Loading...
8.0. EDSR 12-11-1995 CLIFFORD C. LUNDBERG ITEM 8. Attorney At Law Real Estate 400 Jackson Avenue Business Law Probate P. 0. Box 326 Taxes Wills & Trusts Elk River, Minnesota 55330 Accounting • Phone: (612) 441-1251 Fax: (612) 441-1258 November 15, 1995 Pat Klaers City Manager Elk River City Hall 13065 Orono Road Elk River, MN 55330 Bill Rubin Economic Development Director Elk River City Hall 13065 Orono Road Elk River, MN 55330 RE: Proposal for Elk River Community Center • Gentlemen: I wish to make an informal presentation to the EDA and the Elk River City Council and I wonder if it is possible to do it at a short joint meeting on December 11, 1995. I'simply wish to make an informal presentation of the results of the Art Space Grant obtained by the Elk River Arts Council to show the ideas presented in that process for a multi-use auditorium to be used by both the Arts community and the community at large and to request that the EDA and the City Council start thinking about artful ways of fmancing such a structure. I believe I will also request that the City Council consider revitalizing its Community Center Task Force to review our proposal as well as add any additional space required for recreational uses. Our concept has already been presented to the Recreation Committee by Louise Kuester. I enclose a copy of the Arts Space final report and final drawings. Sincerely, ff-• Clifford C. Lundberg CCL:dmp Enclosures File: L89067 Real Property Law Specialist Certified by the Minnesota State Bar Association • ART SPACE Entertainment, Arts & Education Wing of Proposed Community Center Elk River, Minnesota • Final Report to The Elk River Area Arts Council Made possible through Artspace Projects,Inc 250 3rd Ave.N.#111 • Artspace's Regional Minneapolis,MN 55401 Cultural Facility Consulting Program (800)229-5715 (612)339-4372 • Final Report to the Elk River Area Arts Council Table of Contents I. Artspace Projects, Inc. and the Regional Cultural Facility Consulting Program II. Background III. Executive Summary of Design Work Att. A Schematic Plans and Design Philosophy-- John Justad 20/20 Design Att. B Code Compliance and Cost Estimates-- Jeff Garetz The Parliament Companies • • Artspace Projects, Inc. • and the Regional Cultural Facility Consulting Program Artspace Projects, Inc. is a unique non-profit development corporation that creates space for arts organizations and individual artists. Artspace's mission reflects its commitment to strengthening the role of the arts as a source of cultural and economic vitality in our communities. The mission of Artspace as put forth by its Board of Directors is as follows: The mission of Artspace Projects, Inc. is to create space where artists can live, work, exhibit, perform, and conduct business. By creating this space, Artspace supports the continued vitality of the surrounding community. We pursue this mission through development projects, consulting services and community-building activities which serve artists and arts organizations of all disciplines, cultures, and economic circumstances. We address the space needs of art organizations and artists for the long-term. By encouraging dialogue among artists and between artists and members of the surrounding community, we foster community and economic growth. Our success is measured both by the creation of functional space for artists and by the enduring positive impact on artists and the communities around them. While most widely recognized for its role in the development of artists' live/work space in Minnesota, Artspace's consulting work takes staff to communities throughout the country. In this capacity, Artspace has developed expertise in the areas of arts facility development and operation, housing and planning. In addition, Artspace is a national advocate for the arts and assists local arts groups and individual artists in their search for safe, affordable and appropriate space. In response to the need for human resources in North Dakota, South Dakota and Minnesota, Artspace has created the Regional Cultural Facility Consulting Program. The intent of this Program is to assist organizations in the tri-state region with the technical, procedural and organizational elements of facility development, renovation and operation. This report outlines the work completed through this program for the Elk River Area Arts Council. • Background • In 1990, the City of Elk River sponsored a study from EOS Architects to determine what functional areas might be included in their eventual plans to build a new community center. The resulting report identified the needs of various user groups in Elk River. It allocated approximate square footage amounts for each activity, examined possible sites and outlined a number of timelines for project completion. The Elk River Area Arts Council requested Artspace's assistance in determining the specific nature of arts related space in the potential civic center. Their intention was to complete preliminary design work that would enable them to more accurately communicate their needs and to reconcile different artistic users' needs, prior to any community wide design determinations. By clearly defining the space requirements of arts related users at an early stage, the Council hopes to ensure that proper consideration is given to their needs. It also may help to relate these needs and those of non-arts users in a way that is beneficial to both and most cost effective for the project as a whole. • Executive Summary of Design Work • Artspace contracted with a theater design and outfitting specialist (20/20 Design) and a Construction Manager (Parliament Companies) to help give shape to the various arts related space requirements as well as determine a general cost estimate and identify code compliance issues that the design might present. Two design workshops were held, with an invitation being issued by the Arts Council to local art programming organizations and interested individuals. Potential users that participated in the workshops included live theater presenters, arts educators and exhibitors. Given this wide base of attendees, Artspace feels confident that a full spectrum of needs are addressed in the schematic plans that are Attachment A to this report. The plan was designed to provide the highest flexibility at the lowest cost. It includes a theater, a gallery, meeting space, banquet facilities and classroom space. By situating arts related space in close relation to complementary non-arts space, each benefit from a broader range of programming possibilities. Important elements of the design include: • A 700 seat theatre sufficient for large audiences • Capacity to divide the theatre seating area to create lecture hall space or accommodate smaller • theatre audiences • A 61 foot fly loft for ease of presenting and exterior promotion possibilities • Ample storage for properties and scenes • Easily accessible costume storage and dressing rooms • A freight elevator for movement of properties and equipment • Full orchestra pit with lift • Means for sound attenuation between the shop and stage • Classroom and meeting space for community groups • Sound and fire retardant dividing walls between multi-use space and theatre • Flexible design of stage and house allowing for orientation in either direction • Box office and administrative office space • Gallery space near public traffic patterns • Collection storage for artwork • Archive space • Potential artists studio/work space in the basement or first floor • Event and convention space with kitchen facilities • Grid system for convention space that would allow lighting, presentation and division flexibility • A passenger elevator and ramps for ADA compliance • • The estimated cost for the construction of this design was researched by both 20/20 design and Parliament Companies. Basement support space is far less expensive than the first floor structure at $60.00/sq. ft., with.total cost for 12,000 sq. ft. being $720,000.00. The remaining 37,932 sq. ft. could range between $100.00 and $175.00/sq. ft., ranging between $4.5 Million and $7.5 Million dollars. In this early stage of design the cost estimates can vary widely, but this range is consistent with other projects recently completed. It is important to recognized that this price tag relates to some non-arts related facility space as well, such as the convention space. Attachment B is the research completed by the Parliament Companies regarding code compliance and costing estimates. Highlighted are sections of the Uniform building Code that would apply to a structure of this sort. American with Disabilities Act requirements should be relatively inexpensive to achieve given that the structure will be new construction. The material presented in this report and drawings will be helpful as plans for the proposed civic center move forward. Major requirements of potential users have been identified, and specific issues addressed. The design addresses itself to the needs of those that participated in the process. An architect planning the greater facility may be forced to balance these needs with others. Having a clear concept of the arts related needs will hopefully increase the ability of the Council and arts users to impact the decision-making process. The Arts Council may wish to actively pursuit coalitions with non-arts related users. The flexibility of this design my appeal to them, as might the synergy with arts groups. it would be reasonable to except to revisit these plans at a later date to align the costs with the resources available and to balance arts/education needs with others. By creating positive working partnerships with athletic and non-arts related programming entities, the needs space needs of arts programmers may be held in higher priority. • Attachment A Schematic Plans and Design Philosophy • ENTERTAINMENT, ARTS and EDUCATION WING Elk River Minnesota • by 20/20 Design, John Justad • Background In 1990 a report by EOS architecture studying space requirements in a proposed community center was completed. Input from user groups from throughout the community was compiled and the architect's work then resulted in a 100,388 square foot,single story structure containing spaces for a theatre,meeting and banquet space,commons,food and games and an athletic area. In the layout of the spaces in the drawings for the Entertainment,Arts and education Wine (drawings C-1 through G3)space allocations from the original architects study were used in proportion to their original allocations in most cases. Only the addition.of the basement in the theatre area represents an addition of square footage to the original study recommendations. The drawings represent about 38,900 square feet of space on the main level and 12,000 square feet in the basement. The 38,900 square feet and basement will address the needs of the following user groups from the original report: • 1. Meetings and Banquets, 11,950sf 2. Seniors Crafts 1,000sf 3. Commons 6,242sf 4. Presentations 18 740s Total 37,932sf Design process for the Drawings Two meetings were held between user groups concerned with the overall community center project and in particular the theatre and arts concerns. In the .first,the group brainstormed possible solutions to various perceived and documented needs in the above areas. In the second meeting,a preliminary design was presented to many of the same individuals for refinement and corrections. The designs that resulted are based largely on the input from the sessions and subsequent research done by 20/20 design. 20/20 Design, John Justad, HC 74 Box 469B, I-tackensnck, MN 56452(218)682-2818 APR-26-95 THU 10 :39 AM HACKEN'=A K LMBR 218 675 6804 a P. 02 ENTERTAINMENT, ARTS and EDUCATION WING Elk River Minnesota by 20/20 Design, John Justad • Design Philosophy The plans present a facility that will,at least in the wing drawn,have an excellent opportunity to pay for itself over the long run and pay for its own maintenance and improvements. The traffic in and around this area will be greatly enhanced by the addition of the multi-purpose presentation area. However, the design is layed out to be multi-purpose in all areas,being accessible and reconfigureable in many ways. This overall design is of the style being used more and more around the country in public/community spaces as it has such high usage and revenue generating potential. Banquets,dinner theatre, straight theatre,music,dance,classes,touring groups,trade shows, conferences,conventions and seminars,all of these multi-purpose room activities are enhanced with the proximity of the adjoining arts/entertainment activities. • A busy office was placed near the gallery for security and convenience of volunteers in gallery. The entire wing transitions from the quietest to the loudest activities with studio,lecture, auditorium,stage, multi-use,then shops and docks. In the perspective sketch,the fly loft from the exterior is lit and decorated to serve as high-profile • ad space for the center and the main entrance lands the guest in the middle of the overall center. The design plans can be set in either a hill (less expensive)or flat site. Cost The costs for the space as drawn should be about$150 per square foot,based on similar facilities studied for this design and the work done by Jeff Garetz of the Parliament Company that was also used in the design process. This is my best realistic budget figure for a somewhat basic structure and decoration as drawn, but including the costs for the specialty theatre and multi-purpose equipment. Submitted by, C_. ohn .ustad Designer 20/20 Design, John Justad, HC 74 Box 469B, Hackensack, MN 56452(218)682-2818 • __-- --- Attachment B • Code Compliance and Cost Estimates • • THE PARLIAMENT COMPANY • 1929 South Fifth Street March9, 1(U 339-0042 Minneapolis,MN 55454 FAX-339-0835 TO: ART SPACE PROJECTS, INC. FROM: JEFF GARETZ - THE PARLIAMENT COMPANY • RE: COMMUNITY CENTER PROPOSAL FOR ELK RIVER, MN. As these are design or concept drawings, there are many details excluded; such as the nature of the mechanical systems, and the engineering of the structure itself. For the purpose of this report I will therefore only reference code issues and only in general terms . The proposal for a theater and related space use is referenced in the Uniform Building Code (UBC) as a Group A Occupancy. This space falls under Division 2 . " A building or portion of a building having an assembly room with an occupant load of less than 1000 and a legitimate stage. " As this space is designed for high occupant loads, the codes regarding the physical nature of the space are very explicit. In reviewing the current plan, these requirements could easily be met. The following list notes these requirements and where they are referenced in the UBC: 1. General building - types of construction - table 5B Sections 504, 505, & 506 2. Roof and ceiling assemblies section 405 3. Construction of the stage section 405 4. Slope of the main floor section 1007 5. Location on property section 303. 3 6. Access and exiting Chapter 10 section 1016 7 . Accessibility Chapter 11 8. Light and ventilation Chapter 12 9 . Sanitation Section 2902 .2 • 10. Shaft and exit enclosures Chapter 10 11 . Elevator enclosures Section 711 12 . Sprinklers and Standpipes Chapter 9 section 904 .2 . 1 13. Special hazards - automatic ventilators Section 405. 3 . 3 14 . Motion picture booths Section 408 Equal Employment and Housing Opportunities • The other need regarding plan review is compliance with ADA (Americans with Disabilities Act) , which requires all new construction to be accessible to persons with disabilities. These include sight, sound, and mobility with regard to this construction. it will necessitate elevator access to all floors, sight impaired signage, automatic door openers, special provisions for wheelchair seating and bathroom facilities, and hearing impaired equipment. As this is new construction these requirements are easily meet and will have only minor impact on cost. Construction costs can vary greatly, depending on amenities, finishes, and architectural design. As such I can only estimate ..t-kS costs at between $100.00 and $175.00 per square foot for the 0,,s-basic structure. This would not include costs for rigging, 'Pr lighting, stage sound equipment, curtains, and other theater L; 4.f,,j. specific equipment. It would include the cost to build the code compliant structure with all permanent fixtures and finishes If including all mechanical and electrical systems. Cost to build ` "" the basement space would be less, approximately $60.00 per square ,rei ` foot. Below is a chart of potential costs. 1st floor 37,932sq. ' @ $100/sq. = $3793,200.00 @ $175/sq. = $6, 638, 100.00 . Basement 12,000sq. ' @ $60/sq. = $720,000.00 TOTALS> 49,932sq. ' @ $100/sq. = $4,513,200.00 + $60/sq. 49,932sq. ' @ $175/sq. = $7,358,100.00 + $60/sq. Sincerely, iwor Jeff Garetz