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July 1, 2014 Council Meeting Packet Page 7

June 24, 2014


City ofCarmel-by-the-Sea
PUBLIC SERVICES DEPARTMENT
POST OFFICE BOX CC
CARMEL-BY-THE-SEA, CA 93921
(831) 620-2070 OFFICE
(831) 624-2132 FAX
REQUEST FOR QUALIFICATIONS
NOTICE FOR CONSULTING SERVICES
SENT VIA E-MAIL
THE CITY OF CARMEL-BY-THE-SEA IS INVITING CONSULTANTS TO SUBMIT
"STATEMENTS OF QUALIFICATIONS" FOR THE
"FOREST THEATER RENOVATION"
The City of Carmel-by-the-Sea Public Services Department (City) is requesting Statements of
Qualifications (SOQs) from qualified Architectural I Engineering (AE) firms to provide consulting
services for the design, preparation of plans, specifications, and estimates (construction
documents) for the "Forest Theater Renovations" (Project).
The City is seeking an AE firm whom can provide comprehensive full-service consulting services to
perform the Project. The consulting services entails determining and addressing the Forest
Theater's needs in order to comply with the Building Official's "Notice and Order" (Notice) of an
"Unsafe Structure"; see attached. The City has developed a preliminary needs assessment
(Assessment), see attached. The hired Consultant will clarify the Notice, peer review the
Assessment as needed, and identify appropriate solutions for the City to allocate resources directed
towards developing and implementing a feasible and applicable solution to re-occupy the facility.
The consultant shall gather appropriate and sufficient data and process it for developing effective
construction documents from which renovations can be implemented. The Project will be designed,
bid, and built - possibly in a phased approach and/or with alternative bid options.
The hired Consultant will review the existing site, construction documents developed to date, project
files, etc. The construction documents will comply with the California Building Code (CBC),
California Fire Code (CFC), American with Disabilities Act, and incorporate any applicable historical
codes that would benefit the Project. The Consultant will be responsible to assist the City's Project
Manager with bidding the project, obtain permits from the City's Department of Community Planning
and Building, as well as provide support during construction activity.
The construction documents will be developed and completed following a fast track schedule.
The proposal should be brief and include the following: Cover letter, overview of the consultant,
summary of the consultant's applicable project experience within the last 10 years, including
working on theatres and references. Also include applicable experience for those whom will
perform work for the project, key staff resumes, etc., and proposed sub-consultants if any.
Page 1 of 2
July 1, 2014 Council Meeting Packet Page 8
If your firm is interested, then submit one electronic SOQs to me via my e-mail address;
AVanderford@ci.carmel. ca.us, before 4:00 PM, July 8, 2014. The SOQs shall not exceed 25 single
sided pages and 1 0 MB in size.
The tentative schedule for selecting a consultant is as follows:
SOQs submitted to City by 4:00 PM on July 8, 2014.
City to select candidate(s) to interview by July 12, 2014.
City to interview candidate(s) by July 22, 2014.
Notify selected consultant by July 23, 2014.
Consultant selection policy & process:
Consultant selection shall be in accordance with City's consultant selection pol icy.
The City reserves the right to make the consultant selection based on any factors, whether
quantitatively and/or qualitatively identifiable or not.
The City reserves the right to choose the scope of services which may be assigned to the
consultant.
The City reserves the right to define and/or redefine the scope of services through
amendments to an Agreement.
This solicitation for SOOs does not commit the City to enter into a contract.
This solicitati on for SOOs does not commit the City to pay any costs incurred by a consultant
in the preparation of their SOQs.
The City reserves the right to accept or reject any SOOs, or to cancel in part or in its entirety
this solicitation for SOQs.
The City reserves the right to re-advertise for consulting services at any time in this process.
Award of an Agreement:
A City of Carmel-by-the-Sea "Professional Services Agreement" (Agreement) will be
developed and administered for the project, see attached.
The selection of a consultant will typically be executed with the consultant whose fees and
qualifications are judged as providing: 1) best value, 2) best interest of the City, and 3) the
objectives of the project.
Sincerely,
Andy Vanderford
~ ~ r r ~ ~ ~ e t
Project Manager
City of Carmel-by-the-Sea
Public Services Department
Office: 831-620-2078
Attachments: "Notice and Order"
Assessment
Agreement
C: Sharon Friedrichsen, Department Director
Page 2 of 2
July 1, 2014 Council Meeting Packet Page 9
April23, 2014
City of Carmel-by-the-Sea
POBoxCC
Carmel by-the-Sea, CA 93921
Attn: Sharon Friedrichsen, Public Services Director
SUBJECT: Forest Theater
NOTICE AND ORDER
BAND DELIVERED
Northeast Comer of Mountain View & Santa Rita
Carmel-by-the--Sea, CA 93923
APN: 010.043-008
Unsafe Structure
Dear Ms. Friedrichsen:
It has been identified that the City of Carmel-by-the-Sea is the owner of the above-referenced
facility known as the "Forest Theater."
A site inspection was recently conducted by the Building Official and Public Services staff.
Based on this site inspection, the Building Official has determined that the Foxest Theater is
potentially unsafe and dangerous in accordance with the provisions of the Intemadonal
Property Maintenance Code, 2012 (IPMC) and the California Building Code, 2013 (CBC).
A brief description of the conditions found to render this facility potentially unsafe is as follows:
1. Structural hazards on stage and surrounding set walls (108.1.51PMC, 2012);
2. Numerous hazardous electrical issues throughout the facility {604.3 IPMC, 2012);
3. Inadequate exiting (702.1 IPMC, 2012); and
4. Inadequate lighting (401.1 IPMC, 2012); and
S. Inadequate disabled access elements (11B-201.12013 CBC)
These conditions are defined as potentially unsafe under the International Property Maintenance
Code, 2012, and may endanger the life/safety of the public and/or oecupanCs.
This facility was posted unsafe on April23, 2014, and is to remain vacant until occupancy
is granted by the Building OfficiaL
Prior to anv tviJe o(occueancy the (oUowing bt(onnqtion must be submitted:
Initiate the first step in obtaining a building permit by submitting plans and scope of work
correcting the above-referenced violations.
)> Obtain the building permit, conduct the work and obtain all City of Carmel-by-the-Sea
final approvals;
July 1, 2014 Council Meeting Packet Page 10
City of
Notice and Order for Forest Theater
April23, 2014
Page2 of2
provide the Building Safety Division with a letter from a California licensed Electrician
that all electrical outlets and wiring are in working order and maintenance-free condition;
and
provide the Building Safety Division with a letter from a California licensed Engineer
that the structural hazards on stage and surrounding set walls have been repaired and are
in a safe condition.
No person shall remain in or enter the facility which has been so posted, except that entry be
made to repair. No person shall remove or deface any such notice after it is posted until the
required repairs, demolition or removal have been completed and a certificate of occupancy
issued pursuant to the provisions of the Building Code.
Any person having any record title or legal interest in the building may appeal from this notice
and order or any action of the Building Official to the Board of Appeals, provided the appeal is
made in writing as provided in the International Property Maintenance Code, 2012 and filed with
the Building Official within 20 days from the date of service of this notice and order. Failure to
appeal will constitute a waiver of all right to an administrative hearing and determination of the
matter.
Filing of an appeal does not negate the requirement to take the above-required actions within the
times specified.
Please call our office at (831) 646.5642 if you have any questions regarding this matter.
Sincerely,
rzJudJl ltd/
Building Official
JDK.;lf
c: Jason Stilwell, City Administrator
2
July 1, 2014 Council Meeting Packet Page 11
Item
5.00
5.02
5.03
5.04
5.05
5.06
5.07
5.08
5.09
5.10
6.00
6.01
6.02
6.03
6.04
6.05
7.00
7.01
7.02
Description
Stage Items
Gen. WirinQ
Stage Power
Connection
Terminals
House & Work
Liqhts
House Light
Dimming
House Ltg
Control
Audio Systems
Electrical Panel
Support
Cable Trench
Weather Rated
Connections
Outdoor Ltg
Gen. Wiring
Gen ltQ Fixt
Low Level Fixt
Internal Lt Fixt
Parkg Lot Fixt
m e ~ g e n e y Ltg
New Backup
Power Branch
Circuits &
Panel
Transfer Switch
bet Line &
Backup Power
A - MAIN STAGE USE & ELECTRICAL SAFETY - Page-2 of 3
Forest Theatre, Carmel
(1) Life-Safety Remedy for Reopening of Theatre & Site
(3) Remedy Proposed
Performance Systems & Power
Present power wiring fai ls electrical , NFPA-70 codes. Rewiring from distribution
panel to production power terminals at booth, stage exterior and/or interior
locations is necessary for safety & reliabili ty.
Existing terminal panels are extreme fire/electrical safety hazards. Replacement
is necessary with approved (NEMA, NFPA, CAL Elect Code) terminal panels
rated for theatre use in exterior or interior locations as apply.
House & work lighting is non-existing. No portable cable, lights or suspension
systems are provided for tenants of the Forest Theatre leaving such
infrastructure out of City control. Liability for electrical & physical safety demands
a stock of quality, safe, maintained dedicated equipment items (cable,
connectors liQhts), be available on a professional theatre operator basis.
Dimming house lights is a theatrical and a code safety feature. House dimmers
are non-existent & integral to items in 5.04 (but located, operated & maintained
separately). Availability of modern dimmer technology in safe working order is
mandated for assembly safety.
Alternate control options are available for house lighting, & coordinate with items
5.04 & 5.05. CBC Electrical & Occupancy codes require specific controls for
house & work lighting systems & fixtures.
Audio system features for fire & life-safety are non-existing. System response
with exit instruction is required for power interruption, sprinkler activation or fire
alarm. The sound system also is an ADA requirement without compromise (i tem
12.09).
Power panels at the booth & on-stage right are extreme fire hazards for lack of
rated constructi on. Prior to panel replacement (5.04) 1-hr rated construction &
material upgrades are mandatory throughout all spaces prior to installing new
[panels & wiring.
No cable trenching presently exist. Under floor trenching removes trip-hazard of
exposed cable & benefits liability & pedestrian exit safety.
Weather rated power & sound wiri ng serving existing "audience-towers" is non-
existing. Alternative solutions require choice between hard-wire circuits in
conduit to "under-floor" cable trenches.
Source, Color, Coverage
Branch panels, circuits & wiring are non-existing serving exterior low-level or
pathway lighting. New ;unction boxes & conduit is required throughout all areas.
Replace existinq wi th appropriate pattern Lamp-type, wattaqe.
Replace existinq, with appropriate pattern, Lamp-type, wattaqe.
Replace existing with appropriate pattern, Lamp-type, wattaQe.
Replace existing with appropriate pattern Lamp-type, wattage.
Light Source., Coverage
Provision not currently provided, assuming centralized power source, transfer
switch (Item 5.04) feeds new "Emergency Branch Circuit" disconnect panel that
in turn powers directional , exit, & egress liQhtinQ.
necessary & preferred for reliability over separate "hot" wire circuits to multiple
battery packs. Pack-transfer switches require regularly scheduled maintenance &
testing. Choice will involve "construction" cost-benefit compared to future
maintenance cost.
(1) lnd1cates 1tem requ1red & discussed w1th AHJ (Authonty Hav1ng Junsd1Ct1on)
(2) Indicates reference Section of CBC, 2013 ed. , effective Jan 1, 2014, note that similar
Sections occur in CBC, 2010 ed. (effective pri or to Jan 1, 201 4), with different secti on
number references for select items.
(3) Indicates mitigating design, materials, & other specifics to be determined
(4) Indicates Plumbing Code Section (Not Applicable to this Page)
(5) References California Mechanical Code for Ventilation (Not Appl icable to this Page)
(6) References NFPA-70 Code
(7) References Relevant Calif Electrical Code
IES References Illumination Engineering Society Standards
Code Ref
(6) 70-71, 70-
470 (7) 520.27
(6) 70-461 , (7)
520.50, 520.51 ,
520.53
(6) 70-463
(6} 70-466
(6) 70-468
(6) 70-558
(6) 110.26
(7) 334.12
(6) 70-470
(7) 210, 225.7
IES
IES
IES
IES
(?)Art 700
(7) Art 700
July 1, 2014 Council Meeting Packet Page 12
Item
8.00
8.01
8.02
8.03
8.04
A - MAIN STAGE USE & STRUCTURAL SAFETY - Page-3 of 3
1 e- a ety erne lY or eopemng o ea re 1 e. ores ea re, U S f t R d f R . f Th t & s t F t Th t C arme
Description (3) Basic of problem & scope of work to correct (8) Code Ref
Suspension Lighting & Sound Towers & Trusses
[Anchor framing under on-stage west tower base plate has Significant deflection thus
are under-designed and/or incapable to last long term, or non-existing. Two towers
located off-stage are anchored to concrete footings of unknown design. Presume all
tower anchoring designed by the same person provides reasonable basis to replace
tower supporting structures for all four towers. Off-stage towers require relocation with
Tower Anchors, seat revisions as noted on Page B. Provide new threaded rod anchors embedded into
Footings, etc. new footing where required & through under wood-stage floor blocking where required. Title-8
Install cable rigging for tower & truss lateral stability. Rigging-eyes are non-existing;
add tension cables hook onto eyes to stabilize free-standing towers & trusses
Rigging Eyes supporting lighting & scenery. Title-8
Pre-Fab Susp '1) Reference Item 5.04 Title-8
Masking Panels
I aka
Prosceniums 1( 1) Reference Item 8.01 Title-8
(1) lnd1cates 1tem requ1red & discussed w1th AHJ (Authonty Hav1ng Junsd1ct1on)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar sections occur in CBC, 2010
ed. (effective prior to Jan 1, 2014), with different section number references for select items.
(3) Indicates mitigating design, materials, & other specifics to be determined
(4) Indicates Plumbing Code Section (Not Applicable to this Page)
(5) References California Mechanical Code for Ventilation (Not Applicable to this Page)
(6) References NFPA-70 Code
(7) References Relevant Calif Electrical Code
(8) References Calif Title-8 Industrial Safety Orders
July 1, 2014 Council Meeting Packet Page 13
Item
9.QO
9.01
9.02
9.03
9.04
9.05
9.06
9.07
9.08
9.09
9.10
9.11
9.12
9.13
9.14
B- AUDIENCE SEATING & EXIT SAFETY ISSUES
(1) Life-Safety Remedy for Reopening of Theatre & Site
Description (3) Basic Problem & Scope of Work to Correct
As Noted Seating & Egress Safety
Audience (1) Audience capaci ty is determined by formula that divides total length of bench
Capacity seating (939') by a specified width per occupant (1.5'). 939/ 1.5 = 626. This calculation
Formula is basis for 9.05 & 9.06 below.
(1) Maximum, average distance between audience seating & area(s) of exi t safety is
specified by fire-li fe safety code to be 200'. Actual measurement does not comply.
Travel Distance Solution is new oaths to exits referenced 19.11\ below.
(1) Dedicated exit paths do not presently exist & fire-life-safety requires 44" wide paths
{1 :12 running-slope, 1 :48 cross-slope) with stable, firm & slip resistant surfaces leading
from seating side-aisles to crosswalks in parking & continuing to public street refuge
(item 9.11 ). Substantial amounts of new Path installations will cut-&-fill over existing
contuors and incorporate steps as needed. Where slope exceeds 12.5% (1 :8) path
Common Paths handrails are required.
(1) Calculated main exit width totals 11 -feet when applying the code specified factor of
Aggregate Site 0.2" per occupant to capacity (626) cal culated in item 9.01. Such width does not exist.
Exit Width Solution is 3-separated exits on se_n_arate boundaries of the site 19.11) below.
(4) Row Spacing provides clear passage between bench seats & the back of the row
ahead. Clearance of 12" applies for rows with 14 or fewer capacity & increases by 0.3"
Row Spacing per each occupant over 14. Requirement based on average bench length below the
Below Wide crossover is 14" clearance compared with 11- 1/2" exi sting. Solution is removal.
Cross aisle replacement of all benches below wide aisle).
(4) Row Spacing provides clear passage between bench seats & the back of the bench
ahead. Clearance of 12" appl ies for rows with 14 or fewer capacity & increases by 0.3"
Row Spacing per each occupant over 14. Requirement based on average bench length above the
Above Wide cross aisle is 17" clearance compared with 11-1 /2" existing. Solution is removal .
Cross aisle reolacement of all benches above wide aisle.
Seating Aisle (1) Conversion of ramped aisles to stepped aisles through seating involve replacing
Conversion to existing slope (approximating 22%) with 4" (average) stepped risers. Stepped-aisle row-
Stepped Aisle landings approximate 30" running, with 11 -1/2" sttm surface between.
(1) Surfacing through rows of bench seating is decomposed granite (DG) which is
granular, erodes with moisture, & creates slipping hazard as it spreads onto access
Row Surface aisles. Safe travel requires replacing DG with "stable, firm & slip-resistant" alternate that
Material also allows percolation of moisture.
Aisles serving seating are required to have handrails. Where seating is one side, rai l
should be continuous along the opposite side. Where seating is both sides, rails should
Aisle Handholds center in the aisle & be discontinuous to allow seat access.
Aisle lighting provides exit safety & is mandated during public occupancy. For black-out
effects in performance, aisle lights can dim provided electronic equipment is installed
that returns full brightness in event of fire-alarm, sprinkler flow, or power outage. Aisle
Aisle Lighting lighting requires connection to backup power (i tem-1.04).
(1) Life-safety exiting from the si te requi res the determined minimum width (11' from
item 9.01) be divided between 3 approximately equally separated outlets. One exit each
Refuqe/Access is therefore required to Santa Rita Street, Guadalupe Street and Mountain View Street.
(1) Exit signs with illumination for night visibility are mandated for safety. Specific type
of illumination is a design decision & relates to eventual choice of type of emergency
Exit Signage back-up power.
Power Backup does not exist. Thus install system. Type of backup is undetermined at
present and dependent on design details and owners final selection between a central
Power Backup system generator storage batteries, or individual battery-pack fixtures.
1::x1t Path
through Parking {1) Each path of exit travel is required to be continuous with required light level & lead to
Lot a public way that provides a refuqe from hazard or allows assisted rescue.
(1) lnd1cates 1tem requ1red & discussed w1th AHJ (Authonty Havmg Junsd1ct1on)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar
Secti ons occur in CBC, 2010 ed. (effective prior to Jan 1, 2014}, with different section
number references for select items.
(3) Indicates mitigating design, materials, & other specifics to be determined
(4) Clear space between seat rows increases by capacity excess over 14-occupants
(2) Code Ref
1004.4,
1028.6.3
1015.1.1,
1015.2, 1028.7,
1016.2
11 B-206.2.2,
1029, 1028.2
1004.5, 1007.2,
1027.5 1028.3
1028.10.2.1
1028.10.2.1
1013.3,
1028.11 ,
1028.11.2
1028.11 '
1028.9.1 ,
1010.8.1
II C 'IU:J. O, II C -
505.2, 1009.10,
1028.13,
1028.13.1
1006.20,
1006.30
1028.20,
1037.00
1022.90,
1011.60,
2702.2.1,
2702.2.3,
2702.2.4, 2702.2.6
1006.1 ' 1007.2
July 1, 2014 Council Meeting Packet Page 14
Item
11.00
11.01
11 .02
11 .03
11 .04
11.05
11 .06
11.07
11 .07
D- ACCESSORY FACILITIES- Page-1 of 1
Life-Safety Remedy for Reopening of Theatre & Site. Forest Theatre, Carmel
Description {3) Basic of problem & scope of work to correct
As Noted Services & Facilities
Accessible path{s} of travel to and from this building to and from other occupied
areas (patrons & employees) of the facility is required, including wheel chair
access. All of the existing paths do not comply due to a variety of significant
issues: existing too steep, cross slopes too great, missing level intermediate &
top/bottom landings, no handrails, not paved, too narrow, they don't exist at all
Concession where required, stairway(s) within route(s), etc. Thus construct accessible
Sales lpath{s) of travel.
Accessible path(s} of travel to and from this building to and from other occupied
areas (patrons & employees) of the facility is required, including wheel chair
access. All of the existing paths do not comply due to a variety of significant
issues: existing too steep, cross slopes too great, missing level intermediate &
top/ bottom landings, no handrails, not paved, too narrow, they don't exist at all
where required, stairway(s} within route(s}, etc. Thus construct accessible
Ticket Sales lpath(s) of travel.
Accessible door control. Most if not all doors, thresholds, hardware, etc. require
some sort of modification, replacement, etc. in order to comply with
Door Access requirements. Inventory to be provided in later staQes of desiQn.
Grade level accessory areas require travel paths not presently existing. Path
Approach width, slope, & surfacing plus handrails & wheel guides are additions to be
Access constructed as appJicable accordino to CBC.
Accessible paths of travel require adequate lighting and also e-powered if also
an exit path. Existing lighting of pathways is far below requirements and there is
no e-power system. Thus construct new path of travel lighting systems in
conjunction with new required paths of travel as noted elsewhere, along with
Path ltQ backup power where required as noted elsewhere ..
Backup Power Refer to 1 .04
Construction Fire & Life Safety
Frame construction on the main stage includes non-rated walls & roofs. Walls &
roofs of structures on stage are required to be 1-hr construction plus be
equipped with fire sprinklers. Upgrade of walls & roofs to 1-hr rating is required.
The total amount of work to correct, along with other problems noted elsewhere
Type-VA may lead to decision it is better to totally replace.
(1} lnd1cates 1tem reqwred & discussed w1th AHJ (Authonty Havmg Junsd1ct10n)
(2} Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014) , with different section
number references for select items.
(3) Indicates mitigating design, equipment, & other specifics to be determined
{2) Code Ref
118-904
118-904
1008
1014.3
1006.2, 1006.3
2702
3401.4.2,
3401.5
July 1, 2014 Council Meeting Packet Page 15
Item
12.00
12.01
12.02
12.03
12.04
12.05
12.06
12.07
12.08
12.09
12.10
E ADA COMPLIANCE - Page-1 of 1
Life-s afetv Reme lY for Reopening o eatre 1te. orest d f Th & s F Th eatre, c arme
Description (3) Basic of problem & scope of work to correct
Access Calif. Access Compliance
1-'roblem A: 1 ollets w1th1n the ex1st1ng restroom ouumng are non-accessible due to; 1)
the landings outside the restroom entrance doors are too small and uneven, 2) door
thresholds are too high, 3) door widths are too narrow, and 4) toilet compartments are
too small. Thus: construct new landings, replace or remove thresholds, widen
doorways, and enlarge toilet compartments. Enlarging toilet compartments results in
removal of one of two toilets in woman's, and the only urinal in the men's, thus leaving
a total of 1 toilet for each sex. Lavatories, dispensers, etc. are non-complaint and thus
replace and relocate. In addition the restroom has not been maintained to code: Thus
repaint interior, cover concrete floor (paint, tile, etc.). The end result is Option A) total
interior remodel, or Option B) remove building, or Option C) replace building. Problem
8: Although not explicitly required within the building code (however highly
recommended by the Building Official), but is required within the ADA, is the quantity
Toilets incl. of toilets needed to properly accommodate the occupant load. Approximately a
Lavatories, minimum of 6 additional fixtures (toilets/urinals incl. lavatories, dispensers, etc) need
Accessories, to be added. Thus: Option A) install additional single user portable toilets, or Option
Dispensers, B) provide short-term portable restroom trailer(s) , or Option C) construct permanent
etc. building(s).
For existing urinal ; remove pursuant to item 12.01 Problem A. For additional urinals
Urinal Fixtures see 12.01 Problem B.
Concessions
Sales Counter Concessions transaction counter height is too high, thus lower transaction counter.
Open Stair
Risers Reference 1.01
Paths accessible by wheelchairs (WC) do not exist & upgrade expenditure triggers 44"
wide paths of limited slope (1 :20 running-slope, 1 :48 cross-slope) & stable, firm & slip
resistant surfaces. Slope limits require that seating cross aisles & pathways run
Wheelchair parallel to site contuors between vehicle off-loading points on Guadalupe & Santa Rita
Access to-&- streets and seating cross aisles. Paths additionally incl ude wheel-edge-guides &
from Seating guard rails where drop-offs occur adjacent the path.
Wheelchair (WC) seating is neither dedicated nor enclosed, non-level & without WC
edge-guides & guardrails. Stage visibility is less than comparable from bench seating.
Requirements include cross aisle (wide-aisle between upper & lower seating) access
Wheelchair with dedicated, protected area for 6-wheelchairs, re-graded for sightline clearance
Seating Space over bench seating & centered on the stage, & including "companion seats" & ability
& Locations for wheelchair patrons to sit side-by-side.
ADA "semi-ambulatory seating" (SA) does not exist & upgrade expenditure triggers 6-
semi-ambulatory seats. SA seats require 24" clear leg room at locations available by
Semi-Ambulant & on accessible aisles.
1 ne main stage shall be accessible to the disabled (performers & crew) & such access
does not exist. Ramp access (see item 12.05) requires 40' ramp length across the
front of the stage with added space for top & bottom landings (impractical during
performance) & 200' of ramp back-stage (impractical & expensive). Thus a platform lift
is solution at front stage or a lift or elevator are needed back stage. Note: Height
we utt varies with natural qrades: 2' or more front to over 8' backstage.
Assistive Listening is an ADA requirement where sound reinforcement systems are in
use for public assembly events. An assistive listening system is to be purchased,
Assistive installed & head-sets made available for patron use. The Assistive listening system is
Li stening also required to have backup power.
For deaf patrons strobe-light fire alarm & a scrolling message panel are required by
CBC for assembly events to occupancy over 300. Neither systems exist, and require
Visual Backup !purchase & installation.
(1 ) Indicates 1tem requ1red & discussed w1th AHJ (Authonty Hav1ng Junsd1ct1on)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that si milar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different section
number references for select items.
(3) Indicates mitigating design, equipment, & other specifics to be determined
(2) Code Ref
11 B-604.1
11 B-605.1
118-904
11 B-504.3
1007.1, 118-
802.1 .3, 11 8-
505
11 8-221 .2.1 ,
118-221 .2.2,
118-221 .2.3,
11 B-802.2
118-802.5
11 8-410, 11 8-
41 0.7, 118-
410.6, 118-
207.2, 118-
207.2.6
907.2.1.2, 118-
219
118-810.7
July 1, 2014 Council Meeting Packet Page 16
Professional Services Agreement
THIS CONTRACT is executed this x day of x 2014, by and between the CITY OF CARMEL-BY-
THE-SEA, hereinafter referred to as "CITY", and X. hereinafter called "CONSULTANT".
IT IS HEREBY MUTUALLY AGREED AS FOLLOWS:
1. Scope. CONSULTANT hereby agrees to provide to CITY, as the scope of services
under this Contract the services set forth in the attached proposal to assist with negotiations for
franchise agreement and incorporated herein by this reference:
2. Timely Work. CONSULTANT shall perform all duties incidental or necessary in a
within XX days of the City's issuance of the Notice to Proceed; and shall be performed diligently,
competently and in accordance with professional standards of performance. Failure to so perform
is hereby deemed a material breach of this Contract, and CITY may terminate this Contract with no
further liability hereunder. CITY may agree in writing with CONSULTANT to an extension of time.
It is expressly agreed and understood that CONSULTANT shall not be held responsible for delays
occasioned by factors beyond their control , nor by factors that could not reasonably have been
foreseen at the time of execution of this CONTRACT.
3. Term. The work under this Contract shall commence x, and shall terminate on x
4. Compensation. CITY shall pay CONSULTANT on a lump sum basis in the amount
of x. The amount is not to be exceeded for services described in the attached proposal unless
additional services are agreed upon in advance by CITY per Section 5 of this Contract.
Compensation under this Contract shall become due and payable thirty (30) days
after CITY'S approval of CONSULTANT'S submission of monthly written invoices. Written
invoices shall clearly itemize each charge. The payment of any compensation to CONSULT ANT
hereunder shall be contingent upon performance of the terms and conditions of this Contract to the
satisfaction of the City Administrator.
If the City Administrator determines that the work set forth in the written invoice has not
been performed in accordance with the terms of this Contract CITY shall not be responsible for
payment until such time as the work has been satisfactorily performed.
5. Additional Services. In the event that CITY should request additional services not
covered by the terms of this Contract, said services will be provided by CONSULTANT and paid for by
CITY only after a fee for said services has been agreed upon between CONSULTANT and City
Administrator and the City Administrator provides written authorization for the additional work.
6. Meet and Confer. CONSULTANT agrees to meet and confer with CITY or its agents or
employees with regard to services as set forth herein as may be requi red by City Admi nistrator to
insure timely and adequate performance of this Contract.
7. Indemnification. CONSULTANT hereby agrees to the following indemnification clause:
To the fullest extent permitted by law (including, without limitation, California Civil Code Sections 2782
and 2782.6), CONSULTANT shall defend (with legal counsel reasonably acceptable to the CITY) ,
indemnify and hold harmless CITY and its officers, designated agents, departments, officials,
representatives and employees (collectively "lndemnitees") from and against claims, loss, cost,
July 1, 2014 Council Meeting Packet Page 17
damage, injury expense and liability (including incidental and consequential damages, court costs,
reasonable attorneys' fees, litigation expenses and fees of expert consultants or expert witnesses
incurred in connection therewith and costs of investigation) to the extent they arise out of, pertain to,
or relate to, the negligence, recklessness, or willful misconduct of CONSULTANT, any
SUB-CONSULTANT, anyone directly or indirectly employed by them, or anyone that they control
(collectively "Liabil ities"). Such obligations to defend, hold harmless and indemnify any Indemnitee
shall not apply to the extent that such Liabilities are caused in part by the negligence, or willful
misconduct of such Indemnitee.
Notwithstanding the prov1s1ons of the above paragraph, CONSULT ANT agrees to
indemnify and hold harmless CITY from and against any and all claims, demands, defense costs,
liability, expense, or damages arising out of or in connection with damage to or loss of any property
belonging to CONSULTANT or CONSULTANT'S employees, contractors, representatives, patrons,
guests or invitees.
CONSULTANT further agrees to indemnify CITY for damage to or loss of CITY OF
CARMEL-BY-THE-SEA property to the proportionate extent they arise out of CONSULTANT'S
negligent performance of the work associated with this Contract or to the proportionate extent they
arise out of any negligent act or omission of CONSULTANT or any of CONSULTANT'S employees,
agents, contractors, representatives, patrons, guests or invitees; excepting such damage or loss
arising out of the negligence of CITY.
8. Insurance. CONSULTANT shall submit and maintain in full force all insurance as
described herein. Without altering or limiting CONSULTANT'S duty to indemnify, CONSULTANT
shall maintain in effect throughout the term of this Contract a policy or policies of insurance with the
following minimum limits of liability:
Commercial general liability insurance including but not limited to premises, personal
injuries, bodily injuries, products, and completed operations, with a combined single limit of not less
than $1,000,000 per occurrence and $2,000,000 in the aggregate.
Professional Liability Insurance. CONSULTANT shall maintain in effect throughout the
term of this Contract professional liability insurance with limits of not less than $1 ,000,000 per claim
and $2,000,000 in the aggregate. CONSULTANT will either maintain or cause to be maintained
professional liability coverage in full force or obtain extended reporting (tail) coverage (with the same
liability limits) for at least three (3) years following CITY'S acceptance of work.
Commercial automobile liability insurance covering all automobiles, including owned,
leased, non-owned, and hired automobiles, used in providing services under this Contract, with a
combined single limit of not less than $1 ,000,000 per occurrence.
Workers' Compensation Insurance. If CONSULTANT employs others in the
performance of this Contract, CONSULTANT shall maintain workers' compensation insurance in
accordance with Cal ifornia Labor Code section 3700 and with a minimum of $100,000 per occurrence
for employer's liability.
Other Insurance Requirements
A. All insurance required under this Contract must be written by an insurance
company either:
1) admitted to do business in California with a current A.M. Best rating of
-2-
July 1, 2014 Council Meeting Packet Page 18
no less than A:VI; or
2) an insurance company with a current A.M. Best rating of no less than
A:VII
Exception may be made for the State Compensation Insurance Fund when not
specifically rated.
B. Each insurance policy required by this Contract shall be endorsed to state that
CITY shall be given notice in writing at least thirty (30) days in advance of any
cancellation thereof, except CITY shall be given TEN (1 0) days notice for
nonpayment of the premium.
C. The general liability and auto policies shall :
1) Provide an endorsement naming CITY, its officers, officials, and
employees as additional insureds under an ISO CG 20 10 07 04 or ISO 20 37
07 04 or their equivalent.
2) Provide that such insurance is primary and non-contributing insurance
to any insurance or self-insurance maintained by CITY.
3) Contain a "Separation of Insureds" provision substantially equivalent to
that used in the ISO form CG 00 01 10 01 or their equivalent.
4) Provide for a waiver of any subrogation rights against CITY via an ISO
CG 24 01 1 0 93 or its equivalent.
D. Prior to the start of work under this Contract CONSULTANT shall file certificates
of insurance and endorsements evidencing the coverage required by this
Contract with the City Administrator. CONSULTANT shall file a new or
amended certificate of insurance promptly after any change is made in any
insurance policy which would alter the information on the certificate then on file.
E. Neither the insurance requirements hereunder, nor acceptance or approval of
CONSULT ANT'S insurance, nor whether any claims are covered under any
insurance, shall in any way modify or change CONSULTANT'S obligations
under the indemnification clause in this Contract, which shall continue in full
force and effect. Notwithstanding the insurance requirements contained herein,
CONSULTANT is financially liable for its indemnity obligations under this
Contract.
F. Any deductibles or self-insured retentions must be declared to and approved by
CITY. At the option of CITY either: the insured shall reduce or eliminate such
deductibles or self-insured retentions as respects CITY, its officers, officials,
employees and volunteers; or CONSULTANT shall provide a financial
guarantee satisfactory to CITY guaranteeing payment of losses and related
investigations, claim administration, and defense expenses.
9. Ownership of Work. Upon completion of any work under this Contract , ownership and
title to all materials and deliverables produced as part of this Contract will automatically be vested in
CITY and no further contract will be necessary to transfer ownership to CITY.
-3-
July 1, 2014 Council Meeting Packet Page 19
10. Licensing. CONSULTANT represents that it is properly licensed to perform the work
specified under this Contract, including but not limited to, possession of a current city business
license.
11. Termination. This Contract may be terminated by either party upon thirty (30) calendar
days written notice to the other party. In the event of such termination, CITY shall pay CONSULT ANT
for all services performed to the satisfaction of CITY to the date of receipt of notice of termination. An
itemized statement of the work performed to the date of termination shall be submitted to CITY. In
ascertaining the services actually rendered hereunder up to the date of termination of this Contract
consideration shall be given to both completed work and work in process of completion, and to
complete and incomplete drawings and other documents whether delivered to CITY or in the
possession of the CONSULTANT.
12. Agency. In performing the services specified under this Contract CONSULTANT is
hereby deemed to be an independent CONSULTANT and not an agent or employee of CITY.
13. Authority of the City Administrator. CONSULTANT shall perform all necessary
services provided under this Contract and outlined in the proposal and shall do, perform, and carry out
said work in a satisfactory and proper manner as determined by and to the satisfaction of the City
Administrator. The City Administrator reserves the right to make changes, additions or deletions, to
the scope of work as deemed necessary or advisable to implement and carry out the purposes of this
Contract. The City Administrator is authorized to execute change orders.
14. Responsibility of Consultant. By executing this CONSULTANT represents and states to
CITY that he/she possesses, or will arrange to secure from others, all necessary professional capabilities,
experience, resources and facilities necessary to provide to CITY the services contemplated under this
Contract. CONSULTANT further warrants that he/she will follow the current generally accepted practices
of the profession to make findings, render opinions, prepare factual presentations, and provide
professional advice and recommendations regarding the project for which services are rendered under
this Contract.
15. Materials and Equipment. CONSULTANT shall furnish at his/her own expense all materials
and equipment necessary to carry out the terms of this Contract.
16. Digital Files. CONSULTANT shall furnish copies of all materials and deliverables on
compact disks (for example, final report) in digital format. Fi les shall be compatible with the current
versions used by PC computers.
17. Audit Authority. CONSULTANT shall keep full and detailed accounts and exercise such
controls as may be necessary for proper financial management under this Contract; the accounting and
control systems shall be satisfactory to CITY. CITY and CITY'S auditor shall be afforded access to
CONSULTANT'S records, books, correspondence and other data relating to this Contract.
CONSULTANT shall preserve these records, books, correspondence and other data relating to this
Contract for a period of four (4) years after final payment, or for such longer period as may be required by
law. In addition, CONSULTANT agrees to make said records, books correspondence and other data
relating to this Contract available to CITY at CITY'S principle place of business upon seventy-two (72)
hours advance written notice. The City Administrator, or his or her designee, shall at all times have the
right to inspect the work, services, or materials. CONSULTANT shall furnish all reasonable aid and
assistance required by CITY for the proper examination of the work or services and all parts thereof. Such
inspection shall not relieve CONSULTANT form any obl igation to perform said work or services strictly in
-4-
July 1, 2014 Council Meeting Packet Page 20
accordance with the specifications or any modifications thereof and in compliance with the law.
18. Notices. All notices herein provided to be given, or which may be given by either party to
the other, shall be considered fully received when made in writing and deposited in the United States mail ,
certified and postage prepaid, and addressed to the respective parties as follows:
CITY: x
CONSULTANT: x
19. Entire Contract. This Contract constitutes the entire contract between the parties hereto
and supersedes any and all prior contracts, whether oral or written, relating to the subject matter thereof.
Any modification of this Contract will be effective only if it is in writing signed by both parties hereto.
20. Validity. If any provision in this Contract is held by a court of competent jurisdiction to be
invalid, void or unenforceable, the remaining provisions wi ll continue in full force without being impaired or
invalidated in any way.
21 . Assignment of Interest. The duties under this Contract shall not be assignable, delegable,
or transferable without the prior written consent of CITY. Any such purported assignment, delegation, or
transfer shall constitute a material breach of this Contract upon which CITY may terminate this Contract
and be entitled to damages.
22. Conflict of Interest. CONSULTANT shall at all time avoid conflicts of interest, or the
appearance of conflicts of interest, in the performance of this Contract. CONSULTANT shall fi le
statements of financial interest on forms provided by CITY to the extent and at the times required by
CITY'S Conflict of Interest Code and applicable law.
During the term of this Contract CONSULTANT shall not directly or indirectly, either as a
partner, employer, employee, consultant, principal , agent or in any individual or representative capacity,
engage or participate in any business or voluntary activity on behalf of any other party on any property
located within the City of Carmel -by-the-Sea without notification to City Administrator.
23. Non-discrimination/Affirmative Action. CONSULTANT will not discriminate against any
employee or applicant for employment because of race, creed, color, sex, age, national origin, marital
status, physical or other motor handicap, unless based upon bonafide occupational disqual ification.
CONSULT ANT will take affirmative action to ensure that applicants are employed and that
employees are treated during employment without regard to their race, creed, color, sex, age, national
origin, marital status, physical or other motor handicap.
24. Counterparts. This Contract may be executed in multiple originals, each of which is
deemed to be an original , and may be signed in counterparts.
25. Laws. CONSULT ANT agrees that in the performance of this Contract it will reasonably
comply with all applicable state, federal and local laws and regulations. This Contract shall be governed
by and construed in accordance with the laws of the State of California and the City of Carmel-by-the-Sea.
26. Attorneys Fees and Court Venue. Should either party to this Contract bring legal action
against the other, (formal judicial proceeding, mediation or arbitration), the case shall be handled in
Monterey County, California, and the party prevailing in such action shall be entitled to a reasonable
attorney's fee which shall be fixed by the judge, mediator or arbitrator hearing the case and such fee shall
be included in the judgment, together with al l costs.
- 5-
July 1, 2014 Council Meeting Packet Page 21
27. Severability. If any term of this Contract is held inval id by a court of competent jurisdiction
the remainder of this Contract shall remain in effect.
IN WITNESS WHEREOF, this Contract is entered into by the parties hereto in Carmel,
California, on the day and year first above written.
CITY OF CARMEL-BY-THE-SEA CONSULTANT
By: ---- -----
By: -------------------
Its: _________________ _
Its:
-------------------
-6-
July 1, 2014 Council Meeting Packet Page 22
FOREST THEATRE
LIFE-SAFETY REMEDY "PUNCH-LIST" FOR REOPENING OF THE
FOREST THEATRE & SITE
Date: 06/02/2014
-v-vt
R.F. McCann & Company
Theatre Architecture
A RCHI TECTS For Performing Arts and the Entertainment Industry
40 E. Montecito,
Sierra Mad.re, CA 91 024
(626) 836-1060 Fax (626) 836-1090
July 1, 2014 Council Meeting Packet Page 23
FOREST THEATRE UPGRADI: PLANNING, Cannel, CA
t;NERAL
EXECUTIVE SUMMARY
Life Safety Remedy for Reopening of Forest Theatre & Site
Date: June 2, 2014
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A. MAIN STAc:( GOtviPONNT SGOP
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tiC r 11 Cl S FACJllTY/FQUI PMENT UPGRADE AL'l ERNATES - I
July 1, 2014 Council Meeting Packet Page 24
rOREST TIJEATRL UPGRAD[ PLANNING, Carmel. CA
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for 0-V'..dv Joy


Sfo-.9e.- fo.-cMMy u--v..-r
f3. AUDIENCE SEATINCi COMPONENT SCOPE

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u. ACCESSORY FACILITIES COMPONENT SCOPE
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D. DISABLED ACCESS COM PONENT SCOPE
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CONCLUSION

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FACI LI1 Y/EQUIPMENT UPGRADE ALTERNATES - 2
July 1, 2014 Council Meeting Packet Page 25
FOREST THEATRE UPGRADE PLANNING, Carmel, CA
of 0-- of o..d.o..p+We.-
Co>+ fo-

C<ryf-'y fyCl.ANih C<U'V l:x.- wVftv fjr-uu{-e..;r 01-'V
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fACILITY/ I.QUI PMENT UPGRADE ALTERNATES - 3
July 1, 2014 Council Meeting Packet Page 26
Item
1.00
1.01
1.02
1 03
1.04
1.05
2.00
2.01
2 02
2.03
2 04
2 05
3.00
3.01
4.00
4.01
5-7 00
8.00
A - MAIN STAGE USE & EXIT SAFETY ISSUES- Page-1 of 3
( 1) Life-Safety Remedy for Reopening of Theatre & Site. F ores! Theatre, Carmel
Description (3) Basic of probl em & scope of work to correct
Exit System Facili_ty & Egress Safety
Risers are open and some treads have deter iorated beyond limits, thus enclose nsers anrt replace those
identified treads. And stair frames are over-stressed for required design loads. thus needing tram1ng
member supplements. Upon additional evaluation a full replacement of stairways maybe necessary for
Exit Stairs Bulidif1Jl Official acceptance.
'::>tage ano \1 ) lnsutfJCJenl guard height & s1ze of guard open1ngs, along w1tn strength limitS of ex1stmg anchors &
Stairway Guard connections reducing load resistance and safety below CBC minimums. Thus full ra11 repl acement is
Raiiinqs necessary for Building Official acceptance.
1) Ext! Signs w1th illummatton for mght VIsibility are mandated for safety (Extstmg ts substantially lacKmg,
non-conforming, non-operational, etc.) Thus install illuminated exi t signs. Specific type of illumination is a
Exit Signs/ltQ desiqn decision & relates to eventual choice of type of emerqency back-up power.
'\ 1) Add a system (e-power pnmamy ror ex1t lightmg & signs). 1 ype or oacKup 1s unaetermmed at present
and dependent on design details and owners final selection between a central system generator, storage
Power Backup batteries. or individual battery-pack fixtures.
{1) construct 2-NI::W common-patn walKways ror ambUlatory persons, 1ead1ng to pu011c streets, 1nvo1v1ng
grading & paving from point of merger wi th separate paths f rom each exit stair. Paths will approximate 100-
Exit Travel foot lengt h over surface that presently lacks compliance or is non-existing,
Construction Fire & Life Safety
uoservea concrete walls ma1care neea .or umnea cracK & exposed steel remrorcmg repai r agamst motsture
penetration. Superstructures (wood frame) added without permit w1ll be evaluated for increased loads on
previously existing concrete walls & footings. Depending on calculations a defined scope of work may
r e q u i ~ lower level supplemental support in areas where frame structures exceed design loads on existing
support elements such as footings. walls, joists & beams. Further evalualion may determine major
Concrete retrofittinQ or possible removal / re-design & repl acement of the dressing rooms.
Frame construchon at stage level and front & s1de masking walls are structurally madequate. Stage nght
support frami ng could collapse with current post support, combined with sill plates & roof-wall intersections
that are unrestrained against potent ial seismic or wind forces. Anchorage & framing required by the
"Exist:ng Building Code" & "Electrical Code" apply to occup1ed areas & walls with stage electrical panels.
Structural
Structural safety requires adding proper footings w1th walls at the lower level to support all existing
Wood Framing construction above which may result in removal or replacement of existing stage right frame construction.
Type-V Stairs See Item 1 01
Spnnkl ers added without permit, thus wi ll be eval uated for coverage. Seating & stage within in-door
Fire Sprinklers
theater need sprinkler coverage evaluabon for "ordinary hazard".
ji::XJtng & mtenor part1t1on construcuon & matena1s are substandard & ri re & me safety nazaros. Hazara
Educational removal includes an enclosed. rated exit path that does not include intervening spaces, plus replacement
Space
of all non-rated partitions with materials & installation specified In the fire code.
Plumbing
Fixtures & Facilities
(1 ) Separate-sex ADA accessible toilets are required for stage performers & crew at main stage level. Only
one unisex non-accessible toilet room serves the stage now Thus add one more restroom for stage
Toilet Count !performers & crew at main stage level and remodel existing restroom for accessibility
Ventilation Exhaust & Air-Exchange
(1) Lack of mechanical exhaust with gnl!s for outSide-makeup all requ11e add1ng exhaust fans for health &
Occupied
fire code compli ance. Thus add mechan1cal ventilation for dressing rooms & restroom at stage level.
Areas
Evaluate mechanical systems within enclosed theater for compliance (SODA occupant area).
Electrical
Power & Lighting
Elect Enqr List 1}Refer to Paqe-2
Structural
Suspended & Bracfld Items & Equipment
List
'11) Refer to Page-3
(1) lnd1cates 1tem reqUIIed & discussed w1th AHJ (Authonty Havmg Junsd1c11on)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 201 4, note that similar
Sections occur in CBC, 2010 ed. {effective pnor to Jan 1, 201 4), with different section
number references for select items.
(3) Indicates mitigating design. materials, & other specifics to be determined
(4) Indicates Plumbing Code Section
(5) References Cal ifornia Mechanical Code for Ventilation
{2) Code Ref
'IIU.O.I,
410 5.2,
410.6.1.
41 0 6.2,
1009.7. 5.3
101 2.1 , 1012.2,
1013.2, 1013 3
102.!10,
1011 .60,
1006.2 1006.3
2702.00,
1006.3
1014.30,
1016.10
3404.3, 3403.4
3401.4.3,
3401 .5
J4U1A.<:,
11 !:l 504.3,
1607.8,
1607.8.1 1.
1607.8. 1 2
903.2. 1.5
903.2.1.1.
903.2 3
(4) 422.2. 118-
604
(5) 1203.4.2.1
Electrical Code
T-24 Industrial
Safety
July 1, 2014 Council Meeting Packet Page 27
Item
5.00
5 02
5.03
5.04
5.05
5.06
5.07
5.08
5.09
5.10
6.00
6 01
6.02
6 03
6.04
6.05
7. 00
7.01
7.02
Description
Stage Items
Gen. Wiring
Stage Power
Connection
Terminals
House & Work
Lights
House Light
Oimminq
House Ltg
Control
Audio Systems
Electrical Panel
Support
Cable Trench
Weather Rated
Connections
Outdoor Ltg
Gen. Wiring
Gen Ltg Fixt
Low Level F1xt
Internal Lt Fixt
Parkg Lot F1xt
Emergency Ltg
JNeW t:laCKUD
Power Branch
Circuits &
Panel
Transfer Switch
bet Line &
Backup Power
A MAIN STAGE USE & ELECTRICAL SAFETY - Page-2 of 3
Forest Theatre, Carmel
(1) Life-Safety Remedy for Reopening of Theatre & Site
l3) Remedy Proposed
Performance Systems & Power
!1-'resent power wmng tailS electncal, NrPA-10 codes. Kewmng from diStribUtion
panel to production power terminal s at booth, stage exterior and/or interior
locations is necessary for sarety & reliabil ity.
E:x1stmg terminal panels are extreme t 1re/electnca1 satety hazards. Keplacement
is necessary with approved (NEMA, NFPA, CAL Elect Code) terminal panels
rated for theatre use 1n exterior or interior locations as apply.
1 House 1:5. worK ugmmg IS non-ex1stmg No portaOie ca01e, ugms or suspens1on
systems are provided for tenants of the Forest Theatre leaving such
infrastructure out of C1ty control. Liability for electrical & physical safety demands
a stock of quality, safe, maintained dedicated equipment items (cable,
connectors, lights), be available on a professional theatre operator basis.
u1mmmg nouse ugms 1s a meamca1 ana a coae sarety reature. House 01mmers
are non-existent & integral to items in 5.04 (but located, operated & maintained
separately). Availabil ity of modern dimmer technology m safe working order is
mandated for assembly safety.
Alternate control opt1ons are available tor house lightmg, & coordmate w1th 1tems
5.04 & 5.05. CBC Electrical & Occupancy codes require speciric controls for
house & work lighting systems & fixtures.
Audio system features for fire & life-safety are non-existing. System response
with exit instruction is required for power interruption, sprinkler activation or fire
alarm. The sound system also is an ADA reQUi rement without compromise _{item
Power panels at the booth & on-stage right are extreme fire hazards for lack of
rated constructi on. Prior to panel replacement (5. 04) 1-hr rated construction &
material upgrades are mandatory throughout all spaces prior to installing new
panels & wiring.
No cable trenchmg presently ex1st. Under floor trenching removes tri p-hazard of
exposed cable & benefits liability & pedestrian exit safety.
1 Weather rated power & sound wmng servmg ex1sting "audience-towers IS non-
existing. Alternative solutions require choice between hard-wire circuits in
conduit to "under-floor'' cable trenches.
Source, Color, Coverage
Branch panels, circuits & wiring are non-existing serving exterior low-level or
pathway lighting. New lunction boxes & condui t is required throughout all areas.
Replace existing, with appropriate pattern, Lamp-type, wattage.
Replace existing, with appropriate pattern, Lamp-type, wattage.
ReJ:Jiace existing, with appropriate pattern, Lamp-type, wattage.
Replace existing, with appropriate pattern, Lamp-type, wattage.
Light Source, Coverage
Provision not currently provided, assuming centralized power source, transfer
switch (Item 5.04) feeds new "Emergency Branch Circuit" disconnect panel that
in turn powers di rectional , exit, & egress lighting.
'Not currently prov1ded, purcnase & msta11at1on ot a central transter sw1tcn IS
necessary & preferred for reliability over separate "hot" wire circuits to multiple
battery packs. Pack-transfer switches require regularly scheduled maintenance &
testing. Choice will involve "construction" cost-benefit compared to future
(1) Indicates 1tem reqwed & discussed With AHJ (Authonty Havmg Junsd1Ct1on)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014) , with different section
number references for select items
(3) Indicates mitigating design, matenals, & other specifics to be determined
(4) Indicates Plumbing Code Section (Not Applicable to this Page)
(5) References California Mechanical Code for Ventilation (Not Applicable to this Page)
(6) References NFPA-70 Code
(7) References Relevant Calif Electrical Code
IES References Illumination Engineering Society Standards
Code Ref
(6) 70-71 ' 70-
470 (7) 520.27
(6) 70-461 ' (7)
520.50, 520.51 '
520.53
(6) 70-463
(6) 70-466
(6) 70-468
(6) 70-558
(6) 110.26
(7) 334.12
(6) 70-470
(7) 210, 225.7
IES
IES
IES
IES
(7) Art 700
(7) Art 700
July 1, 2014 Council Meeting Packet Page 28
Item
8.00
8.01
8.02
8 03
8.04
A- MAIN STAGE USE & STRUCTURAL SAFETY - Page-3 of 3
f f T . Th
Li fe-Safety Remedy or o heatre & S1te. Forest eatre, Carmel
DescrtQtion (3) Basic of problem & scope of work to correct (8} Code Ref
Suspension Lighting & Sound Towers & Trusses
Anchor framing under on-stage west tower base plate has significant deflection thus
are under-designed and/or incapable to last long term, or non-existing. Two towers
located off-stage are anchored to concrete footings of unknown design. Presume all
tower anchoring des1gned by the same person provides reasonable basis to replace
tower supporting structures for all four towers. Off-stage towers require relocation with
Tower Anchors,
seat revi sions as noted on Page B. Provide new threaded rod anchors embedded into
Footings, etc.
new footing where required & through under wood-stage floor blocking where required.

I Install cable nggmg tor tower & truss lateral stability. are non-ex1strng;
add tension cables hook onto eyes to stabilize free-standing towers & trusses
Rigping Eyes supportinQ liQhtinQ & scenery. Title-8
Pre-Fab SusJ> f1) Reference Item 5.04 Title-8
Panels
I aka
Proscemums 1(1} Reference Item 8 01 Title-8
(1) lnd1cates 1tem requ1red & discussed w1th AHJ (Authonty Havmg JunsdJCtlon)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar sections occur in CBC, 2010
ed. (effective prior to Jan 1, 201 4), wi th different section number references for select items.
(3) Indicates mitigating des1gn, materials, & other specifiCS to be determined
(4) Indicates Plumbi ng Code Section (Not Applicable to this Page)
(5) References Cali forni a Mechanical Code for Ventilation (Not Applicable to this Page)
(6) References NFPA-70 Code
(7) References Relevant Calif Electrical Code
(8) References Cali f Title-8 Industrial Safety Orders
July 1, 2014 Council Meeting Packet Page 29
Item
9.00
9.01
9.02
9.03
9.04
9 05
9.06
9.07
9.08
9.09
9.10
9.11
9.12
9.13
9.14
8- AUDIENCE SEATING & EXIT SAFETY ISSUES
(1) Life-Safety Remedy for Reopentng.of Theatre & Site
Description (3) Basic Problem & Scope of Work to Correct
As Noted Seating & Egress Safety
fAUdtence (1) Audience capac1ty ts oetermmed by formula that divides total length of bencn
Capacity seating (939') by a specifted width per occupant (1 .5') . 939/1 .5 = 626. This calculation
Formula is basis for 9 05 & 9 06 below.
1(1) Maxtmum, average distance between audtence seatmg & area(s) of ext! safety 1s
specified by fire-life safety code to be 200'. Actual does not comply.
Travel Distance Solution is new oaths to exits referenced_L9.11)below.
\ 1 J ve::utLe:ne::u t:)(ll pdll i::> uu nuL f.'"'"'"" " Y ex1::>1 o. we-1ue-sa1ely requ1res "!-'! wtae
(1: 12 running-slope, 1:48 cross-slope) with stable, firm & slip resi stant surfaces leading
from seating side-aisles to crosswalks in parking & continuing to public street refuge
(item 9.11 ). Substantial amounts of new Path installations will cut-&-fill over existing
Common Paths contuors and incorporate steps as needed Where slope exceeds 12.5% (1:8) path
(1) Calculated matn extt width totals 11-feet wlten applymg the code specified factor of
Aggregate Site 0.2" per occupant to capacity (626) calculated in item 9.01 . Such width does not exist.
Exit Width Solution is 3-seoarated exits on seoarate boundaries of the site 19 11) below.
r<.ow ;::,pacmg provtoes clear passage oeiWeen oencn sea1s <1c me oacK or me row
ahead. Clearance of 12" applies for rows with 14 or fewer capacity & increases by 0.3"
Row Spacing per each occupant over 14. Requirement based on average bench length below the
Below Wide crossover is 14" clearance compared with 11-1/2" existing. Solution is removal
Cross aisle reolacement of all benches below wide aisle).
t.,.J r<.ow ;::,pactng provtoes ctear passage oeiWeen oencn seats <1c me oacK or me oencn
ahead. Clearance of 12" applies for rows with 14 or fewer capacity & increases by 0.3"
Row Spacing per each occupant over 14. Requirement based on average bench length above the
Above Wide cross atsle IS 17" clearance compared with 11-1/2" existing. Solution is removal.
Cross aisle reolacement of all benches above wide aisle
::;eating Atsle (1) conversion of rampeCl atsles to stepped aisles ttl rough sealing mvolve replacmg
Convers1on to existing slope (approximating 22%) with 4" (average) stepped risers. Stepped-aisle row
Stepped Aisle landings approximate 30" running, with 11 -1/2" step surface between.
l\lJ mrougn rows or oencn seattng 1s aecomposea gramte [Ut:i) wmcn 1s
granular, erodes with moisture, & creates slipping hazard as it spreads onto access
Row Surface aisles. Safe travel requires replacing DG with "stable, firm & slip-resistant" alternate that
Material also allows percolation of moisture.
Aisles serving seating are required to have handrails. Where seating is one side, rail
should be continuous along the oppostte side. Where seating is both sides, rails should
Aisle Handholds center in the aisle & be discontinuous to allow seat access.
ll!:jlllll l!:j I-'' v ''-'"'" t:: !lll S8Tely <lc 1:::> l lldiiUdlt::U UUI II l!:j JJUUII<. 111..;y . rut Uldi..;I\UUl
effects m performance, aisle lights can dim provided electronic equipment is Installed
that returns full brightness in event of fire-alarm, sprinkler flow, or power outage. Aisle
Aisle Lighting
lighting requires connection to backup power (item-1.04).
(1) Life-safety exitmg from the site requires the determined minimum width (1 1' from
item 9.01) be divided between 3 approximately equally separated outlets. One exit each
Refuqe/Access is therefore required to Santa Rita Street, GuadaluR_e St reet and Mountain View Street
1(1) Extt s1gns wtth tllummatJon for mght VISibility are mandated tor safety. SpecifiC type
of illumination is a design decision & relates to eventual choice of type of emergency
Exit Signage back-up power.
Power Backup does not exist. Thus install system. Type of backup is undetermined at
present and dependent on design detatls and owners final selection between a central
Power Backup system generator, storaoe batteries, 01 individual batte_ry-pack fixtures.
Ex1t Patn
through Parking ( 1) Each path of exit travel is required to be continuous with required light level & lead to
Lot
a public way that provides a refuge from hazard or allows assisted rescue.
(1) lndtcates 1tem requtred & discussed wtth AHJ (Authonty Havtng Junsdtct10n)
(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different section
number references for select items.
(3) Indicates mitigating design, materials, & other specifics to be determined
(4) Clear space between seat rows increases by capacity excess over 14-occupants
(2) Code Ref
1004.4,
1028.6 3
1010.1. 1,
1015.2, 1028.7,
1016.2
118-206.2.2,
1029, 1028.2
1004.5, 1007.2,
1027.5, 1028.3
1028.10.2.1
1028 1 0.2.1
1013.3,
1028.11'
1028.11 .2
1028.1 1,
1028.9.1'
1010 8 1
118-405.8, 11 B
505.2, 1009.10,
1028. 13,
1028.13.1
1006.20,
1006.30
1028.20,
1037.00
1022.90,
101160,
LfUL.L.l,
2702.2.3,
2702.2.4,
2702.2.6
1 006.1. 1 007.2
July 1, 2014 Council Meeting Packet Page 30
Item
11.00
11. 01
11 .02
11 .03
11.04
11 .05
11 06
11.07
11 .07
D- ACCESSORY FACILITIES- Page-1 of 1
Life-Safety Remedy for Reopening of Theatre & Site. Forest Theatre. Carmel
Description (3) Basic of problem & scope of work to correct
As Noted Services & Facilities
"\1..\..<::;:o"IUI<:: f.JGHII\'>/ V I U d VCI lU d ii U II V I !I llll" UUIIUH 1\:j lV d iiU 11 Ul ULIICI U vvUf.JICU
areas (patrons & employees) of the facility is required, including wheel chair
access. All of the existing paths do not comply due to a variety of signifi cant
issues: existing too steep, cross slopes too great, mtssing level Intermediate &
top/bottom landings, no handrails, not paved, too narrow, they don't exist at all
Concession where requi red, stairway(s) within route(s}, etc. Thus construct accessible
Sales lpath(sjof travel.
"''t.;t.;t;;""IUI<:: f.Jdl ii(::>J V I lldVt:l lV diiU !lVIII lfll ::> UUIIUIII\;j lV 0111..1 lUI Ulllt:l Uvl.-Uf.Jit':U
areas (patrons & employees) of the facility is required, including wheel chair
access. All of the existing paths do not comply due to a variety of significant
issues: existing too steep, cross slopes too great. missing level intermediate &
top/bottom landings, no handrails, not paved. too narrow, they don't exist at all
where required, stairway(s) within route(s). etc. Thus construct accessible
Ticket Sales path(s) of travel.
Accessible door control. Most if not all doors, thresholds, hardware. etc. reqUire
some sort of modification, replacement, etc. in order to comply with
Door Access requirements. Inventory to be provided in later stages of design.
:Grade 1eve1 accessory areas reqUire travel paths not presently ex1s!tng. Path
Approach width, slope, & surfacing plus handrails & wheel guides are additions to be
Access constructed as applicable according to CBC.
IACcesstote pams or 1rave1 requtre aaequate ugnung ana atso e-powerea n atso
an exit path. Existing lighting of pathways is far below requi rements and there is
no e-power system. Thus construct new path of travel lighting systems in
conjunction with new required paths of travel as noted elsewhere, along with
Path Ltg backup power where required as noted elsewhere ..
Backup Power Refer to 1 04
Construct ion Fire & Life Safety
1 r rame construction on me mam stage tnc1uoes non-ratea waus < ~ < roors. vvaus < ~
roofs of structures on stage are reqUired to be 1-hr construction plus be
equipped with fire sprinklers. Upgrade of walls & roofs to 1-hr rating is required.
The total amount of work to correct, along with other problems noted elsewhere
Type-VA may lead to decision it is better to totally replace.
(1) lndtcates ttem reqUired & dtscussed wtth AHJ (Authonty Havtng Junsdtctlon)
(2) Indicates reference Section of CBC, 2013 ed .. effective Jan 1, 2014, note that similar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different section
number references for select items.
(3) lndtcates mitigating design. equipment , & other specifics to be determined
(2) Code Ref
118-904
11 B-904
1008
1014.3
1006.2, 1006.3
2702
3401.4 2.
3401.5
July 1, 2014 Council Meeting Packet Page 31
Item
12.00
12.01
12.02
12.03
12.04
12 05
12.06
12 07
12.08
12.09
12.10
E -ADA COMPLIANCE - Page-1 of 1
Life-Safety Remedy for Reopentng of Theatre & Site. Forest Theatre. Carmel
Description (3} Basic of problem & scope of work to correct
Access Calif. Access Compliance
Problem A' I ollets wttnln tne ex1st1ng restroom building are non accessible due to; 1)
the landings outside the restroom entrance doors are too small and uneven, 2) door
thresholds are too high, 3) door widths are too narrow. and 4) toilet compartments are
too small. Thus: construct new landings, replace or remove thresholds, widen
doorways. and enlarge toilet compartments. Enlarging toilet compartments results in
removal of one of two toilets in woman's, and the only urinal in the men's, thus leaving
a total of 1 totlet for each sex. Lavatories, dispensers, etc. are non-complaint and thus
replace and relocate. In addition the restroom has not been maintained to code: Thus
repaint interior, cover concrete floor (paint , tile, etc.). The end result is Option A) total
intenor remodel, or Option B) remove building, or Option C) replace building. Problem
8: Although not explicitly required within the building code {however highly
recommended by the Building Official), but is required within the ADA, is the quantity
Toilets incl. of toilets needed to properly accommodate the occupant load. Thus, approximately a
Lavatories, minimum of 6 additional fixtures (toil ets/urinals incl. lavatori es, dispensers, etc) need
Accessories, to be added. Thus Option A) install additional single user portable toilets, or Optton
Dispensers, B) provide short-term portable restroom trailer(s), or Option C) construct permanent
etc.
building(s).
For existing urinal; remove pursuant to 1tem 12.01 Problem A. For additional urinals
Urinal Fixtures see 12.01 Problem B.
Concessions
Sales Counter Concessions transaction counter height is too high, thus lower transaction counter.
Open Statr
Risers Reference 1.01
Paths accessible by wheelchairs (WC) do not exist & upgrade expenditure tnggers 44"
wide paths of li mited slope (1 :20 running-slope, 1:48 cross-slope) & stable, firm & slip
resistant surfaces. Slope limits require that seating cross aisles & pathways run
Wheelchair parallel to site contuors between vehicle off-loading points on Guadalupe & Santa Rita
Access to-&-
streets and seating cross aisles. Paths additionally include wheel-edge-guides &
from Seating I guard rails where drop-offs occur adjacent the path.
Wheelchair (WC) seating is neither dedicated nor enclosed, non-level & without WC
edge-guides & guardrails. Stage visibility is less than comparable from bench seating.
Requirements include cross aisle (wtde-aisle between upper & lower seating) access
Wheelchair with dedicated, protected area for 6-wheelchairs, re-graded for sightline clearance
Seating Space over bench seating & centered on the stage, & including "companion seats" & ability
& Locations for wheelchair patrons to sit stde-by-side.
ADA "semi-ambulatory seating" (SA) does not exist & upgrade expenditure tnggers 6-
semi-ambulatory seats. SA seats require 24" clear leg room at locations available by
Semi-Ambulant & on access1ble atsles.
The main stage shall be accessible to the disabled (performers & crew) & such access
does not exist. Ramp access (see item 12.05) requtres 40' ramp length across the
front of the stage with added space for top & bottom landings (impractical during
performance) & 200' of ramp back-stage (impractical & expensi ve) Thus a platform lift
is solution front stage & eit11er lift or elevator are needed back stage. Note: Height
we utt varies with natural qrades: 2' or more front to over 8' backstaQe.
Assisti ve Listening is an ADA requirement where sound reinforcement systems are in
use for public assembly events An assistive listening system is to be purchased,
Assistive
installed & head-sets made available for patron use. The Assisttve listening system is
Listeninq also required to have backup power
For deaf patrons strobe-light fire alarm & a scrolling message panel are requ1red by
CBC for assembly events to occupancy over 300. Neither systems exist, and require
Visual Backup purchase & installation.
(1) Indicates ttem requtred & discussed wtth AHJ (Authonty Havtng Junsdtc!ton)
(2) Indicates reference Section of C8C, 2013 ed., effective Jan 1, 2014, note that simi lar
Sections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different secti on
number references for select items.
(3) Indicates mitigating design, equipment, & other specifics to be determined
(2) Code Ref
11 B-604.1
11 B-605.1
118-904
11 B-504.3
1 007.1' 118-
802.1.3, 118-
505
118-221.2.1,
11 B-221 .2.2,
118-221.2.3,
11 B-802.2
118-802.5
118-410, 118-
410.7, 11B-
410 6, 11 B-
207.2, 118-
207.2 6
907.2. 1.2, 11B-
219
118-810 7

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