Planning a Soundproof Performance Building Within Budget. Education Session #5, Track 3 October 06, 2015, 11:15 AM 12:15 PM

Transcription

1 Planning a Soundproof Performance Building Within Budget Education Session #5, Track 3 October 06, 2015, 11:15 AM 12:15 PM

2 Presenters Eric Norman Mimi Love VP of Finance & Planning The Boston Conservatory Principal Utile Jeffrey Fullerton Randy Catlin Acoustics Consultant Acentech Project Executive Shawmut Construction PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 2

3 Learning Objectives Transform an urban site into a new performing arts facility and develop a process to select options for mitigation. Interact and coordinate with high-profile neighboring properties. Develop a site to create a new facility while reserving sufficient space for future development of another facility on the same parcel. Meet budget constraints while balancing the requirements of an acoustically soundproof program. PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 3

4 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 4

5 About the Owner The Boston Conservatory (TBC) Founded in 1867 Three performing arts disciplines: music, dance and theater Enrolls over 800 students: undergraduate and graduate degrees Offers over 600 performances annually by students, faculty and guest artists Owns less than 200,000 SF of property TBC used low interest rate market to refinance and acquire land near Fenway PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 5

6 Project Overview TBC competes both nationally and regionally for students and faculty Located in Fenway/Kenmore Area; Boston s Back Bay Arts/Music in Boston: Berklee, Emerson, Mass College of Arts, School of Museum of Fine Arts, New England Conservatory, Boston University, Boston Symphony Project site Facilities, from dormitories to dance studios, are critical PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 6

7 Merger Discussions with Berklee Announced MOU agreement in June 2015 to explore combination Joint strategic planning Joint academic program development Joint campus master planning PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 7

8 Campus Master Plan 132 Ipswich Music, Dance, Theater 138 Ipswich Student Center and Residence Hall 8 The Fenway Front Door, Music & Theater; Performances The Fenway Student Center & Liberal Arts 31 Hemenway Theater & Dance; Performances The Boston Conservatory Campus Master Plan can be fully implemented by 2020 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 8

9 138 Ipswich Street Residence Hall PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 9

10 138 Ipswich Street PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 10

11 Project Parameters and Decisions Define Parameters Make Decisions Which half of lot to build on? Design for replication of lost spaces Tradeoffs: building aesthetics vs. functionality Dance studios and orchestral performance space in one building Fundraising, visibility and acoustical needs created a high cost building Financial constraints Bridge loan, capital campaign and operating reserves Building and soft costs were capped at $15M (land purchased at $5M) Project had to be under 20,000 SF Half the lot had to be saved for future development Visibility was critical Completion date was critical Hire contractor with acoustical experience PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 11

12 The Site Challenges Required demo of existing warehouse Abatement issues Soil concerns Party wall with Red Sox building Fenway Park within 250 yards High traffic/parking area during baseball season, plus concerts Isolated, dark in winter Mass Pike Train/Commuter Rail Neighbors: residential, commercial, restaurants and Red Sox PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 12

13 Site Options PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 13

14 Massing Design Parameters Article 80 small project review Future development Strong visibility Represent program/activity PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 14

15 Building Program Large Orchestra Rehearsal Space Offices & Support Space Practice Rooms Instrument Lockers Teaching Studios Multi-purpose Studios Social Space Vertical Circulation Mechanical Rooms PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 15

16 Plans Stacking Considerations Large Assembly Space on L1 Height Requirements L3 o ORH: 25 minimum o Dance Studios 15 minimum Dance Studio over ORH: o efficient for stacking o Less than ideal for acoustics L2 L1 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 16

17 Sections Stacking Considerations Overall Building Height: 54 feet Center zone for mechanical distribution Pre-fab Practice Rooms Box within box Multi-purpose Studios Floor to floor = 17.5 feet Clear Height = 15 feet Teaching Studios Floor to floor = 15 feet Clear Height = 12 feet Building Height 54 feet Dance Studios Floor to floor = 17.5 feet Clear Height = 15 feet ORH Floor to floor = 30 feet Clear Height = 25 feet PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 17

18 Acoustic Design PLAY BALL!!! PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 18

19 Acoustical Solutions Design for Exterior Noise Control Commuter rail and buses produce substantial low frequency noise (RUMBLE!) Rehearsal/Performance Hall most critical Façade and interior shell = Mass + Separation Box-in-a-box Construction Mass Mass is needed to reduce the low frequency noise General façade: Masonry, precast, concrete, etc. Interior shell: 4 layers of 5/8-inch GWB Separation Separated framing for building façade (masonry) and building interior (GWB x 4) with more than one foot of insulation and airspace, necessary for isolation PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 19

20 Acoustical Solutions Design for Exterior Noise Control Mass Exterior windows: Base building windows for thermal requirements Interior windows: ½-inch laminated glass Separation Exterior windows façade framing Interior windows stud framing for GWB approx. 8-inch airspace PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 20

21 Acoustical Solutions Design for Exterior Noise Control Teaching Studios and Multi-Purpose Spaces Windows were significantly larger, but not upgraded (only meeting thermal requirements) Window systems allow for future upgrades with interior lights PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 21

22 Acoustical Solutions Incorporate Interior Isolation Box-within-a-Box constructions Use Modular Practice Rooms Provides exceptional acoustical isolation Addresses details for electrical, lighting and HVAC integration (simple hookups) Allows the building shell to remain fairly raw and unfinished (lower cost) Faster assembly/erection (less time & effort) PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 22

23 Acoustical Solutions Design for Interior Isolation Box-within-a-Box constructions Dance Studio over Rehearsal Room Stiffen the structure - use rhythmic dancing criteria for structural design Float concrete slab for dance studios (with dance floor overtop) Stacked Teaching Studios & Multipurpose Rooms Float wood floors for teaching studios (lower cost) Isolated GWB ceilings below PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 23

24 Hire Experience/CM Selection Seek a team that has experience with acoustically challenging projects Isabella Stewart Gardener Museum Boston, MA Brown University Granoff Center Providence, RI PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 24

25 Construction Issues Schedule for Context Schedule pressure created by foundation issues City of Boston Regulatory Requirements ISD, BFD, BTD Red Sox Game Schedule The World Series Impact Weather/Winter Conditions PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 25

26 Construction Issues Fit-Out Process Traditional fit-out sequence allows early phases of MEP distribution to proceed full weather-tight condition Acoustic details for Conservatory project call for GWB above mechanical distribution Selected Details Floor & Walls PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 26

27 Construction Issues/Selected Details Ceiling, Floor & Walls PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 27

28 Construction Issues/Schedule Sequence Traditional Sequence Task Name JAN FEB Substantial Weather Tight MAR APR Substantial Weather Tight Run Mains & Risers Run Mains & Risers 3/2 3/30 4/10 In-Wall & Overhead Distribution 3/30 In-Wall & Overhead Distribution JUN 3/27 Interior Framing 3/16 Interior Framing MAY 4/24 Close Walls 4/27 Close Walls 5/15 Walls Closed, Ready for Finishes Walls Closed, Ready for Finishes 5/15 Acoustic Sequence Task Name Substantial Weather Tight Framing & GWB above M/E/P Mains Run Mains & Risers Interior Framing In-Wall & Overhead Distribution Close Walls Walls Closed, Ready for Finishes JAN FEB MAR APR Substantial Weather Tight MAY JUN 3/30 Framing & GWB above M/E/P Mains 3/30 4/17 Run Mains & Risers 4/13 Interior Framing 4/27 5/8 5/22 In-Wall & Overhead Distribution 5/11 6/5 6/8 6/26 Walls Closed, Ready for Finishes 6/26 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 28

29 Construction Issues Components Practice Rooms Schedule impact Preconstruction lead times vs. Install duration 6 week shop drawing process, 12 week fabrication and delivery 2-3 weeks per area to install (slab depressions required) PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 29

30 Construction Issues Quality Assurance Use of LEAN process Result: less material on site at a time, less potential for damage / loss Close coordination with Acentech throughout construction Regular site inspections through installation of critical acoustic components Framing and rough-in: isolators and hangers Finishes Practice rooms, acoustic paneling, door hardware PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 30

31 And Now Performing Piano recitals Percussion recitals Master classes Guest artist residencies PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 31

32 Thank You! Your questions are welcome. PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 32