjacentelevator.DonMillssharedthevarious iterationsoftheredesignofthisareagiventheplannedremovalofthegalleryspaceandthe provisionofastorageroomfortablesandchairs.Heproposedkeepingtheupperlandingsleading intotheroomunchangedforlessdisruptiontothehistoricfabric.Thegallerylevelwillbealtered AhCMBRDCMeeting8.6.13 TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee andthelowersetsofstairswillbecurvedtoleadintotheroom.Railingswillbelocatedatboth sidesofthestairsandrampattheeastside,butonlyononesideofthelowerstairsinorderto morecloselyreplicatetheoriginalconfiguration. TherewerequestionsandcommentsfromtheCommitteeregarding(i)landings;(ii)willthere beaneedtoremovethefloorandexcavateand(iii)willdoorsinsideEstabrookbeautomatic. MotiontoAcceptPlanResolutionsasPresentedbyDonMills(Johnson,Kalsow)The MotionwasApproved 702absent 4.PendingItems CateringKitchenFixtureScope:DonMillsupdatedtheCommitteeregardingupgradingtheserving areaadjacenttoAuditoriumandcastcateringareaandthatheviewedtwohistorictownfacilities andlikedhowtheyworked.UnliketheCMBkitchens,thetwootherkitchensarestaffedby professionalcaterersratherthanvolunteersandthereforedonotneedtobeaccessible.He suggested(i)addingaseconddoorwayintotheservingareaforaccessibility,(ii)turningspacefora wheelchairateachendoftheservingarea,(iii)anaccessiblesink,adeeperutilitysinkandahand sink,(iv)smalldishwasher,(v)warmingovenandmicrowavearea,and(vi)arefrigerator.Inthe castcateringkitchen,Donsuggestedusingthesameappliancesasintheservingarea. TherewerequestionsandcommentsfromtheCommitteeregarding(i)doweneedshelvesor cabinets,(ii)paperware;(iii)whatpercentageoftheGreenRoomwouldbeforakitchenarea, restrooms,changingroomsandwarmupspace;(iv)wouldtablesbeprovided;and(v)shouldwe leavetheGreenRoomflexibleinorderformusicianstobringinstrumentsandforperformersto bringinpropsandcostumes. DavidKanterspoketotheFF&E. FacilityWorkshop,StorageandSnowBlowers:TheCommitteediscussedsnowblowerstorageto belocatedoutsideofthebuildinginalockedshedwhichwouldbeconcealed.Thestorageofpaper goodsservingallthreebuildingsandotherthingsarelocatedinvariousplaces,includingobtrusive metalcabinetsinhallways.Thereisaneedtohaveamoreconsolidatedspace.TheCommittee discussedstorageneedsandventilation. BattinHallCeilingImpact:DonMillsreviewed(i)theAuditoriumisnotsprinklered,butthe Committeehasagreedtosprinklerheadsrecessedinthebuilding;(ii)concealedacousticalbattens atthesidewallswillrecessintotheceilingbetweenmoldingssoastonotbevisible,butthiswill requirecuttingtheceiling;(iii)theacousticalbafflescouldpossiblybetranslucenttoallowlightto passthrough;and(iv)lineardiffuserattheperimeterwouldprovidemoreevendistributionofair. BattinHallLighting:DonMillssuggestedgoingbacktolowerwattagebulbsintheexistingfixture areasandusingthosesourcesforambiencewhileprovidinghouselightingwithsmallsquarefixtures placedintheceilingaspertheoriginalstudy.Lightingwillalsobeimprovedforthestage. AhCMBRDCMeeting8.6.13 TOWNOFLEXINGTON AdhocCaryMemorialBuildingRenovationDesignCommittee DavidKantersharedhisthoughtslighting. TheCommitteehadcommentsandquestionsregardinglighting,cameras,microphones,sound systemandwhetherLexMediawascontacted. TicketBooths:DonMillsreviewedtheissueswiththeticketboothsandsharedthathedidnot believethatitwouldbenefittheCommitteeiftheywereagaintobeusedasticketbooths.The locationsarenotidealandmodificationswouldneedtobemadeforaccessibilitycompliance. TheCommitteehadcommentsandquestionsregarding(i)ticketbooths,(ii)sellingticketsonthe fronttablesinthelobby;(iii)useatableinfrontoftheStoneRoomforpickupoftickets;and(iv) notchangetheappearanceoftheticketboothsandnotrestorethatoriginalfunction. MotiontohaveDonMillsInvestigateallitemsonpendinglistwiththeexceptionof restoringtheuseoftheticketbooths(Roemer,Kalsow)702absent 5.ApproveMeetingMinutesJuly17,2013 TheCommitteediscussedrevisionstotheMeetingMinutesdatedJuly17,2013. MotiontoApproveMeetingMinutesofJuly17,2013,asamended(Kalsow,Roemer)702 absent. 6.ScheduleNextMeeting(s):ThenextmeetingwillbeheldonSeptember19,2013 7.Adjourn:At9:30p.m.,itwasmovedandsecondedthatthemeetingadjourn.Vote:720 Materialsusedatthemeeting: AgendaforAugust6,2013,MeetingoftheAhCMBRDC AhCMBRDCCommitteeMembershipList MAABVarianceApplication/August2013 AhCMBRDCMeeting8.6.13