HomeMy WebLinkAboutR10-Redevelopment Agency
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ECONOMIC DEVELOPMENT AGENCY
OF TIlE CITY OF SAN BERNARDINO
REOUEST FOR COMMISSION/COUNCIL ACTION
FROM: BARBARA J. LINDSETH
Acting Director
SUBJECT: CALIFORNIA TIlEATER-
PROFESSIONAL DESIGN
SERVICES
DATE: February IS, 1995
SvnoDsis of Previous CommissionlCouDciVCommittee Action(s):
On January 23, 1995, the Community Development Commission directed staff to negotiate a
professional contract with R.F.McCann and Company for the necessary design work to
rehabilitate the California Theater.
Recommended Motion(s):
(Communitv DeveloDment Commission)
MOTION: That the Community Development Commission authorize execution of standard
Agency professional services contracts with R.F.McCann & Company in the amount
of$51,218 for architectural design services and authorize additional professional
service contracts with engineering firms not-to-exceed $18,330 in addition to the
existing purchase order of$6,500 for structural engineering examinations; that the
Commission provide $15,000 in contingency authority for the above work; and that
the Commission modifY the Agency's budget accordingly.
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Administrator
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N., Uc/(t, /r
BARBARA J. LINDSETH
Acting Director
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Contact Person(s): Barbara J. Lindseth/Jolm B. Hoeger
Phone:
5081
Project Area(s):
Central Ci1y North (CCNl
Ward(s):
One (1 )
Supporting Data Attached: StaffReoort:
FUNDING REQUIREMENTS: Amount: $91 048
Source:
Tax Increment
Budget Authority:
Reauested
Commission/Councll Notes:
BJL:JBH:lag:02-20-04.cdc
COMMISSION MEETING AGENDA
MEETING DATE: 02/20/1995
Agenda Item Number: R.. / 0
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ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
California Theater - Professional Desilm Services
On January 20, 1995, the Commission authorized staff to negotiate with R.F.McCann &
Company regarding design services for the expected rehabilitation of the California Theater.
Based upon information from the January 20 meeting, a scope of services was developed and
priced. As shown in the attached proposal, construction documents (drawings and specifications)
will be provided for a comprehensive work program to correct safety and deferred maintenance
conditions in the theater.
As discussed on January 20, 1995, the scope of work is limited to a first phase which will
accomplish correction of most, but not all, of the critical items identified in the earlier facility
study completed by McCann. Notable omissions in the scope of work include plumbing and
mechanical work. This means that restrooms will receive only cosmetic treatment at this time and
that the heating, ventilation, and air conditioning equipment will not be replaced. These items,
together with such needs as the rebuilding of the reception hall, providing for access for disabled
persons to the balcony area, deepening of the orchestra pit, improving dressing rooms, and
enlarging the stagehouse must wait for future phases of the theater's rehabilitation.
The proposed work program is briefly as follows:
a) Grid and Arbor: Seismic and structural reconstruction of the scenery grid and arbor
system (estimated direct construction cost of$115,000).
d) Exit and Entry Doors: Fire safety and modifications to door systems for disabled
persons throughout the theater plus an upgrade of the lobby entrance door system
allowing for a controlled ticket sales area (estimated direct construction cost of $42,000).
c) Fire Sprinklers: To provide necessary fire safety systems in all areas of the theater
(estimated direct construction cost of$160,000).
d) Accessibility Improvement: For ramps, stair improvements and wheelchair
accommodations on the main floor of the theater (estimated direct construction cost of
$100,000).
BJL:JBH:lag:02-20-04.cdc
COMMISSION MEETING AGENDA
MEETING DATE: 02/20/1995
Agenda Item Number:
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ECONOMIC DEVELOPMENT AGENCY STAFF REPORT
California Theater - Professional Design Services
February 14, 1995
Page Number -2-
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e) Main Electrical Power Service and Distribution: The theater requires a complete new
emergency power and lighting system. Audience lighting will be brought to required
levels for safety and the antiquated resistance dimmer system for the house lighting will be
replaced. The existing three wire system will be replaced with a modern grounded four
wire bulk distribution system. (Estimated direct construction cost of$240,000.)
f) Roof and Drains: A new roof will replace the presently leaking roof system. New
gutters, flashings and parapets will be constructed and the stagehouse roof will be rebuilt
to ensure correct drainage. The work will also include strengthening the wood framing of
the front roof over the reception hail area which eventually must support a new air
conditioning system for the theater (estimated direct construction cost of$120,000).
g) Interior and Exterior Finishes: New painting and carpeting throughout the theater.
New paint on the theater exterior and limited facade upgrade -- primarily the front doors
above. (Estimated direct construction cost of$162,000.)
These items have an estimated total direct construction cost of $969,000. In addition there will
be costs for the design services requested here, for construction management, for permits and
fees, for contingencies and for other related services including bidding and advertising. Revised
cost estimates can be prepared after final designs are available which will provide the accurate
quantities needed to correctly estimate costs. Final design concepts will be presented to the
Commission for approval prior to requests for construction bids.
A staff design review committee will provide direction and guidance during the design process.
This committee is intended to include Ms. Susan Feller because her participation will provide
continuity from this first phase of theater rehabilitation to the eventual long term management of
the facility. Ms. Feller indicates that she will participate. The committee may also include other
community members with particular skills and knowledge related to the design effort.
The design work will involve architectural services from RF .McCann & Company in the amount
of$40,948 plus specialty theater services from Mr. McCann in the amount of$10,270. The
contract with Mr. McCann and his firm will therefore total $51,218. In addition, a requirement
exists for structural engineering, fire sprinkler engineering, and electrical engineering.
The structural engineering is a specialty item involving the stagehouse grid and scenery handling
system. For reasons explained below, a Purchase Order in the amount of$6,500 has already been
executed to provide for structural engineering services from Krakower & Associates. Staff
expects to be able to obtain services from local engineers for the fire sprinkler engineering
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Bll..:JBH:lag:02-20-04.cdc
COMMISSION MEETING AGENDA
MEETING DATE: 02120/1995
Agenda Item Number:
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ECONOlVlIC DEVELOPMENT AGENCY STAFF REPORT
California Theater - Professional Design Services
February 14, 1995
Page Number -3-
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(estimated at $3,250) and for the electrical engineering (estimated at $13,390). Additional
specialty engineering of approximately $1,700 may be needed from firms with particular theater
experience. All of these engineering services can be obtained under purchase order authority but,
to present an inclusive picture, they are restated in the form motion above. The form motion also
contains a request for a 20% contingency factor. This is higher than that for new construction
due to the uncertainties involved in historically sensitive reconstruction work.
Staff has proceeded with certain work as a part of the Agency's responsibilities for maintenance
and ownership. In particular, specifications are being prepared for a manual fire alarm system
which will be integrated into the above work but can be installed now to enhance frre safety for
current productions. Also, a structural engineer (Krakower & Associates) was hired to examine
the existing grid system and make recommendations. The engineer found that the existing grid
could continue to be used while a new grid is designed and prepared for installation. Additional
strengthening of the rear stagehouse wall attachment of the grid was recommended and will be
accomplished as soon as drawings for this modification are approved (the attachment work is
estimated to cost less than $5,000). This structural evaluation was ordered to determine the
safety of the current grid system for events that are booked in the theater between now and the
time that the general refurbishment begins this summer.
The attached proposal and letter give additional details on the proposed work program. Based
upon the above, staff recommends adoption of the form motion.
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BARBARA J. LINDSETH, Acting Director
Economic Development Agency
BJL:JBH:lag:02-20-04.cdc
COMMISSION MEETING AGENDA
MEETING DATE: 02/20/1995
Agenda Item Number:
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PROPOSAL
for
ADAPTIVE DESIGN SERVICES
for the
CALIFORNIA THEATRE
SAN BERNARDINO
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R.F. McCann & Company Theatre Architects
Design Services for the Performing Arts
Part 01 McCANN.NAY & COMPANY ARCHITECTS
39 South EI Molino
Pasadena, CA. 91101
(818) 564 - 8900
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R.F. McCann & c!pany Theatre Architects ·
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California Theatre
Theatre Design Services for San Bernardino EDA
INDEX
LETTER OF TRANSMITTAL
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PART -- 1
APPROACH AND METHODOLOGY OF SERVICES
PART -- 2
PROFESSIONAL FEE REQUIREMENTS
MILE-STONE ELEMENTS OF SCHEDULE
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R.F. McCann & Company Theatre Architects
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California Theatre
Theatre Design, Services for San Bernardino EDA
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PART -- 1
APPROACH AND
METHODOLOGY OF
SERVICES
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R.F. McCann & c!pany Theatre Architects ·
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California Theatre
Theatre Design Services for San Bernardino EOA
Part 1
Approach and Methodology
R.F. McCann & Co. working with our engineering consultants and the San Bernardino Economic
Development Agency representatives will provide design services and develop an Initial
comprehensive scope of work including the following:
Group 1 - Architectural Adaptations
Group 2 - Theatre Specialty Adaptations
Group 3 - Equipment and System Adaptations
1.0 GENERAL
A. The goal of Initial Phase construction is to provide priority safety and code items
determined to be needed for public assembly occupancy and operation of the California
Theatre as a modern performance facility. The scope of work generally includes fire
protection, exit safety, structural and electrical upgrading.
B. RFM & Co. will take a leadership role in managing and overseeing the design process.
We recommend that San Bernardino Economic Development Agency appoint a Design
Review Committee that will work closely with our consultant design team. RFM & CO will
facilitate the information and design process by recording all meetings with its Project
Memorandum system. an overall, detailed design schedule will be prepared so that design
will be coordinated with the overall project schedule of the EDA.
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C. The importance of the California Theatre's heritage must be integral to all future
planning. The theatre and the audiences of San Bernardino together form an artistic
partnership and a legacy of profound richness and historic value. Performance venues of
the quality of the California Theatre are of landmark rarity. As planners for code and safety
and various required upgrades for this facility, RFM & CO will act as respectful stewards
seeking to preserve and strengthen this important legacy.
2.0 GROUP 1 - ARCHITECTURAL ADAPTATIONS
A. Approach to Architectural Adaptations
1. Meet with EDA Design Review Committee to ascertain and confirm priorities for
code and safety compliance, and the values and philosophy relative to the
development of the California Theatre and its operation for the communities of San
Bernardino.
2. Specifically, there are powerful character giving elements in the Theatre that were
established based on classical Spanish Colonial Style principles of architectural
composition. These give order to both the facilities function as well as to its visual
identity and we will seek to strengthen and extend these ordering patterns as we
develop adaptive design options.
B. Approach to Comprehensive Code and Safety Conformance
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1. General areas of NON-CONFORMANCE have already been identified in the
Assessment Study. Refinement of codes and standards compliance and phasing of
certain compliance requirements will occur by conducting meetings between City
Building Code and Fire Department officials and EDA and City staff. The level of
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R.F. McCann & c!pany Theatre Architects .
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California Theatre
Theatre Design Services for San Bernardino EOA
Part 1
Approach and Methodology
conformance will be comprehensive in that any limited compliance with standards for
life safety will be identified and defined for inclusion in future phases of work.
2. Through discussions with EDA staff and the future facility operator, we will
determine the altematives that best provide compliance within the context of the
original theatre design and operational needs.
3. Include ..theatre operations" and specialty considerations for clarification of
production and audience needs related to codes and safety standards.
C. Existing Conditions Reconciliation
1. As a supplement to Report generated records, we will provide document pertinent
additional information relative to existing conditions in the California Theatre. Site,
infrastructure and utility drawings will be researched and recorded in separate
appropriate layers on CAD.
2. Inventory electrical and mechanical systems at the Theatre site, including fir
sprinkler water, domestic water and electrical service.
D. Construction Document Scope
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1. After a comprehensive work program is identified involving overcoming safety and
differed maintenance conditions, construction documents will be prepared.
Documents will combine categories of work according to subcontractor requirements
and according to the areas of the theatre where work is required and the sequencing
needs for installing systems and equipment. Such "work packages" are described
below. Additional outline information about construction administration issues and
interrelated work items is contained in Allachment-A accompanying this proposal.
ITEM-A: Grid and Associated Seismic Restraint Elements
This item provides seismic and structural design confined to the stagehouse.
Interrelationships between the work of this item include mountings for functionally
connected components for scenery handling, fire protection and performer and stage
crew safety.
Structural engineering consultant, Michael Krawower will provide design calculations
and design details for steel construction work.
ITEM-B: Exit and Entry Doors and Hardware
This item involves design, details and bid specifications for exit width revisions at
various locations and the addition of hardware appropriate to doors without
emergency exit devices. Door work documentation also includes jamb replacements,
thresholds, closures, door and jamb ratings and finishes.
ITEM-C: Fire Sprinklers, Alarm and Associated Systems
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Work under this item includes architectural construction and bid document
coordination for sprinkler additions in all currently non-protected areas of the theatre.
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R.F. McCann & Company Theatre Architects
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California Theatre
Theatre Design Services for San Bernardino EDA
Part 1
Approach and Methodology
Where currently sprinkled will be upgraded to current codes and specific requirements
such as fire curtain assembly, smoke vent control, sound system over-ride and full
time monitoring will be added.
ITEM-D: Accessibility for Disabled Patrons and Performers
Through this item stairs, ramps, theatre seat spacing, wheelchair accommodations are
to be added. Bid and construction documents will cover wood framing, seating
installation, floor finishes and miscellaneous iron. Document coordination for this
work will also involve electrical and mechanical system alterations.
ITEM-E: Electrical Power Service and Distribution
This scope of work provides increased electrical power capacity and replaces non-
conforming wiring, electrical panels and short-circuit protection. A "cut-over" power
source for emergency exit and egress lighting will be provided also. Coordination of
equipment locations, architectural lighting replacements and dimming, and fixture
specifications are involved along with power consultation regarding event production
power.
ITEM-F: Roofing System and Roof Drain Replacements
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This item provides drawings and specifications for bidding and installing a
replacement built-up roof, gutters, flashings and parapets. Roofing will also involve
Sloping sections of roof to drain through use of tapered insulation board. Parapet
flashings and cricket build-up will be necessary to assure moisture protection at roof
edges. An additional component of roof work is the anticipated need for strengthening
of wood framing in the front roof area.
ITEM-G: Interior and Exterior Painting and Finishes
This item mainly involves preparation of samples and specifications for on-site
. direction of decorative painting applications. Preliminary to final choice of the
desired application effects and colors, interior renderings and "color-boards" will be
provided for approval by the EDA Design Review Committee. Following approval of
basic colors, and prior to beginning full applications, the decorative-painting contractor
will work with Richard McCann to provide full size samples of colors and effects for
viewing and final approval by the Committee under actual auditorium lighting
conditions. Floor finish materials will be chosen for match with painting and samples
will be provided for viewing in conjunction with full size wall color samples in the
ambient lighting condition.
ITEM-H: Miscellaneous Items
This item mainly involves specifications and on-site direction and approval of various
additional elements of either an architectural or theatrical character which may be
possible based on savings or possible unforeseen conditions which may develop in
the course of construction.
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R.F. McCann & c!pany Theatre Architects ·
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California Theatre
Theatre Design Services for San Bernardino EDA
Part 1
Approach and Methodology
E. Cost Estimates
1. Provide cost estimates for each combination Item of improvements. Estimates will
be structured per a WORK BREAKDOWN STRUCTURE (WBS) designed to provide
a. uniform means to identify and manage components of the work. This WBS will
distinguish between the various components of recommended and alternative Item
improvements.
3.0 GROUP 2 - THEATRE SPECIAL TV ADAPTATIONS
A. RFM & Company Theatre Specialty Role
1. Facilitate the EDA Design Review Committee's efforts in guiding the usage of the
California within the community. In this role, we take a leadership position in clarifying
goals and criteria and setting values for the operation and presentation policy of the
California Theatre. Steve Rothman can be made available to assist in relating event
programming with facility accommodations.
B. Attributes of Production and Audience Provisions
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1. In participatory sessions with the EDA Design Review Committee, relate event
programming with "available-budget" options for scenery handling upgrades, or other
production benefits such as deepening of the orchestra pit, or provision for a multi-
level pit filler in comparative importance with options for audience counterpart-
upgrades including staggered seat placements, or accommodating advance or "time-
of-event" sale of advance-tickets, concessions or merchandise.
2. Invest the first phase of California Theatre adaptations with strong overall vision
. that fulfills audience and production requirements and concurrently addresses issues
of theatre event programming in order to assure the future economic and artistic
success of the facility.
3. Several specific concepts for budget and project allocations implicit in the near
term operation of the California Theatre will be explored:
. The majority of events will be traveling attractions, changing the operating
format substantially from the resident company producing pattern of the immediate
past.
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Successful booking of the California Theatre under "traveling-presentation"
operating format will depend more than anything else on adequate power for
sound and lighting and modern quality, resident systems for production lighting
and sound.
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C. Theatre Production Adaptations
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R.F. McCann & c!pany Theatre Architects ·
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California Theatre
Theatre Design Services for San Bernardino EDA
Part 1
Approach and Methodology
1. Design and specify electrical power revisions that provide separate distribution
between production lighting and sound. Provide company connection terminals for
use with traveling production dimming and sound that by-pass resident systems if
required without physically changing wiring in equipment cabinets or making "open-
terminal" type power connections.
2. Design and specify rigging system upgrades and replacement components that
provide efficiency in manpower and time requirements for "moving" productions into
and out of the theatre.
3. Evaluate and if possible within budget design under stage area for reuse as
additional performer dressing space with emphasis on chorus dressing and wardrobe
usage including toilets and showers for each.
C. Theatre Audience Related Adaptations
1. Design and specify a new ticket sales facility on site at the main theatre entry.
Provide in the design, capability for use of computer ticketing, telephone sales and a
box office treasurers area.
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2. Design reseating of orchestra and balcony levels that incorporate exit safe row
widths that combine leg room comfort and seat staggering for improving sighllines.
3. Design recruited "house-lighting" in the auditorium ceiling in original indirect
lighting coves to increase foot-candle levels in the auditorium and allow sufficient
illumination for reading of programs and negotiating steps on the balcony and leading
from the new wheelchair platform proposed across the rear of the auditorium.
4.0 GROUP 3 - EQUIPMENT AND SYSTEM DESIGN ADAPTATIONS
A. Electrical Power Adaptive Design Approach
1. New electrical service from the power utility including the entry service to the
California Theatre are proposed. Coordination with the utility will determine whether
possible transformer changes are necessary. Lead timing for power utility design is
critical to project scheduling.
2. New short circuit protection and power distribution equipment design will be
provided by RFMCo through our electrical engineering consultant. Fully developed
electrical design documents will be used for procurement of switch gear equipment
and for competitive bidding of overall installation work.
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3. It is anticipated that some existing power distribution conduit and existing branch-
circuit panels may be reused. This is especially anticipated in areas where conduit
exists inside omamental walls or above ornamental ceilings. In the stage area, new
code approved "company-connection" terminal panels will be installed including cam-
lok connectors and micro-switch power interrupters.
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R.F. McCann & c!pany Theatre Architects .
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California Theatre
Theatre Design Services for San Bemardino EDA
Part 1
Approach and Methodology
B. Emergency Electrical Power System
1. Power for emergency cut-over will involve a central battery system and new
circuitry to exit and egress lighting throughout the theater. Fixture locations and
design for this system will be coordinated with interior design compositions of door
openings and surfaces from which fixtures are to be mounted.
C. Auditorium and Lobby Architectural Lighting
1. Lighting from both indirect as well as fixture sources will be restored or reinstalled
as necessary to comply with new circuit and branch panel load distributions. Cove
lighting in the auditorium ceiling will be restored with the original 3-color effect with
separate dimmer controls for each color. Areas of the auditorium and lobby ceilings
which originally supported hanging fixtures will be evaluated for replacement fixtures
of similar character for purposes of increasing interior lighting levels and restoring
festive design effects. House light dimming will be included as part of restored
auditorium illumination effects.
C. Sprinkler and Fire Protection Systems
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1. New installations of sprinklers in the auditorium will include the main ceiling and balcony
soft. Consideration of sprinklers in the auditorium attic area will be undertaken with the fire
department. Other areas to be sprinkled will include lobby and toilet areas and side exit
passages and stairs leading from the balcony. The sprinkler system will also be
electronically connected with the fire alarm system. The alarm system will include
installation of smoke detectors in major plenums, in toilet areas and in public open areas
and will involve the use of both acoustical and visual alarms. An enunciator panel with a
diagrammatic plan of the system will be installed for fire department access in the new
ticket sales area.
D. Mechanical and Plumbing Systems and Equipment
1. These systems will not be replaced or substantially changed in the scope of work in this
proposal. Planning should acknowledge needs in these systems and plan for their
replacement in the next phase of up-grade work.
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CALIFORNIA THEATRE-
IMPLEMENTATION PROGRAM
PLAN-2
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CONSTRUCTION SCOPE SUMMARY
ITEM-A: Combined -2C, 2D, 2E, 31, 3J, 4H, 6G -- Grid and Associated Seismic and Rigging
Elements:
Site Prepaflltion and Demolition Component
Removal and storage of slllge drapes and fire curtain
Removal and storage of stage "eleetrics"
Removal and inventory of reusable Ion blocks, lines and batten pipes
Removal of existing roof smoke vents
Removal of abandoned stagehouse roof-lOp steel
Removal of existing stagehouse built-up roof
Relocation of existing roof drain
Partial removal of existing STEEL HEADBLOCK bemn connections
Temporary shoring/suspension or cast/west bridges
Drill anchor holes in concrete walls
Removal of existing arbor carriages
Removal of existing grid suspension rods
Removal of existing WOOD BEAMS and WOOD GRID assembly
Partial removal of on-stage headblock beam
Cut stagehouse concrete rooCCor new smoke vents
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Construction Management Component
Steel fabrication and installation selection and contract
Roofing and flashing installation selection and contract
Roof drain plumbing inslllllation selection and contract
Replacement rigging, installation and equipment repair contract
Seismic support and connections ineluded in grid work contract
Fabrications and Installation Component
Grid beams, connections and deck items
Stagehouse smoke vents
. Beams connection plate cutting and drilling
TS-beam and connection plate
Architectural, Specialty and Engineering Document Preparation
Removal and Demolition Items
Slmctural steel and miscellaneous iron items
Roof ing
Roof drain plumbing
Check existing truss up-I in reactions
Size and provide steel connection details
Document production and distributionSize members for lateral restraint reactions
Document production and distribution
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R.F. McCANN & COMPANY
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CALIFORNIA THEATRE.
IMPLEMENTATION PROGRAM
PLAN-2
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ITEM-B: Combined -3B, 7D -- Door and Hardware Replacements:
Site Preparations and Demolition Component
Removal of selected wood door jambs
Removal of sleleeted wood doors and hardware
Removal of metal entry doors and frames
Construction Management Component
Door and jamb replacement and installation contract
Hardware purchase agreeement
Door, Jamb and Hardware Installation Component
Selected jamb and door replacement (finish carpentry)
ADA door-lcafin existing jambs
New main entry door steel framing
Architectural Design and Document Preparation
Door Removal and Demolition Schedule
Light gauge mewl framing details
Plaster and stucco patching
New.door and hardware document production and distribution
ITEM-C: Combined-3H, 3K -- Fire Sprinklers, alarm and Associated Systems
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Site Preparations and Demolition Component
Supply main to supplemental or replacement main sprinkler valve
ScalTold all areas to be sprinklered
Access areas for concealed piping
Coordination of alarm wiring with electrical contract work
Construction Management Component
Sprinkler and alarm - equipment and installation separate contracts
. Shop drawing approvals by City of San Bernardino fire department
Electrical conduit installation with electrical contract
Sprinkler and Alarm System Installation Component
On~sitc sprinkler valves, pipe and hc..1d installations
Sprinkler and alarm coordination with finish and repair work
Alarm wiring coordination with electrical work 011 site
Architectural and Engineering Design and Document Preparation
Concelaed sprinkler locations, valve locations
Alarm system outlcllocations, main panel and wiring diagram
Document production and distribution
ITEM-D: Combined -2G, 3A, 3L, 5E, 5F -- Aceessability for Di5<1bled Patrons and Performers
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R.F. McCANN & COMPANY
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CALIFORNIA THEA-rnI'
IMPLEMENTATION PROGRAM
PLAN-2
Site Preparations and Demolition Component
Theatre scat removal and storage
Carpet and seat-stud removal
Coordination with scaJTold schedule
Coordination with door and jamb installations
Coordination with on-site electrical work
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Construction Management Component
Theatre-scating removaVinstallation and contractor selcction and contract
Rough carpentry subcontractor sclcction and contract
Under-floor conduit, path illumination installation with elcctrical contract
Floor finish material and installation, product purchllsc and contract
Site Installation: Rough Carpentry, Electrical and Floor Finish Components
On-site, wood framing of level rear w.c. platform
Electrical conduit and wiring coordination
Aisle-pllllform transition "warp" and fill
Orchestra level side and quarter aisle "rcslopc" as nceded
Floor finish product instlllllltion (deck-coat and Cllrpct)
Seating rcplacement coordination with floor platform revisions
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Architcctural and Engineering Dcsign and Document Prcparation
Reseat planning: capacity and aisle lIpproval from City of San Bcrnardino
Structural design conformllncc with public assembly, fixcd scating codcs
Floor surface conformance with ADA
Sighlline adjustments to platform elcvations as required
Framing, finish and seating documcnt production lInd distribution
ITEM-E: Combincd - 3D, 3E, 3F, 3G, 6A -- Electrical Powcr Scrvicc, Distribution
Site Prcparations and Dcmolition Componcnt
Power utility verification of transformcr scrvicc
Replacc uudergrouud fccd from 4th Strcct as ueeded
. Replllce main power riser to electrical room
Remove existing electrical room main power distribution
Remove existing electrical room auditorium "house-lighting" coutactor system
Remove existing conductors feeding branch circuit panels in ceiling, lobby and stage
Remove existing main lobby branch circuit pauel wiring
Remove existing conductors serving exit lights
Coordinate with auditorium scaITold schedule
Construction Management Component
Electrical Contractor selection and contract
Prepare "lead-time" schedule of major purchases
Coordinate with Power Utility
Site Installation: Building Service, Main Riser, Switch Gear, Distributiou Componeuts
On-site, service power conduit and conductor installations
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R.F. McCANN & COMPANY
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CALIFORNIA THEATREe
IMPLEMENTATiON PROGRAM
PLAN-2
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On-site, equipment placcment in electrical room
Branch panels at selected locations, conduit and conductor
Architectural lighting fixtures and receptacles, sclectcd loc.1tions
Emergency circuit conduit and conductor. exit and egress lights
Production and motor power interphase with 4-wirc systcm
Architectural and Engineering Design and Documcnt Preparation
Coordination of electrical design for public assembly and theatre
Coodination of selVice entrance routing
Coordination of theatre power interphase
Auditorium and lobby lighting design
Fixture selection/refurbishment design
Electrical and fixture document production and distribution
ITEM-F: Combined -3D, 3E, 3F, 3G, 6A -- RoofingIDrninage
Site Preparations and Demolition Component
Remove existing built up roofs (loxic removal if asbestos)
Replace roof drain scuppers and lines as required
Construction Management Component
Roofing Contractor selection and contract
Coordinate with skylight, smoke vcnt, plumbing itcms
Coordinate with roof contuoring over stage, crickcts
Coordinate with interior work schedule
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Site Installation: Roof ing, contuoring board, flashing
On-site, provide roofing installation including insulation board and flashings
Architectural and Engineering Design and Document Prcparalion
Roofing details ;lIld specification preparation tlnd distribuliion
ITEM-G: Combined -7A, 78, 7C -- Painting and Dccorating
Prcparations for Extcrior and Intcrior Painting
Brush removc loosc paint from cxtcrior surfaccs
Remove paint as required, includc sclcctivc plastcr patch and prcpare
Prepare and smooth floor areas to receivc carpet
Construction Managemcnt Componcnt
Sclect and contract for non-decorativc painting
Select and contract for dccorativc painting
Coordinatc painting and carpet installation with othcr trades
Site Installation: Carpctlaying and paint applications
On-site, provide installation and finish applications pcr dctails and specs
Architcctural and Engineering Design and Document Preparation
Prepare carpet plans and specs
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R.F McCANN & COMPANY
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R.F. McCann & Company Theatre Architects
California Theatre
Theatre Design Services for San Bernardino EDA
PART -- 2
I 11'
PROFESSIONAL FE S
AND
MilE-STONE
SCHEDULE OF
SERVICES
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PART -- 2
T~E DESIGN SERVICE fOR THE SAN BERNARDINO ED~
R H&Co 13.feb.95
tIIIIl========================================================================================================= =================1
I I I I I I II I
I DESIGN AND CONSTRUCTION ITEMS I RESPONSIBILITY I I I I ITE CONSTR
I IRfMCO RFM ENGR I RFMCO RFM ENGR FE S COSTS"
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I GROUP'l, 2 and 3 ADAPTATION DESIGN SERVICES I I I I I I I
I I I I I I I I
I Item'A: Grid and Seismic Restraint Elements I I I I I I I
I Architectural Services I A I I 4,988 I I I I
I Theatre specialty Services I A P I I I 1,170.00 I I I
I Equipment/System Design I A A I P I I I 5,005.00 I 11, 63 I 115,000
I I I I I I I I
I Item-B: Exit and Entry Doors and Hardware I I I I I I I
I Architectural Services I P I I 2,784 I I I I
I Theatre Special ty Services I A A I I I 650.00 I I I
I I I I I I I 3, 34 I 42,000
I I I I I I I I II
I ltem'C: Fire Sprinklers/Alarm and Assoc Systl I I I I I I II
I Architectural Services I P I I I 3,828 I I I II
I Theatre Special ty Services I A I A I I I 0.00 I I II
I Equipment/System Design I A I A I A I I I 3,250.00 I 7,078 II 160,000
I I I I I I I I II
I ltem'D: Accessabit ity/Seating/Exiting I I I I I I I II
,. Architectural Services I P I I I 6,380 I I I II
Theatre Specialty Services I A I A I I I 1,950.00 I I I I
Equipment/System Design I A I A I I I I 390.00 I 8,720 II 100,000
I I I I I I I I II
I Item'E:ElectricalPower'ServiceandDist'n.1 I I I I I I II
I Architectural Services I A I I I 4,524 I I I II
I Theatre Specialty Services I A I P I I 11,430.00 I I II
I Equipment/System Design I A I A I P I I 113,390.00 I 19,344 II 240,000
I I I I I I I II
I Item-F: Roofing System and Roof Orains I I I I I I II
I Architectural Services I P I I I 6,380 I I II
I Theatre Specialty Services I A I A I I 11,820.00 I II
I I I I I I 0.00 I 8 200 II 120,000
I I I I I I I II
I Item'G: Interior and Exterior Finish/Ticket I I I I I I II
I Architectural Services I P I I I 10,324 I I II
I Theatre Special ty Services I A I A I I I 2,600.00 I II
I I I I I I I 12 924 II 162,000
I I I I I I I II
I Item'H: Miscellaneous Items I I I I I I II
I Architectural Services I P I I I 1,740 I I II
I Theatre Special ty Services I A I P I I I 650.00 I II
I Equipment/System Oesign I A I A I P I I 1,300.00 I 3690 II 30,000
I I I I I I I II
I I I I I I I II
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- I I I I I I II
., TOTAL OF COLUMN VALUES I I I I 40,948 I 10,270 I 23,335 I 74 553 II 969,000
============================================================================================================== ==================1
.. CONSTRUCTION COSTS, NOT INCLUDING PROJECT ADMINISTRATION II I
DESIGN + CONSTRUCTION TOTAL II $1,043,553 I
RESPONSIBILITY: P = PRIMARY, A = ASSIST,
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- I rrr-
PART -- 2
HILE-STONE~EDULE fOR CALIfORNIA THEATRE DESIGN AND CO~UCTION
fH&Co 13-feb-95
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I I DESIGN I DESIGN I DESIGN I DESIGN I CONSTRUCTION I
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Item-D: Accessability for Disabled
Item-F: Roofing System and Roof Drains
Item-G: Interior and Exterior Finishes
Item-H: Miscellaneous Items
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structural engineers
John Hoeger
Economic Redevelopment Agency
City of San Bernardino
201 North ESt.
3rd Floor
San Bernardino, Ca 92401
2793 hermanos st.
pasadena, ca 91107
818440-1527
fax:818440-0103
~r~
FES 1 3 19~~Jll
CITY OF SAN BERNARDINO
ECONOMIC DEVELOPMENT AGENCY
31 Jan 1
Re: California Theater Fly Gallery Site Visit of 30 Jan 1995.
Present at Site:
R.F. McCann, Architect
John Hoeger, ERA
Jack Masters, Senior Building Inspector
Michael Krakower, Structural Engineer
Dear Mr. Hoeger,
At your request, we have reviewed recent reports prepared by the architect
and visited the site to view the as found condition. This report does not include
structural assessment of any other area of the theater except for the fly
ga llery.
The reinforced concrete beam and slab system which is the roof of the stage
was observed from the wooden fly gallery immediately below. There is downward
deformation of the concrete beams, but the deformation appears to be very old.
No evidence of midspan spalling of concrete on the compressive side (top) was
noted and the tension face (bottom) did not exhibit cracking from yielding of
embedded reinforcing steel. Behind the fire curtain at the south end of the
beams, steel tie rods embedded in the roof beams are supporting the edge of the
fly gallery. The fly gallery stops short of the concrete proscenium wall to allow
passage of the fire curtain in the raised position. These rods appear to be
original rather than drilled in later. Loads to the rods from the fly gallery
would not contribute to observed deformations of the concrete beams because of
thei r proximity to the end of the beams. The ends of the beam do not show
distress.
Reinforced concrete beams and slabs undergo a process called creep over
time. Creep is increased deformation at constant stress. Lower strength concrete
shows more tendency for creep than higher strength concrete. Creep is also
related to humidity. Average ambient humidity of 50 % produces larger creep than
100% humidity. Creep usually ceases two to five years after concrete placement.
Deflections can be 1.5 to 3 times the original deflection. This process appears
to be the cause of the downward deformation observed. Strengths of concrete of
this vintage of theater are generally lower than concrete today.
Drainage of the roof is related to the deformation as there may be the
potential for ponding of water in the deflected area. The increase in supported
weight in the ponding area may increase the potential for further deformation.
There is no imminent threat of collapse of the roof, however the fly gallery
rehabilitation should include verification and correction of drainage and
deteriorated roofing membrane. If there was a need to hang additional theatrical
loads from the roof prior to the rehab program, it would be possible to add steel
beams on top of the roof rather than re 1 y on the concrete roof beams for
additional support.
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Presently the north end of the wooden fly gallery rests on a conc ete ledge
at the rear of the stage. At the front of the stage there are side conc ete walls
parallel with the procenium which also support a portion of the ooden fly
gallery on a ledge. During earthquake ground shaking, the theater wi 1 undergo
horizontal movement particularly at the roof of the stage due to its eight and
height. If the horizontal deflection exceeds the ledge width during a ortion of
the shaking, than the supports of the fly gallery might be briefl removed.
Reduction of this potential hazard can be easily accomplished by ieing the
wooden fly to the concrete walls of the stage in accordance with dr wings and
notes sent under separate cover. Interruption of present and future scheduled
performances would not be necessary during the anchorage work. Replacem nt of the
wooden fly gallery with a new steel framed assembly is necessary for fire
protection and long term structural use. The wooden gallery can be u ed during
the design period for the new steel framing. It may be possible to reu e some of
the eXisting steel beams at the west end of the fly gallery (stage rig t) in the
final steel framing configuration. .
We would suggest that the design of the new steel grid iron also i~'clude the
vertical steel arbor at the west end (stage right) which supports t e scenery
counterweights. These arbors often are damaged during strong ground haking in
a similar fashion to elevator guide rails. Lateral bracing of thel arbor at
frequent intervals is required to reduce hazards. Substantiation of ar~or member
sizes is also required. '
Please let us know if further clarification of these preliminar findings
are required.
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MK:mk
calthet.rep
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