Building Committee Minutes
7:00 PM December 10, 2009
Stoddard Town Hall
Members present: Penny Betz, Dick Briere, Lou GrandPré, Sandy Holland,
P. J. Lamothe, Harry Power, Amy Rokoszak, Alan Rumrill
Absent: David Vaillancourt
Quorum: Yes
Dick Briere called the meeting to order at 7:00 PM.
Chairman Dick Briere introduced architect Rick Monahon and noted that any public questions should be held until the end of the meeting.
Mr. Monahon opened his presentation by saying he was certain all members had read the language of his report. Mr. Monahon stated that he thinks the Gould House is a good fit for the “program” (town offices). His design includes a space planning exercise as well as the design exercise. He noted that there is an added value to the Gould House in that it has a good-sized dry basement which adds a commodity for storage of town records and files. New buildings don’t often treat themselves to that in order to cut cost.
He noted that there is easy adaptability to install an ADA back door, nothing fussy or expensive. He read the engineers’ reports that we have acquired to date and nothing put up red flags to him. He thinks that the upper floors have had more things covered up than repaired, but it is kind of a blessing in that it is sheetrock over strapping and not a big deal. He does recommend that the first floor ceiling be raised back up over the trim lines and when fixed we will have a structural system that is true and square. Addressing the “dip” in the roof, it can be gotten rid of with some degree of effectiveness by repairs to the second floor. He recommends the third floor not be used but instead be well insulated.
Regarding air conditioning, there are standalone systems, wall or ceiling mounted, with the condenser outside the building that are very effective. He recommends that if the basement is to be used for records storage, it be climate controlled. In addition, the basement could be used for utility storage, i.e. shovels, tools. He recommends removing the garage door and replacing it with a 36” door and a window.
On the main floor, Mr. Monahon is of the opinion that an office on the north wing could support three workstations and a pass-through window which would nicely accommodate the Town Clerk and an assistant. A weather entry can be installed so that every time the door is opened, gusts of cold air don’t enter in the winter. This entry could support a town bulletin board for posting minutes and notices.
The living room (or “red room”) can be left largely as it is and would accommodate smaller meetings of 12 – 15 people. The selectmen’s and assistant’s office would also be on the first floor. On the second floor, Mr. Monahon recommended filling in the new wing, making structurally sound for storage and two offices – the treasurer and tax collector.
In a discussion of codes, Mr. Monahon stated that the anticipated capacity of a building largely drives the codes, and generally that number is 30. Regardless of capacity, good practices are recommended. As for ADA, the building will meet the requirements of universal accessibility as much as it is feasible to accomplish. He thinks that installing an elevator or lift to serve two, or even three, floors is such an intrusion that it is infeasible in a historical building. He discussed an individual notification system where anyone not able to access a floor or space would be served on the floor they can comfortably get to. He had sent a set of plans to the Division of Historic Resources asking for confirmation but had not heard back yet. Dick Briere asked whether a sprinkler system was needed and was told that it is not. If Monahon writes the specifications, they would include all required codes. Mr. Monahon stressed that the Town would want to preserve any original architectural elements within the house.
Harry Power asked whether the old baseboard registers should be pulled out. Two suggestions made were thin-line radiator made of steel, which is solid, and radiant heat, which is not his first recommendation. Mr. Monahon continued that there are all sorts of options and we are looking now at feasibility not final design and specifications. He stated that he strongly recommends the Committee have a cost estimator perform a cost estimate based on his plans and narrative. He “guesstimates” the project constructed to his design would cost between $350K - $400K based on rough estimates of $90/SF for the basement and $100/SF for floors one and two. That number includes approximately $40,000 in landscaping (paved walkway, handrails as well as plantings, etc).
Other factors touched on included removal and replacement of existing electrical and replacing windows with high-efficiency designs more in keeping with the architectural style of the building. Harry Power noted that the windows could be a separate project for somewhere down the road. Amy Rokoszak asked whether the building would have had shutters and was told yes, although not at the date it was built, but rather added in the late 19th or early 20th century.
Arlene DiCorcia commented that items such as the kitchen cabinetry that will be removed should be used elsewhere or donated to Habitat for Humanity. Dick Betz noted that the right hand corner of the house is bowing. Mr. Monahon said he had noticed but it wasn’t a “show stopper”. Amy Rokoszak asked if he knew of a good landscape architect in this area and the response was affirmative.
Dick Betz said to Mr. Monahon, “You were hired to do this. If the Building Committee and the town decided to continue with your involvement, how would you do it?” He replied that he would develop a proposal, i.e. turn the plans presented tonight into biddable contract documents, or use a construction manager.
Amy Rokoszak stated that we are paying Baybutt Construction now. In her mind, they seem to prefer new construction, not historical renovation. We have not contracted with them to do any final work. She asked whether we can take their figures and go to anyone. She knows there are other contractors who will love this job more than BCC. A clarification in terminology was made that what Baybutt is currently doing for us is “estimating” not “quoting”, so their numbers at this point would be too indefinite to take elsewhere.
Dick Briere noted that, by the same understanding, Mr. Monahon would have to do the same thing Baybutt has already done. Mr. Monahon agreed and stated that eventually you have to go to a construction manager or general contractor.
Dick Betz said the issue is cost, how much the Town will authorize at Town Meeting, and until we go to Town Meeting, there is nothing much else that can be done. He is not averse to private fund raising.
Mr. Briere said that by early February, we intend to present options, as fully fleshed out as possible, to the Town. Amy suggested that renovations to the Town Hall be kept separate.
Lou GrandPré asked whether we could take Mr. Monahon’s plans to Baybutt and was told yes, that the Committee/Town owns them.
Harry Power made a motion that we recommend to the Town the plan to renovate the Gould House rather than rebuild. Several members commented that there is no rush to come to that decision, another week wouldn’t hurt. The informal question, “Do you want town offices in the Gould House?” yielded a vote of six for, two against.
The meeting was adjourned at 9:02 PM
The next meeting is scheduled for December 17th.
Respectfully submitted,
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Sandy Holland