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 .fo-U<r.,vy w Ov b-Yl,e.f of Wt.c .. ;ior po)h CNVYr-e-wf- 1o- of f/M., Wf'e, fo- ll-Ye..a..y
A Mo..Vv B.
D. for w..c.v -tho.+ fo- cA..owe.- of -/"IM.t o-yfi.e,.y of ove-t'
for b-uvv c,o-w.po.-l"e.d-- v.riA+v frOWv (CoJ.,-OSHA) TVI-Ler-24, ( GBG). frxM-y ovv v-...o+ ovv fofo.L io- w.u.;f- CNVYve,...r...f c:(Vv-e,vv U/ wo.-y b-uvv frO't'W frowv p-Yi..o-v of fo- of wco...Vv-YIO-fJe..- v.rtA+v o..c..<:-e..YW"!:1 il-YW-y. iA- w fYt.o...l of Ul-VV 1:>-e.- w p-Yojuf: Wi.;fYt..<rvvl- /)11\.t.y w coy/- w-vv 1?-v ovv Coyf-
A. MAIN STAc:( GOtviPONNT SGOP -=u--vt 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 wi.fVv p-owu- Joy v<-?h for 0-V'..dv Joy
b-y of fY.h Spa;('}.ms t;o as$J$t; hf.llimff !Wei r.isua.ll y imp!nr ed m em.b('}.J'!S' of (hq a.udi('}.ac('} u. ACCESSORY FACILITIES COMPONENT SCOPE fo-U,e.fy> VN/Yy wvvfro{, i?oo+N.Y). Joy 5-0{f./fy o..p-r:wo-o..c..Yv, f?1}ve.w p<lAr01"0' y{-o..ff: D. DISABLED ACCESS COM PONENT SCOPE oJL CLYea..y, wiA'Y-..ovvl- w of fY,...e, y/r;..ff fVIClj'or (1.1rf.- pY fY.h lM-fuL. wvH-v fY,...e, CJ l.,i.ft- fY,...e, t3oflrv Ovjrf-- iPv Au_.e.W' iPv Po-ri--D. CONCLUSION
ury/- p-riPY 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 of
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