1. Problem Statement (short description of the project the needs and the benefits)

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2 INFRASTRUCTURE Higher Education Project Proposal Biennium Performing Arts Exterior Renewal Western Washington University Institution Western Washington University Project Title Performing Arts Exterior Renewal Project Location (City) Bellingham Project Schedule Start Date Completion Date Predesign Design August, 2013 April, 2014 Bid April, 2014 May, 2014 Construction June, 2014 September, Problem Statement (short description of the project the needs and the benefits) The Performing Arts Center, home to the College of Fine and Performing Arts (CFPA), is an aging building constructed in phases between 1950 and While the building itself remains functional and fully relevant to CFPA s mission, the condition of the exterior cladding and roof systems has degraded to the point where water intrusion is adversely affecting internal occupants. In order to prevent further deterioration and avoid the need for an entire exterior replacement costing as much as $15M, a comprehensive exterior renewal is proposed. Over the last several decades, the large stucco exterior areas on Western s Performing Arts Center Concert Hall have developed numerous cracks. These cracks, coupled with needed soffit repairs, have resulted in water intrusion and in some cases, damage to internal systems. In-house responses as well as contracted repairs to this 45 high by 125 long wall are extremely complicated and costly because the wall is essentially a cantilever, hanging over the Garden Street By-pass road approximately 25 feet below. The remainder of the Performing Arts Center is brick veneer over concrete structure with cast stone tertiary features and steel windows. All elements require sealing and/or replacement to prevent moisture migration into the walls. If left unaddressed, continued exterior and interior damage including mold development will result. Project components include repairing the stucco; concert hall roof replacement; selective tuck-pointing (or replacing of damaged mortar between bricks); complete brick resealing; steel window replacement, and refinishing existing wood window trim. The work will also require hazardous materials remediation measures during construction. 1

3 INFRASTRUCTURE Higher Education Project Proposal 3. History of the project or facility Biennium Performing Arts Exterior Renewal Western Washington University This project is part of a multi-year strategy to alleviate overcrowding and space shortages in the College of Fine and Performing Arts (CFPA), while preserving the full functionality of the existing Performing Arts Center. Western Washington University has submitted a major capital request entitled Academic Services and Performing Arts Facility (Gateway Complex) which will construct a new academic building adjacent to the Performing Arts Center. A major part of this new facility will create replacement academic space to alleviate CFPA space and programming challenges. The Performing Arts Center will continue in its current configuration and remain a fully functional University asset. The Performing Arts Center is a 129,000 square foot facility at the north edge of Western s Campus overlooking Bellingham Bay. It is a four story, tiered structure that steps down a sloping site. Portions of the building are supported on columns while other areas are built into the slope. The original 57,000 square foot Music Building, including the Main Auditorium, was constructed in The Concert Hall, Music Library, Pedestrian Plaza and Practice Rooms Addition were added between 1971 and 1979, accounting for the remaining 72,000 square feet. With multiple construction phases over nearly three decades, the exterior cladding systems are a complex mix of building technology and style. The Weighted Age of the Performing Arts Center is 45.8 years and can be determined by the following formula: 57,000/129,000 X 62 years = 27.4 years 72,000/129,000 X 33 years = 18.4 years 45.8 years Exterior materials include brick veneer over poured concrete structural walls, brick veneer over steel studs, cast stone details, cast stone parapet caps, metal flashing parapet caps, steel windows, aluminum windows, architectural wood windows, clerestory windows, and exposed architectural concrete. This varied skin gives the building its charm, but at the same time, all the transitions make it difficult to maintain. While there have been several additions since the original building was completed in 1950, there has been no major remodeling or renovation of this facility. The first stages of exterior deterioration were identified in annual building audits in During the intervening 17 years, repeated small scale efforts have been made to remedy the worst problems. These efforts involved both in-house maintenance projects and a series of minor works exterior renewal projects beginning in Each project was successful in its own right, but the leaks and moisture migration were determined to be linked to larger, interrelated issues, requiring a more comprehensive and integrated solution. 2

4 INFRASTRUCTURE Higher Education Project Proposal Biennium Performing Arts Exterior Renewal Western Washington University 4. University programs addressed or encompassed by the project As mentioned earlier, the CFPA s academic spaces in the Performing Arts Center will be supplemented with learning and studio spaces through the proposed Academic Services and Performing Arts Facility (Gateway Complex) project. The CFPA will retain its need for full use of the Performing Arts Center, thus preservation of exterior closure is essential and cannot wait. The Performing Arts Center is an academic necessity and community resource. The building is used year round including summer concert series, youth music camps, and a summer drama program. This comprehensive approach to renovating the entire exterior will limit occupant disruption to one intensive season, and achieve economies of scale with a single contractor mobilization. 5. Significant Health, Safety, and Code Issues: Health & Life Safety: The range and extent of moisture intrusion resulting from the compromised exterior closure systems places much of the interior finishes at risk of mold and mildew well established conditions which if present, are detrimental to human health. Indoor Air Quality (IAQ) is improved by eliminating wall leaks that are likely growing mold in wall cavities and creating mildew odors. The only viable corrective and preventative measure against such damage entails eliminating the source of moisture. Fall protection anchors at stepped walls, parapets and roof perimeters are included in the scope to meet WISHA worker safety requirements. Seismic: Improved exterior wall integrity would minimize falling debris if there were an earthquake. The badly cracked west plaster wall of the Concert Hall cantilevers over a heavily travelled public road and sidewalk. Any loose material could fall from the top of this wall up to 70 feet before reaching street level. Exterior surface renewal will arrest any rust causing moisture from attacking structural backup walls or support angles. Energy Code: The existing windows in the 1950 building are steel sash single pane, approximate U Factor = 1.45 per table 10-6 of Energy Code. The replacement windows will be double glazed, low e, with thermally broken frame with an assumed U factor of 0.55, a nearly threefold improvement. Where roofing is replaced, insulation will be increased to optimize energy savings to the extent the parapet condition will allow. Existing thermal batt insulation in walls will be made more effective by eliminating the cycles of wetting and drying that are occurring now due to moisture migration. 3

5 INFRASTRUCTURE Higher Education Project Proposal Biennium Performing Arts Exterior Renewal Western Washington University 6. Evidence of increased repairs and/or service interruption: The exterior brick and cement plaster skin are leaking and allowing water to migrate into the wall systems. This is evident in the plaster by rust weeps from control joints, delaminating paint at soffits, cracking, and staining. In the brick, moss is growing in mortar joints around the parapets where the mortar is crumbling. On the original 1950 s wing, pre-cast stone details surround the windows and doors and provide other accents. This stone has a coarse granular surface and over the years has become porous, absorbing moisture and allowing rain to infiltrate. This moisture is evidenced as peeling paint at the interior jambs and heads of these windows. The 1950 s wing has single pane, steel sash windows that are rusting. These windows are overdue for replacement for both functional and energy efficiency reasons. The link to restoring the surrounding pre-cast stone achieves economies of scale once access has been provided to the vertical surfaces of the building. On the 1970 s wing, there is a large feature window array framed in wood that leaks water and needs to be resealed to prevent rot. If the project is deferred, moisture within the walls will continue to rust brick veneer support angles at the 1950 s wing and the steel wall studs at the 1970 s Concert Hall. Left unchecked, the project will grow into a complete re-cladding of the building with costs as much as $15M as opposed to the currently proposed scope of resealing and tuck-pointing. The combined exterior closure system of the building has a condition index of 20%. If converted to a 2010 Comparable Framework score it would be at the worst end of the 3 bracket = Fair: Systems approaching end of expected life cycles. Per the State scoring guidelines this condition index provides a clear indication of the need to renew a deteriorating system while the cost is manageable rather than delaying the renewal and allowing the system to degrade to the point of requiring a much more costly replacement. The overall building 2010 Comparable Framework score was a 3, reinforcing the status of the building as a whole warrants reinvestment rather than replacement. (See Appendix D for a representative list of PAC exterior repairs and upgrades and Appendix E for photographs of representative problems.) 7. Impact on Institutional Operations without the Infrastructure Project: Nearly all of the College of Fine and Performing Arts resides in the Performing Arts Center. With the increasing frequency of water intrusion in multiple locations, academic and administrative functions in the building are beginning to be adversely impacted by repeated repairs conducted to keep this facility functional and presentable. When the source moisture isn t addressed, the water blemishes keep re-appearing and the resulting overall deterioration continues. From a simple safety perspective, the interior drips and weeps need to be contained to prevent slipping accidents. The steel windows proposed for replacement seal poorly, allowing air infiltration and heat loss in the winter 4

6 INFRASTRUCTURE Higher Education Project Proposal Biennium Performing Arts Exterior Renewal Western Washington University months. Mold infiltration would cause a complete shutdown of the facility until the mold could be mitigated and the building made safe for the occupants. Such operational impacts will only worsen over time if we continue to allow the exterior condition of this facility to erode. Renewal now versus complete replacement in a few years is essential. 8. Reasonable Estimate: Total project cost is $3,082,000. (See Appendix A for CBS002 and CBS003 cost estimate forms. See Appendix B for third-party cost estimate.) 9. Engineering Study: A formal independent engineering study has not been completed. However, WWU trades workers and architects have performed detailed inspections of the facility via boom lift. Cost estimates are based on these inspections and observations. 10. Supports Facilities Plan: Campus/Facilities Master Plan The 2001 adopted Institutional Master Plan s (IMP) overarching principles and themes on page 1-6 discuss development of the campus while retaining key desirable characteristics that define Western. Inherent in that statement is the stewardship responsibility of preserving and maintaining existing facilities. (See Appendix C for additional information.) Ongoing academic and/or research program Renewal of the exterior systems is essential to the preservation of the building, and its ability to provide uninterrupted delivery of College Of Fine and Performing Arts academic programs. 11. Resource Efficiency and Sustainability: As stated previously, window replacements will provide energy conservation. Roof replacements will include insulation upgrades. Elimination of water penetration in the facility will have significant positive impact on the effectiveness of the building insulation, resulting in additional energy conservation. 5

7 INFRASTRUCTURE Higher Education Project Proposal Biennium Performing Arts Exterior Renewal Western Washington University Appendix Contents A. Office of Financial Management reports (CBS002 & CBS003) B. Detailed Cost Estimate RMC Architects C. WWU Institutional Master Plan D. List of Representative PAC Repairs and Upgrades E. Photographs

8 APPENDIX A

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16 APPENDIX B

17 WWU CAPITAL PLANNING INTERMEDIATE PROJECTS REQUEST FORM #: PROJECT REQUEST TITLE: Comprehensive Exterior Renovation AFFECTED BUILDING: AFFECTED ROOMS: Performing Arts Center N/A REQUESTED SCOPE OF WORK/INFO: Repair all stucco; complete brick sealing, selective tuck pointing, and recaulking; replace all single pane steel windows. Reseal and restain Music Library 376 wood feature windows facing PAC Plaza. Remove soil in west planter of the Plaza and reseal to stop leaks dripping below and potentially rusting rebar. Complete any remainder of parapet cap restoration left over from project. See attached backlog bar chart showing exterior repairs as a significant portion of building shell backlog and support photographs. CONSULTANT COMMENTARY: Work could occur during regular academic quarters. Consultants have updated previous request # ( ) as basis of estimate. Access for project is a key premium for the estimate. Portions of decorative concrete inserts are revealing water intrusion degradation. If fall protection rail at planter repair poses code issue consult with University staff. An aluminum window system is acceptable to replace existing steel sash units, but similar operable characteristics shall be maintained.

18 WWU CAPITAL IMPROVEMENTS, INTERMEDIATE # This is an Opinion of Probable Cost DATE: March 3, 2011 A/ E: RMC Architects ESTIMATE: BY: SPECIFICS: LOCATION: Conceptual Estimate Matthew M. Woolsey, The Wool-Zee Company, Inc. Comprehensive Exterior Renovation Performing Arts Center ITEM # TITLE TOTAL 1 MASONRY RESTORATION $334,500 2 STUCCO WORK/OTHER FINISHES $347,250 3 REPLACE SELECT WINDOWS $206,250 4 SEAL PLANTER $128,400 5 ADD FALL PROTECTION $123,550 PROJECT TOTAL Bare Costs $1,139,950 Estimate Contingency 20% $227,990 PROJECT SUBTOTAL $1,367,940 General Requirements 15% $205,191 PROJECT SUBTOTAL $1,573,131 GC Overhead & Profit 15% $235,970 PROJECT SUBTOTAL $1,809,101 A/E Fees 11% $199,001 PROJECT TOTAL $2,008,102 Exclusions and Assumptions: 1 Estimate Does NOT Include State/Local Taxes

19 WWU CAPITAL IMPROVEMENTS, INTERMEDIATE # This is an Opinion of Probable Cost ITEM # Description Quantity Units Unit Cost Totals MASONRY RESTORATION 1 Tuckpointing at 30% of Brick 10,000 SF $120,000 2 Pressure Wash All Brick 33,000 SF 1.50 $49,500 3 Seal All Brick 33,000 SF 5.00 $165,000 TOTALS $334,500 STUCCO WORK/OTHER FINISHES 1 Recaulk at All Exterior Joints 9,000 LF 5.00 $45,000 2 Patch stucco 3,500 SF 7.50 $26,250 3 Replace stucco (with access premium) 5,000 SF $160,000 4 Paint all stucco (with access premium) 24,000 SF 3.25 $78,000 5 Sandown and Refinish Wood Feature Windows 800 LF $28,000 6 Other Finishes (select trim replacement, etc.) 1 LS 10, $10,000 TOTALS $347,250 REPLACE SELECT WINDOWS 1 Replace All Single Pane Steel Windows (roughly 40) 750 SF $206,250 TOTALS $206,250 SEAL PLANTER 1 Remove & Dispose of Soil and Plants From Planters 175 CY $14,000 2 Seal Planters with TPO 3,500 SF $87,500 3 Replace Soil With New 175 CY $16,100 4 Replace Plants/Flowers With New 1,200 SF 9.00 $10,800 TOTALS $128,400 ADD FALL PROTECTION 1 Add Fall Protection at Roof Perimeter 1,100 LF $74,800 2 Add Fall Protection at Planters 650 LF $48,750 TOTALS $123,550 Page 2

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21 APPENDIX C

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25 APPENDIX D

26 Appendix D Performing Arts Center Exterior Repairs Representative History of Performing Arts Center Exterior Repairs Tracking Number Description Crew Year PW184 Seal Exterior Brick, Repair Cracks Contracted 1995 PW339 Re-Roof Contracted 2000 PW434 Plaza Brick and Roof Membrane Repair Contracted 2002 PW478 Water Damage Repair Contracted 2004 PW443 New Plaza Paving System and Roof Replacement Contracted 2004 W Inspect the Plaster Walls on the Concert Hall Paint Shop 2007 W Lower Level 1, Repair Exterior Door Carpenter Shop 2008 W PA/Lobby - Repair Replace Broken Door Closer Carpenter Shop 2009 PW606 Partial Capstone Replacement and Roofing Repairs Contracted 2010 PR Fall Protection on Roof Areas Metal Shop 2011 PR Reglaze Exterior Windows at East Side Ground Level Hazardous Materials 2011 PR Repair Roof Blisters Roofers 2012

27 APPENDIX E

28 Summary Chart of Exterior Systems Backlog - Performing Arts Exterior Renewal

29 Representative Photographs Performing Arts Exteriorr Renewal Representativee cast stone, brick, and steel windows of original building that need renewal Deteriorated brick mortar jointss growing moss

30 Representative Photographs - Performing Arts Exterior Renewal Crack through brick at parapet corner

31 Representative Photographs Performing A Arts Exterior Renewal (Continued) Cracked and stained west wall of Concert Hall Detail of cracked and stained west wall of Concert Hall

32 Representative Photographs Performing Arts Exterior Renewal (Continued) Delaminating plaster at window head Delaminating plaster at Concert Hall soffit