IN LATE OCTOBER, our architect (along with a pair of synagogue representatives) had two productive meetings with City officials. They conducted an initial review of the planned Phase 1 of renovations. Both of those meetings settled a number of uncertainties. That result now enables us to move forward with our Phase 1 renovations. It also provides a good opportunity to take stock of what has been accomplished during the 6 months (this week) that the project has now been formally underway.
Below the jump, this post provides a progress report, along with a brief look at what comes next.…
After our architectural firm made a site visit and studied the available existing drawings, so as to become familiar with the property, they informed us what information would need to be gathered, what calculations made, and what design decisions would be necessary in order to be ready to apply for a building permit. They also updated the architectural drawings and prepared 3-D computer models of the spaces involved, as a way to test various alternative designs.
While exploring several design options with the B&G Committee and Fundraising Committee, they drew up and modified the floor plans for the new layout of the restrooms and for the rear access ramp.
In the process, they made three significant findings that guided design decisions.
- RESTROOMS: They found that the only practical way to make the restroom stalls larger is to move each restroom’s portion of the dividing wall with the sanctuary, so as to extend the length of the restroom 5 feet into the back of the sanctuary space.
- ELEVATOR: They confirmed the prior suggestion of other architects and vendors that the optimal location for a small elevator (if it were to be approved by the board) would be just inside the sanctuary, at the center of the wall with the lobby.
- ACCESS RAMP: They ascertained that construction of the ramp would be much easier at the sanctuary’s southeast corridor than its northeast corridor (which we are using now). Because the cost would be lower at the new location and the path of travel would be simpler, they shifted their proposed ramp location to the southeast entrance.
Along the way, they recommended, and coordinated our engagement of, certain expert consultants. They told us which types were needed, not only in order to meet legal requirements, but also to meet the special challenges of retrofitting an old and historic building. They recommended particular consultants with whom they had good experience, who had shown themselves to be reliable and reasonably priced. The president and I reviewed the proposed contracts, asking questions and arranging for certain details to be modified to better suit Mishkon’s needs.
The four consultants and their respective scope of work (showing highlights only) are as follows:
Surveyor — Land’s End Surveying & Engineering, Inc. — Needed to establish that Mishkon is providing entry access that meets ADA requirements for a gradual slope along the path of travel, and to show the City why a ramp in the front of the building is not practicable.
SCOPE OF WORK: Conduct a topographic survey and provide a resulting map, showing property boundaries and structures on the property, with spot elevations and contour lines with 1-foot intervals. (DONE.)
Structural engineering — Brandow & Johnston Structural & Civil Engineers —Needed to ensure that the structures are (seismically) safe and meet code requirements.
SCOPE OF WORK: Make a site visit so as to determine existing conditions. (DONE.)
• Make structural calculations to determine the extent of needed strengthening of the cross wall between the restrooms. (DONE.)
• Meet with building department so as to agree upon the strengthening approach. (DONE.)
• Make structural calculations so as to specify new wood stud walls and headers, as well as localized strengthening at floor openings, and to specify the structural properties of the shear panel between the lobby doors. (UNDERWAY.)
• Take into account how the wall might need to be prepared to accommodate future door openings for an elevator at that location. (UNDERWAY.)
• Make structural calculations so as to specify architectural details for the ADA ramp. (UNDERWAY.)
Electrical engineering — RBE Consulting Engineeers, Inc. — Needed to ensure that the construction will meet state code requirements for electrical safety, lighting safety, and energy efficiency.
SCOPE OF WORK: Make a site visit so as to determine existing conditions. (DONE.)
• Coordinate the design with the architect and the synagogue. (DONE.)
• Prepare title 24 energy compliance calculations. (UNDERWAY.)
• Calculate egress lighting needs. (UNDERWAY.)
• Specify the electrical panel and lighting fixture needs. (UNDERWAY.)
• Specify the location of power outlets. (UNDERWAY.)
• Provide construction drawings for the above.
• Provide construction support to ensure that contractor’s work conforms with the design.
Mechanical engineering — Tom Nasrollahi and Associates — The restroom aspect is needed to ensure that the construction will meet state code requirements for proper ventilation, in a manner that does not interfere with the use of the sanctuary space. The kitchen aspect is needed because ductwork for the kitchen passes through the main-floor women’s restroom on its way to the roof; thus the sizing and placement of those ducts affects the floor plan for that restroom space.
SCOPE OF WORK: Make a site visit so as to determine existing conditions. (DONE.)
• Coordinate the design with the architect and the synagogue. (DONE.)
• Specify equipment that will provide exhaust and make-up air for the renovated restrooms, to comply with current codes. (UNDERWAY.)
• Specify devices as needed to control the transfer of sound through the ducts between the restrooms and the sanctuary. (UNDERWAY.)
• Specify equipment that will provide exhaust and make-up air (UNDERWAY), a fire-suppression system, and related controls for two type-I hood systems over the kitchen cooking equipment, to comply with current codes.
Furthermore, at our architect’s request, I documented the stormwater drainage pattern and facility in the play yard. They needed to take that aspect into account in planning the outdoor portion of the access ramp. Happily, that effort on my part seems to have avoided the need to engage a civil engineering drainage consultant.
Currently, the structural, electrical, and mechanical engineers are all working to provide our architect with the necessary inputs.
So far, the lobby refresh has received relatively little attention, because the upgrade there will be rather cosmetic, requiring little input from the City. Our architect is looking into options for brighter and more stylish light fixtures, among other aspects.
What’s next
Regarding the Phase 1 renovations, December 1 is our architect’s target date for the following two deliverables:
- Ballpark cost estimates to be ready for our Fundraising Committee, and
- Materials for plan check application to be ready to submit to the City.
Submittal for a plan check will start the process towards issuance of a building permit. After 2–3 months, we will end up with a Ready-to-Issue (RTI) set of approved plans. Then after the general contractor has been selected and is ready to start construction, they will pull the permit.
We are proceeding on schedule for the Phase 1 work to be completed before Rosh Hashanah.
As for a stair lift in the front stairwell, which is an integral part of the overall entry accessibility plan that our architect has developed, we are now working on it separately, with Michael Shulman as the point person. It should be installed sooner than the above items. I expect that it will be the subject of a separate blog post soon.
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