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RESOLUTION # 5 3 (Series of 2011) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, APPROVING A CONTRACT CHANGE ORDER FOR REMODEL WORK IN THE WHEELER OPERA HOUSE, BETWEEN THE CITY OF ASPEN. AND ASPEN CONSTRUCTOR INC. AND AUTHORIZING THE MAYOR OR CITY MANAGER TO EXECUTE SAID CONTRACT ON BEHALF OF THE CITY OF ASPEN, COLORADO. WHEREAS, there has been submitted to the City Council a contract change order for remodel work in the Wheeler Opera House, between the City of Aspen and Aspen Constructors Inc., a true and accurate copy of which is attached hereto as Exhibit "A "; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, That the City Council of the City of Aspen hereby approves that Contract Change Order for remodel work in the Wheeler Opera House, between the City of Aspen and Aspen Constructors Inc. a copy of which is annexed hereto and incorporated herein, and does hereby authorize the Mayor or City Manager to execute said agreement on behalf of the City of Aspen. INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the 8 day of August 2011. Michael C. eland, Mayor Wigan I, Kathryn S. Koch, duly appointed and acting City Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado, at a meeting held, August 8, 2011. A Kat n . Koch, City Clerk ?k Document G701' - 2001 Change Order PROJECT (Name and address): CHANGE ORDER NUMBER: 001 OWNER: El Wheeler Opera House 2011 Remodel DATE: August 8, 2011 ARCHITECT: El 320 East Hyman Avenue CONTRACTOR Aspen, Colorado 81611 El TO CONTRACTOR (Name and address): ARCHITECT'S PROJECT NUMBER: 21024 FIELD ❑ Aspen Constructors, Inc. CONTRACT DATE: May 4, 2011 OTHER: ❑ 309 A.A.B.C., Unit G CONTRACT FOR: Integrated Project Delivery Aspen, Colorado 81611 THE CONTRACT IS CHANGED AS FOLLOWS: (Include, where applicable, any undisputed amount attributable to previously executed Construction Change Directives) Contractor shall construct the Project in accordance with the following revised Contract Documents: Wheeler Tenant Improvements - 21024 Construction Documents, revised 8 -3 -2011 § 1,995,734.00 The original Contract Sum was $ 0.00 The net change by previously authorized Change Orders $ 1,995,734.00 The Contract Sum prior to this Change Order was 322,422.00 The Contract Sum will be increased by this Change Order in the amount of $ 995,$ 2,318,156.00 The new Contract Sum including this Change Order will be The Contract Time will be increased by Zero (0) days. The date of Substantial Completion as of the date of this Change Order therefore is December I, 2011. NOTE: This Change Order does not include changes in the Contract Sum, Contract Time or Guaranteed Maximum Price which have been authorized by Construction Change Directive until the cost and time have been agreed upon by both the Owner and Contractor, in which case a Change Order is executed to supersede the Construction Change Directive. NOT VALID UNTIL SIGNED BY THE ARCHITECT, CONTRACTOR AND OWNER. Rowland + Broughton Aspen Constructors, Inc. City of Aspen ARCHITECT (Firm name) CONTRACTOR (Firm name) OWNER (Firm name) 117 South Monarch Street 309 A.A.B.C., Unit G 130 South Galena Street Aspe , Colorado 81611 Ass . • ado 81611 Asper Colorad• 81611 j / / AD SS ADDRESS ADD - i l k / 47/ two.. (Sr BY (Signature) BY (Si: ature) (Signature) Sarah Broughton, Principal Michael Tanguay, President Steve Barwick, City Manager (Typed name) (Typed name) (Typed name) August , 2011 August 1 , 2011 August , 2011 DATE DATE DATE AIA Document G701 — 2001. Copyright® 1979, 1987, 2000 and 2001 by The Ar: e r IrstitrIc of Architects. All rights reserved. WARNING: This Al e Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this Al Document, or any 1 portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible candor t`.: ".v. This document was produced by AIA software at 15:14:49 on 07/29/2011 under Order No. 2898613965_1 which expires on 04/11/2012, and is not tor resa ;e. (7869510570) User Notes: ! REGroup Resource Engineering Dana Ganssle Rowland + Broughton Architecture and Urban Design 970.544.9006 dana(,,rowlandbroughton.com July 19, 2011 Re: Wheeler HVAC Systems Upgrades Dana: Per your request, I am writing to clarify HVAC system changes at the Wheeler Opera House (WOH) during the design process. The initial request for proposal from the City of Aspen outlined the scope of work for this design and construction effort as limited to the HVAC system serving the lower level and the first floor level except the ticket office. Early in the design the team collaboratively identified that the mechanical loft area above the main level presented a significant challenge. The outcome of this was that the team determined the mechanical systems in the entire mechanical loft should be removed and replaced with new equipment. I have outlined a few of the key elements that went in to the team's decision, as well as some of the key benefits below: • The WOH maintenance staff has (correctly in our opinion) identified that all of the equipment in this area is at or near the end of its useful service life. • Due to layers of system retrofits and changes over the long history of the building, much of this equipment is nearly impossible to properly service. • The outside air pathway for all of the air - handling equipment is a shared system. This outside air pathway is undersized for effective operation. This results in back - drafting of kitchen smells into other areas if the kitchen hood is not in operation. When the kitchen is in operation, the other units are starved for adequate ventilation air. • No exhaust air pathway exists. The system has relied upon the `leaky' fabric of the historic building envelope. As improvements (for example the new sound proofing between levels) are made to the structure this will not be effective and is not an appropriate design method. • Early in design we determined as a team that it would be a significantly better value to remove all air handling equipment and replace with new equipment. At that point in time we believed it was possible to reuse the second and third floor equipment, but impractical. As demolition progressed we have determined that would have been nearly impossible and almost certainly more costly to reuse the existing second and third level equipment and especially the ductwork in the mechanical loft. • This revised system layout has resulted in a roughly 5% increase in HVAC system cost, while expanding the HVAC equipment scope roughly 30 %. The economy here is accomplished because of the greater simplicity of installing all new equipment and organized ductwork system. At this point the air - handlers serving all areas of the building except the performance hall will have been replaced with new efficient equipment. F.U. cox 3725 • Crested Butte CO 81224 USA • tel (970) 349 -1216 fax (970) 349 -1218 • info @reginc.com • www.reginc.com • The new system as designed by REG has the following benefits relative to the existing HVAC system: a. Economizer operation for all areas. Economizer refers to the ability to provide free - cooling to spaces whenever the outdoor temperature is below the interior space temperature. Currently the system has very limited economizer capabilities. The result is the large roof mounted chiller has been required to run year - round. In addition to wasting energy this is very hard on the cooling equipment that is not designed to run during an Aspen winter. The result of this was the premature equipment failure of the roof mounted chiller at a significant cost to the WOH this past spring. b. Greater energy savings from variable fan speed at all air - handlers. c. Improved occupant comfort from increased control of systems. Each zone will now have variable air -flow and independently adjustable supply temperature. d. New equipment for all areas except the auditorium. In essence the capital cost of replacing the second and third level HVAC equipment has been rolled into this project for a 5% up charge- a significant long -term savings to the WOH. Please feel free to contact me with any questions. Sincerely, August Hasz, P.E. P.O. Box 3725 • Crested Butte CO 81224 USA • tel (970) 349 -1216 fax (970) 349 -1218 • info@ reginc.com • www.reginc.com iX�Exri ONTRAci-Nv X Owner ASPEN Architect X Consultant CONSTRUCTORS : X Contractor X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE The following photos and notes summarize our discoveries of existing conditions found within the Mechanical Loft on the 1 Floor: 111=11 tiff Existing Hose Bib line to Exterior. Bent, crimped copper water line ` .} unsafe! Uncovered during removal of ;.. existing HVAC Duct Work. rI • T , /' ,! ` ,j !1 r� • 7L' ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 1 of 30 • 4 ■ X Owner ,,,, o ( ,"I RAC MR, . X Architect ApIIII CONSYgIICr08S . X Consultant J X Contractor ,,.;,, „ „� X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE ' � i• r 1' ' ', , gi a 11 1 lily i , I 1 I ' ...� ` c y ( , ., , i, •i Abandoned Ductwork. Occupying _ critical space for new Equipment, vents, exhausts. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 2 of 30 ,E■esal TascrokS X Owner / ASP X Architect PiQ'B �`TBU�Q�S -' X Consultant �..,.. ,� X contractor �,y,_ 19101 X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author)— Aspen Constructors, Inc. Aspen Constructors FILE Abandoned Ductwork. Close -up of ' t 6 , . long- abandoned ductwork. ---._ _ i li,', I x' t i l b dair tA tc.ti .. 1/4., . , \ i f f N J i t t„ ' `• ofe Y Or 1r &q� 1 Yr . , ..,,, : , A ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottvan (signed digitally) Page 3 of 30 `g �„� X Owner cs ` �� _ � Wo ks X Architect ASPEN C88�HUCTOgS.�• 1 X Consultant , X Contractor S,N„ vin'i X Field X Other Wheeler Opera House — 1St Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE ! S JT �y , . _irt" ._ d J I ear, E>hsting, un- insulated water - — • . I , T VIA ~ 1 H. 1 1 Existing, un- insulated heating main lines. , / 1 '! . J 0; 1 - i 4- . , va' ,', • ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 4 of 30 X Owner „ �t (ON TRACT∎,R, �SpB X Architect C085TOUC?OOS X Consultant X Contractor .1, 1 1',.h X Field X Other Wheeler Opera House — 1s t Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE w ■ 440 7-,-' 1 ' e . } • r, > Vas -g. , , i 1 . " ' ' • ' too 2, , -. .,'.' 41 l! I 0 -- 4--4r . ..., ,,,, ......er-Ls.911:171VIZ ; ' i .„ ,,,,,...„ . : . f'`� 1 a i ` I _ ' - , 1 , -+,n. # •;C' -.' S4 Y ' 1 !mot _ /. ? • j ,; '1 i ; 1 1r+ ' • Existing, hodgepodge of mechanical ( , .1 ` 1 1 k ' i, r 1 systems. Ducting, control wiring pathways 1 1 ' V . . 1 :I ' and controls in various levels of lessened 1..? - , , 1 functionality ) ?� , t , - ; ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 5 of 30 F‘t.[oNr. X Owner 0.,.. 1.S.‘1 . Roles ASPEN X Architect X Consultant CONSTRUCTORS, X Contractor ,, , X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: MichaelTanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE Old, Gate -style isolation valve. Valve has , been and is failing. Cannot shut off glycol , r t sue*: < i.. .... flow to units for service! ; 4- ..p, ,.?7 ,,, . - , • '} <.�� 1:� fi •.! J•a _ • • I - tr ,-. i- . - - .1' -: ; % ''' ' .. -,--; ,' : .1: ,c , . . 4 . , - ,. , r �: _ - 1 ., l :;r i' 1 \r - BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 6 of 30 X Owner c , �t co�TRAr 7,, s X Architect dp$ X Consultant COBSTRIJCTOBS: X Contractor X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE / i4 „ 1. imiliaajw , .... : s - .----7. . 1 , \ to �. _ J, t I . `'� ��. — Y✓ "! any 1 y � � i at copper cooling lines. Existing leaking flow meter for heating Existing leak a pp g � Leaking glycol for rooftop chiller unit l ines. Leaking glycol for Boilers A m o u n t 5 1 1 1 N ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottvan (signed digitally) Page 7 of 30 `. ,�p µ LL CONTRA rots X Owner ASPEN x Architect COHSTRUCTO X x Consultant X Contractor since "hs X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/ 25/2011 TO: Steve Bossart , Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE , . ' .„,,,,a ,- .10., t4 , iiii, '-,\ / - . 1 l Yq . . . _ ' '41\ . 1 -.- i ,_ • e f • i - -; .,.: . ' s'- 4 i .. ' 4 .i..... 4 . " \i ' — t. 1 Boiler Intake Air Pipe is NOT connected! h Exposed during demolition of existing j i i • - ;,. " Mechanicals Existing Boiler in old Mechcanical Loft. 71 I Lig i ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 8 of 30 ,,,,,,..%1. CONTR,1C1 X Owner ASPEN X Architect X Consultant CON!TIUC?OOS X Contractor SIMI IV X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE i : s7` I^1 k rr r�� l` t r'T { f . • , % r . :4 Close -up of Boiler Intake Air Pipe is NOT fL connected! Boiler was pulling make -up from within Mechanical Loft rather than - fresh, outside air as intended. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 9 of 30 X Owner 0 ., t ,CAt CONT R 4 (70k, - X Architect ASPEN 1 x Consultant EOBSTRECT08S,a � x Contractor srrE i , X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During,Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: MichaelTanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE . .., r 4 „lam 1 -------------------....... Ki P': 44.• L t s , , I Nk , .- i c ttlativori __ f 3 + , I ,ft,' V ,, . Close -up #2 of Boiler Intake Air Pipe is r 't.',1 NOT connected! Boiler was pulling make- up from within Mechanical Loft rather r i than fresh, outside air as intended. ,+; t 046i: 0. I ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 10 of 30 X Owner rx .:Xand co.�. rs,�.cT ks �SPEN X Architect COISTHUCTORS X Consultant X Contractor X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE t X - ' 1- 1 Mt. ,; (I:A i , - , ' i t• '1 . 1 I? 4. ••- ., j �) • : ` � . ; yy^ t y $ y r i l'e.,,, ' • . _ 1 1. • • • l Existing Mechanical Chase. No fire separation as required by Code ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 11 of 30 X Owner i, ,1 t,AL CO,CTR4CTO,s X Architect ASPEN x Consultant COHS7$U ORS X Contractor Si+ce , `/ X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE • t• r • f44••414444 ; { ii , Vii , �p.:.� ' t 1 • .i4� . U ' • r� �" ,.cam - - : _ - A . �• t -. i • • • , Existing Mechanical Ducts. Exterior wall : � . r r r 1 _ penetrations with Air Gaps and NO fire ,' \- 'mow � : separation as required by Code , ,, ., ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 12 of 30 r 7 `C 4nL CO \7R.1C7� X Owner d�p�� x Architect CONSTRUCT4gS x Consultant ,,....,..,..,.,, -� X Contractor X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition 4 PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 4 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE ive - I ij r lir— . Ifiiii iil. t I. - 14"411 / ,iiii 1 1 1. i . iNskiNs I itilik + � itit�'� + e_ .II I; i f ac. ...,, --40 ' . . , � , 5 4 4 -e- J i\ O U V , - - i t . . i A <, . \,. .a`. Existing Exhaust Ducting removed during Deconstruction of Mechanical Loft ,.', ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 13 of 30 X Owner GC. \L NTRACTORS X Architect cu�r,5�CO.� 1� X Consultant CO �a a B��iTv� X Contractor INr�r__ X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE IIIPA 4 • / it ,t4c i .„ ., .. . • •.,.t. ... ,,,. .., • • . .:„., ..,... - ,01,01. \,. , r '. [ . , p Interior View of Existing Exhaust Ducting removed during Deconstruction of Mechanical Loft , ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 14 of 30 1 X Owner � is .tOL CONTRA(ToR, X Architect J3.SPEE X Consultant CONSTRUCTORS X Contractor X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE bil t r '� i • e :1 -► 7 - -- _.--fir f a . V e, , .: ,. 'sr i 1 et , — :JG .,r. , { , y ‘ , 'i� .b f ■ ' Al' ,. r_ is 5 L11 . ", s 4 't. ! .--) l •• Interior View #2 of Existing Exhaust Ducting removed during Deconstruction of Mechanical Loft ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 15 of 30 l ''''' 0 ,19..l CONTR:CTq,1 X Owner ASPEN X Architect CONSTRUCTORS, l X Consultant �,- ,.•.•..••...� X Contractor " Nr r , X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen Y p DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) - Aspen Constructors, Inc. Aspen Constructors FILE h•a� r u 1 L4 ( . } 1 t 4 ' - tVt • . , - .4'7- - 4' f s3 l i l! lIFF ik.:: -, ,;-4.. At; 7: ■.,, - ' :- ,.',, - . ' e - , . .., $ 7 y �,t 6 k + t � :I h2 h t ;146, 1 r r a E1: t j'.r c R 4--, I 4,' t' Y • Interior View #3 of Existing Exhaust Ducting removed during Deconstruction of Mechanical Loft ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 16 of 30 �,�co� rat X Owner Ck"S r i X Architect ASPEN C ONSTKOCTORS. f x Consultant X Contractor s X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE ! / � ( 4 ' ` i•1 I , >• h fi . \1., •i , Pe : .47., - • , i , 0411- y ' . . AI\ n , ,..1 1. •-• ..d. , 1 _ 11 _- -7-- 7 -------- , 7- TI 1 1 ' R • ar' )) - 'ft- .. . -zi- LI! 1 - 1 _ __r try_- Existing Outside Air Duct supplying /1 - . (6) Air Handling Units. Intended to , Existing Un- insulated Heating Mains. Old serve Basement, Level 1, Level 2, welded black iron pipe and Level 2 1/2 ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 17 of 30 X Owner (jr ,k g \4 COKI RI(Tokc X Architect ASPEN X Consultant COESTRUCTORS) X Contractor ',NCI „", X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton . CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE . N vim. " r r / E . Y i `or I . „1' ' - : , , • \ . Illt ' 111111111111F • , , ,,-...„ I • • • ryV - 7 , • -.0. —,_ .:1' 1st. ; �. � : .ti Ri t ::L 1 4 • P • Interior View #3 of Existing Outside Air Duct. We found that this duct had been CAPPED for an unknown period of time. Units were "starved" for outside air; NOT efficient! ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 18 of 30 X Owner X Architect ASPEN 1 X Consultant CONSTRUCTORS ° X Contractor v,„ , ,:l., X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE y�r., { , y ' t om • i • .• • - - T { u Buildup of dust and debris within ductwork. Typical condition of ducts discovered during deconstruction. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 19 of 30 1 „..,v,Atu, D X X Owner aSP Architect CONSTRU Consultant X Contractor ,,,, , X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author)— Aspen Constructors, Inc. Aspen Constructors FILE Union Fittings. i i ; : p ' (x ` "., - Leaking, i actively I , /.. n ..- k., .— corroding :. , ” ' 7Itt% - 71. . . i _ A l' 1 4 Ill k r r , `ii / 1 t ' > _ y • . ` \ y '" ( 1 II ; I flt. �( _( 1 t, --r---t ' - • t . I ,. 1 ',. 1 akilli ' -- Existing HV -4 (Box Office) Heating PP + .c+7 w� r coil 2 of 3. Dirty and completely t 411, clogged; causing very inefficient f operation and possible negative IAO effects. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 20 of 30 X Owner (T .611LCON rRAC X Architect ASPEN X Consultant CONSTRUCTORS X Contractor ,,,,,, i. X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE i 1 % `, , `�,• s 2 44 , _ • i i { j • 1 It t ' : C ..;?. 1 ' 1 .^ . , ;, : ; .. me, .,..-- Ili 1 ' itt -, . i 1 Union Fittings. Heat Exchanger. Nearly 100% Leaking, actively i clogged with dust and debris -- Its i corroding, failure ' r imminent - ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 21 of 30 � ,.. CONTRA( Toks. X Et flt X Contractor "4,i, X Field X Other Wheeler Opera House —1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE 7, 7 " — w 4 AUIY D �- r :. 1. t i. 4 t r ' 4 / \ - -A i ".- ±..��,,.., r-- 2 ,,' L K...... _{ T T 5 -. h r'?r , 1' f •A . , _ - . .. • i i r l' - __:." t { i r , ,,, _ - - HV - Outside Air /Return Air Mixing Box. 2 Filters missing with NO possible access to replace /service. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 22 of 30 X Owner t .ca. , � co�rR;cm X Architect J SPE$ X Consultant EOHST�HCT4IIS X Contractor X Field X Other Wheeler Opera House — 1St Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE , \ -f\ A.. :K y -( I 1 I ,. I . ♦a C•TR , . ` '_551 -�� --, F . I� �-. 1 NV-4 Outside Air /Return Air Mixing Box Photo #2. 2 Filters missing with NO possible access to replace /service. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 23 of 30 • C A S PE N %.. CON IR. 4CirqS X Owner X Architect TRUCTORS X Consultant X Contractor 51 `, X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE It [ - - • . SIt Jt ��rt�1.r1A.. ..... _ ___,,, it' ,, , t ..,•,,,•„„ .--: - ,--„,--,-,.. ,,-..„-,.„ :-...,, . 4 1 . •.i #K � . * -. 4.P -.. ••4 1. . , 4441 .. +� • ■ 1 r .r . r --- 4. ff { yj ` ,: a ae 1 . - HV -4 Outside Air /Return Air Mixing Box Photo #3. Dust /debris buildup with no access to clean or service. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 24 of 30 X Owner C X Architect ASPEN X Consultant CONSTRUCTORS x contractor X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE 1 _ •^ �. �. _ _ _ �� ` 1 T1 • , • p r • r x HV - Heating Main Shut -off valve. Active leak readily apparent. Failure imminent. • Ryan N. Kottyan (signed digitally) Page 25 of 30 �; a u >. r ov�x cr��s X Owner aSPEB X Architect - ! x Consultant CONSTRUCTORS X Contractor SINCE 17 X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE • 41411.111k\t oy S.r - -! , . 40;‘'... , .L, ,.. i i , i. + a' 1, . 1 / 1 .d+s ' '4. ' • p '-'' c I • , / ? "k / / t R I . } . c . / . Y "Gate- Style" Valve. Slow leak readily apparent. Failure imminent. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 26 of 30 X Owner GF.caai ;aruc rnas X Architect �Sp X Consultant p X Contractor X Field YINCI O.+ X Other 4 Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE - { .s 0 1, 1- =anti 3e • .� +ti _ e, 1l :.. . .. — : - - s'''..--..;:t - '*. `: Y < \'1 J . iZ .q: • r Shut Off Valve. Valve is "frozen" and cannot be manipulated without destroying valve. ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 27 of 30 0 ,,wd co%'rR;c X Owner .A.SPEB X Architect CONSTEH X Consultant CTORS„) X Contractor SIN(r , ,., X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE ll • Leaking 3 -way valve and shut- off. Line to existing AHU. , � _ M „ 4 ` . , AlLij . \' ii‘I. Y r;;l; i. 1 } -4. c , ` ' / i , ..i `fit 13' `' F .' . :. . 6 ,,. , .4.1 ,,,1 4 1; i ip . `1� .,,. 4\ . ; .0 . p ii ..4 . ' L ,. i` t -. • • r i . , az, P v fi ti; ISSU BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 28 of 30 X Owner LL c:n�rrcacr X Architect J+SpFi� X Consultant CO83TRUCTORS X Contractor ,,,,, , ,,,,, X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELERTI Proect FIELD OBSERVATION DATES: Various 320 East Hyman Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) —Aspen Constructors, Inc. Aspen Constructors FILE p :i*+ I ,,.11 - p riot ■ t 1, , ' .'- = ■ II'is 1,. r ( .l \` ...d•� 4 � ? . II ._ ;,./ A (CC t� ry� i I ' . ' Clogged, filthy Supply Air unit. Unit was "buried" in equipment layout and unable to be cleaned or serviced. Efficiency and IAQ compromised! ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. 1 Ryan N. Kottyan (signed digitally) Page 29 of 30 . R�L CONTRACTORS X Owner ASPEN p X Architect Consultant �Q$ ��g�CTOA� � X u X Contractor �m i •,. =, X Field X Other Wheeler Opera House — 1 Floor Mechanical Loft — Existing Conditions Exposed During Phase 1 Demolition PROJECT: WHEELER TI Project FIELD OBSERVATION DATES: Various 320 East Hyman, Aspen, CO 81611 OWNER: City of Aspen DATE OF ISSUANCE: 07/25/2011 TO: Steve Bossart, Jeff Pendarvis, Scott Miller, City of Aspen Capital Asset Management Rose Bennett, Gram Slaton, Scott Wilson, Wheeler Opera House Randy Ready, City of Aspen Sarah Broughton, Dana Ganssle, Rowland +Broughton CC: Michael Tanguay, Michael Bassi, Ryan Kottyan (Author) — Aspen Constructors, Inc. Aspen Constructors FILE • . —.,. 5 M it *je. 4 .. ,,:, ,..- . 7 O t `-- ‘leAt —2; 7 ' - - • . , . - -. . :;'', f ', ,` ~ I 1. 'MI .V.: c �., k S 4 i ^ K a. 1 I. . rte r t i p ; ' s S ^ ? j S i_ 1 i f ' y * . 1 0. % , a- jj"� _ Ist 1 Clogged, filthy Supply Air unit HV -4 (Box Office). Unit was "buried" in equipment layout and unable to be cleaned or serviced. Efficiency and IAQ compromised! ISSUED BY: Ryan N. Kottyan, Aspen Constructors, Inc. Ryan N. Kottyan (signed digitally) Page 30 of 30 Wheeler Opera House TI Project - PHASE 2 Budget Study Division Breakdowns of 04/18/11 Budget vs. 07/15/11 Budget ASPEN CONSTRUCTORS GENERAL NOTE: Information Below is intended to provide supplementary background info on significant Line Items and isNOT intended to Balance with Phase 2 Budget DIVISION 1 - GENERAL CONDITIONS Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $108,065.00. Phase 2 Budget resulted in $15,250.50 DEDUCT from 04/18/11 Budget. Deduct related to permitting finalization, Builder's Risk policy savings by purchasing Global ALL - Division 1 Total Project cost /duration policy. $340,262.50 $216,947.00 $86,778/per General Conditions Cost by User Calculations - Percentage of 07/15/11 Budget DIV 1 GCS DIV 1 Total $216,947.0,0 Wheeler Office $86,778.80_ 40.00% Tenants $86,778.80 40.00% Base Building $43,389.40 20.00% ** *NOTE - Due to Phase 1 activity related to Phase 2, calculations above extrapolated. DIVISION 2 - SITE WORK Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $44,670. $16,440 ADD from 04/18/11 Budget related to: new requirement for (2) concentric radon exhaust fans for Building radon mititgation needs, 1st Floor gyperete floor topping demo and discovered additional demo /debris handling and asset auctioning related ALL - $7553/per Division 2 Total to City Deconstruction Plan implementation. $61,110.00 $22,660.00 User Not anticpated to be required on 04/18/11 Budget. Due to inability to inspect floor assembly condition prior to wall /finish /FF &E equipment deconstruction efforts related to Phase 1 Scope, 1st Floor Tenant existing, level, contiguous, cementitious floor Gyperete ( "skinny topping assembly assumed. Existing floor found to slab ") demo be structural unsound. Demo required. $0.00 $4,500.00 Tenants - $4500 Wheeler Office $5,303.33 23.40% Tenants $7,553.33 33.33% Base Building $5,303.33 23.40% ** *NOTE - Due to Phase 1 activity related to Phase 2, calculations above extrapolated. DIVISION 3 - CONCRETE Item Description Notes 04/18/11 Budget 07/15/11 Budget I Type Phase 1 Budget - $35,440. $11,735 ADD trom 04/18/11 Budget related to: Hard Bid /requirement to pour new structural /sound concrete slab Division 3 Total assembly at 1st Floor $35,940.00 $12,235.00 Tenants Not anticpated to be required on 04/18/11 Budget. Due to inability to inspect floor assembly condition prior to wall /finish /FF &E equipment deconstruction efforts related to Phase 1 Scope, existing, level, contiguous, cementitious floor topping assembly assumed. Existing floor found to be structural unsound. Pour - back/replacement Tenants - Lightweight Concrete required. $8,750.00 $10,735.00 $10,735 Additional Brick /Slab /Concrete cutting to be required per finalized 1st Floor exterior make -up Concrete Cutting air /exhaust duct terminations at northside alley. $1,000.00 $1,000.00 Tenants - $1000 Y ..... Concrete Cost by User Calculation D7JISJI7 ' - Pet�ntag2 dget ltal DIV 3 CQ DIV 3 Total $12,235.00 Wheeler Office $0.00 0.00% Tenants (Concessions) $12,235.00 100.00% Base Building $0.00 0.00% ** *NOTE - Due to Phase 1 activity related to Phase 2, calculations above extrapolated (Lower Level Slabs - Phase 1) DIVISION 4 - MASONRY Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $5,000. $2,900 ADD from 04/18/11 Budget related to: Finalization of masonry scope per Rocky Mtn. Masonry Institute protocol and additional East Stair tread /riser WOH topping material placement for functioning Offices /Base snowmelt system and public safety of WOH Office Building/ Division 4 Total access. $30,300.00 $28,200.00 Tenants Lower Level existing stone /brick cleaning process WOH Offices - Restore and Clean finalized per RMMI Inspection /report $7,300.00 $9,800.00 $9,800 User Ca t, . Budget Total DIV 4'L: C1 Wheeler Office $15,933.00 56.50% Tenants $6,133.00 21.75% Base Building $6,133.00 21.75% DIVISION 5 - METALS Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $0.00. Additional /Defined Structural Requirements primarily related to 1st Floor Mech. Loft construction (Design In Progress yet Pending) that serves ALL Users in some Division 5 Total capacity $22,895.00 $31,470.00 ALL Metals Cost by User Ca1GUMtions - 07 I5 1 = dget _ -_ _ ° ,•- DIV S Total $31,470.00 Wheeler Office $10,490.00 33.33% Tenants $10,490.00 33.33% Base Building $10,490.00 33.33% DIVISION 6 - WOOD & PLASTICS Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $11,468. Phase 2 Budget based on Lower Level WOH Office desk /millwork design finalization (hard bid), and allowance for Restaurant bar /millwork scope. User breakdown Division 6 Total extrapolated per hard bid /allowance calculation $123,990.00 $115,716.00 ALL WOOD & PLASTICS Cost by User Calcu afion3- "— r'ercentage''S'r """ 07 ,15 11. Budget TotaLDIV 6 Cost, n DIV 6 Total $115,716.00 Wheeler Office $64,745.50 55.95% Tenants $50,970.50 44.05% Base Building $0.00 0.00% ** *NOTE - See Phase 2 Budget Calc Excel Spreadsheet for sum logic DIVISION 7 - THERMAL & MOISTURE PROTECTION Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $0.00. 04/18/11 Budget DEDUCT of $28,500 related to collaborative IPD Process. Phase 2 Budget based on finalized Sound /thermal design assembly finalization by Sound Engineer Consultant, Jaffe Holden, and anticpated approval of sound /fire assemblies submitted with Permit Division 7 Total Set. DIV 7 scope serves ALL Users. $70,790.00 $42 290.00 ALL THERMAL &MOISTURE PROTECTION Cost by°@ser Percentage of Calculations - 07/15/11 Budget Total DIV 7 Cost DIV 7 Total $42,290.00 Wheeler Office $14,096.67 33.33% Tenants $14,096.67 33.33% Base Building $14,096.67 33.33% DIVISION 8- DOORS & WINDOWS Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $0.00. 04/18/11 Budget DEDUCT of $4,240 related to collaborative IPD Process. Phase 2 Budget based on finalized WOH Lower Level Office door /door hardware design finalization and confirmation of Tenant - purchased /installed doors at 1st Floor. ** *NOTE - ADD of +/- $32,000 estimated for possible replacement of existing Restaurant space operable windows (exact Historic Division 8 Total Replicas) $42,000.00 $37,760.00 ALL lutimmowntessys Cost . b s Percentage of USER 07/15/11 Budget Total DIV 8 Cost DIV 8 Total $37,760.00 Wheeler Office $26,432.00 70.00% Tenants $11,328.00 30.00% Potential ADD $21,664.00 Base Building $0.00 0.00% Potential ADD $21,664.00 DIVISION 9 - FINISHES Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $0.00. 04/18/11 Budget DEDUCT of $33,372.53 related to collaborative IPD Process. Phase 2 Budget based on finalized Project Finish Schedule and Tenant /Lease requirements scope Division 9 Total finalization. ** *NOTE - USER Calcs extrapolated. $208,778.86 $175,406.33 ALL Wheeler Office $122,784.43 70.00% Tenants $52,621.90 30.00% Base Building $0.00 0.00% 1 DIVISION 10 - SPECIALTIES Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget- 50.00. 04/18/11 Budget- NO CHANGE. Budget based on allowance for WOH Division 10 Total Offices Powder Rm. accessories $485.00 $485.00 WOH Offices i _ DIV 10 Total $485.00 Wheeler Office $485.00 100.00% Tenants $0.00 0.00% Base Building S0.00 0.00% DIVISION 11- EQUIPMENT Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $6,418. ADD based on finalized appliance schedule that includes new LL WOH Office Kitchenette Microwave, ACI Management of Simplex- Grinnell WOH Fire Alarm Panel work. Equipment rental for Project Implementation benefits ALL Users - budget costs extrapolated. ** *NOTE - Simplex- Grinnell scope could NOT be accurately distributed amongst Users - cost Division 11 Total division ESTIMATED $24,386.49 $22,368.49 All cen _ _ . E R E QUIPMENT- 07/15/11 Budget Total DIV 11 Cost DIV 1110 Wheeler Office $20,168.49 90.16% Tenants $1,100.00 4.92% Base Building $1,100.00 4.92% DIVISION 12- FURNISHINGS Item Description Notes 04/18/11 Budget 07/15/11 Budget ( Type Phase 1 Budget- $0.00. $1,250 DEDUCT based on finalized Finish Schedule (per IPD process) for black out shades at WOH Offices, WOH Offices Division 12 Total Kitchenette cabinet hardware $3,700.00 $2,450.00 WOH Offices — ge o USER FURNISHINGS - 07/15/1 L - P 1 t DIV 12 Total "_i�`JD Wheeler Office $2,450.00 100.00% Tenants $0.00 0.00% Base Building $0.00 0.00% DIVISION 13 - SPECIAL CONSTRUCTION Item Description Notes 04/18/11 Budget 07/15/11 Budget 1 Type Phase 1 Budget - $11,850. $6,450 Budget ADD based on restaurant ANSUL system concession by City @ $8,300 and potential requirement by City Fire Marshall to replace old, corroded /blocked fire Division 13 Total sprinkler piping $51,550.00 $56,950.00 ALL USE, _ SP - 07 15 11 Bud: et Total DIV 13 Cost i IV 13 Total .'$56,950.00 Wheeler Office $16,216.00 28.47% Tenants $24,516.00 43.05% Base Building $16,216.00 28.47% 4 1 I A 1 DIVISION 14 - CONVEYING SYSTEMS Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Phase 1 Budget - $450. $7,011.25 Budget ADD based on restaurant handicap lift spec finalization Division 14 Total per City Building Dept. $16,450.00 $23,911.25 ALL AIR Percentage o _ Total DIV 14 Cost DIV 14 Total Mt, Wheeler Office $0.00 0.00% Tenants $23,911.25 100.00% Base Building $0.00 0.00% I DIVISIONS 15 MECHANICAL AND 16 ELECTRICAL I ** *NOTE - Due to complexity and overall Budget cost for DIVs 15 and 16, below is a detailed breakdown of Line Items HVAC Item Description Notes 04/18/11 Budget 07/15/11 Budget Type Magic -Aire equipment and (11) VAVs inititially Lower Level Air specified by PSM during Schematic Design phase; Handler Final Design spec: TRANE equipment $89,122.50 $150,341.50 WOH Offices Magic -Aire equipment inititially specified by PSM 1st Floor Restaurant during Schematic Design phase; Final Design spec: Air Handler TRANE equipment - $84,787.50 Tenant Magic -Aire equipment inititially specified by PSM 1st Floor Retail Air during Schematic Design phase; Final Design spec: Handler TRANE equipment $33,787.50 $150,341.50 Tenant 2nd /Partial 3rd Floor Air Handler Not in orginal scope; ADDED SCOPE $0.00 $99,000.00 Base Building WOH Offices - 04/18/11 Budget included (11) VAVs at Lower $26,763; Level and (6) VAVs for Restaurant (included above). Tenants - Finalized Mechanical design spec's (11) VAVs at $9,735; Base VAVs Lower Level and (8) VAVs for 1st Floor ABOVE in AHU5 $46,233.00 Bldg - $9,735 Magic -Aire equipment spec'd during SD Phase; Data Closet Cooling Mitsubishi system is Final Design Spec $4,995.00 $5,590.00 WOH Offices WOH Offices - General Exhaust - LL LL Kitchenette - $4,590; Tenants - and 1st Floor LL Kitchenette, LL and 1st FLoor Bathrooms $4,590 $19,250.00 $14,660 Kitchen Hoods, Make- PSM spec'd on 04/18/11 Budget; 07/15/11 reflects up Air Unit, Ducting final Mechanical design spec DDC Controls $139,500.00 $123,260.00 Tenant WOH - $59,750; Tenants - $0.00 $59,750 PSM speed on 04/18/11 Budget; 07/15/11 reflects final Mechanical design spec with NO DDC $119,500.00 REG supplied $ on 04/18/11 Budget; eliminated Design Allowance with design finalization $67,500.00 $0.00 ALL- N/A WOH Offices - $6166; Tenants - $6166; Base Test and Balance By 3rd Party $15,000.00 $18,500.00 Building - $6166 - HVAC Co §t byU ser CaiCVlatirins 07/15/11 Percentage of USER, - ( B u dget Total HVAC Cost HVAC Total $612,516.00 Wheeler Office $193,450.50 31.58% Tenants $304,162.50 49.66% Base Building $114,901.00 18.76% y Plumbing Item Description Notes 04/18/11 Budget 07/15/11 Budget Type WOH Offices - $8100; Tenants - Plumbing $33,700.00 $40,500.00 $32400 07/15/11 Budget includes new tank and controls WOH Offices - for black water and new tank and controls for grey $4133; Base Ejector System water (East entry snowmelt) $2,350.00 $12,400.00 Building - $8266 WOH Offices - N/A - No Info for $45,991; Tenant Chiller System Piping connections from Chiller riser to AHUs 04/18 Budget 579,450.00 $33,448 Gas System Kitchen equipment $3,500.00 $6,300.00 Tenant WOK uttices - , $34,116; Tenants - $34,116; Base Building - Heating System Piping connections from Boiler Plant to AHUs $21,884.00 $102,350.00 $34,116 - . K Plumbing Cost by User Calculations - 07/15/11 Total Plumbing USER Budget Cost Plumbing Total $ Wheeler Office $92,340.00 37.48% Tenants 5106,264.00 43.13% Base Building $42,382.00 17.20% • Electrical Item Description Notes 04 /18/11 Budget 07/15/11 Budget Type Fiber Optic Cable Relocation New scope $6,970.00 Base Building Lower Level Power, Panels, Lighting, Fire Alarm $78,964.00 $85,589.00 WOH Offices 1st Floor Retail Power, Panels, Lighting, Fire Alarm N/A $9,116.50 Tenant 1st Floor Restaurant Power, Panels, Lighting, Fire Alarm, Kitchen N/A $66,493.00 Tenant Service Mains, Mech Panel relocations, panel adds, re -feeds $51,352.00 Base Building Percentage of Electrical Cost by User Calculations - 07/15/11 Total Electrical USER Budget Cost Electrical Total $223,195.49 Wheeler Office $85,589.00 38.35% Tenants $75,609.50 33.88% Base Building $58,322.00 26.13% MEP TOTAL Costs by User Calculations - 07/15/11 Percentage of USER Budget Total MEP Cost MEP TOTAL' $1,093,111.49 Wheeler Office $371,379.50 33.97% Tenants Total $486,036.00 44.46% Tenant Concessions (note- subtotals of Tenants above) $254,929.50 23.32% Base Building $215,605.00 19.72% ** *NOTE - For calculations, some pro- rating and /or inferred separation of Use, User and related costs was required due to the complexity and overlay of certain systems SUMMARY TOTAL Costs by User Calculations - Percentage of USER 07/15/11 Budget Total Project Cost Budget Total $2,037,052.46 Wheeler Office $757,262.72 37.17% Tenants Total $557,434.94 27.36% Tenant Concessions $254,929.50 12.51% Base Building $312,333.40 15.33% Subtotal $1,881,960.56 92.39% Profit & Overhead $159,966.65 7.85% Insurance /Permit Discount ($4,874.75) -0.24% GRAND TOTAL $2,037,052.46 100.00% Potential Scope ADDS related to Wheeler Opera House indetified during Phase 1 /IPD Process 1. 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C A t E a qpmm pp � � Ip 2,,j'1.2222'''' .- Fa- n Nq�22' h 1 ! o$ 1 1 _ ! I N W tn o a_ i 1 1 't T „,,,,,, - R `..: 1 E a u a . I ! • a o ' 0 I m 1"' N �n O��O 0� 1 1 U u . 0,"0",... j .! 1 I II u n S c N C m C U 1 i I i O d N U W Q a y O O 0 0 N �' O O .. N G a a a a i n n a O m • 111111 o C g sLO'9i; IC CL w e CO Q o ig 1111111iiiiiiiiiiIIIIII n m - - - -- - - -- T ` 1 I E69.£L$ N �w a , 1 1 I S E$ a O I L m 111111111 111111111111 d i QM ;-I Q I 1 i ; 569'ES i S69'E$ ,! CD O 7 I O L1 I 1 I ,T96$ = c j 1 569'E$ 2. Q ` N • i L. O F- Q N 8 8 8 8 i 8 S 8 8 m C O _ 8 8 8 8 ., L T _ N N N H N W O a U I II ! II1IllI 1 I1 1 II ! ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■■ 1111 1 — — — CO MEMORANDUM VI TO: Mayor and Council FROM : Steve Bossart, Capital Asset Project Manager THRU: Scott Miller, Capital Asset Director DATE: May 3, 2011 RE: Wheeler Opera House 2011 Remodel — CM /GC Contract SUMMARY: The Wheeler remodel work construction phase is scheduled to begin as soon as possible. Wheeler staff has moved to their interim office space at 517 East Hopkins. The demolition phase of work in the basement must commence without delay if the completion date of November 30 is to be realized with Wheeler, restaurant, and retail operations in place. The Integrated Project Delivery (IPD) approach is the end result of the 2009 Construction Experts /Citizen Task Force /Staff recommendations, where the constructor is selected through an early competitive bid process coinciding with conceptual design. Benefits are added value to the City through the professional contractor recommendations on methods and means, consequential cost reductions, and reduction in construction period change orders. Aspen Constructors Inc. was selected for preconstruction design services, and provided competitive bidding on all phases of work. Postponed selection of the restaurant operator pushed mechanical design back so we do not have a final GMP (Guaranteed Maximum Price) for the complete work. We are presenting the construction contract with a gross project cost containing numerous allowances, but with a Phase 1 GMP to allow work to commence and continue from May 16 through July 1 ". Final construction documents will provide final gross GMP figures at that time. The City will monitor progress and have the ability to reevaluate work scope at that time. Meanwhile demolition of basement walls and removal of the concrete slab will be completed before summer activities begin in the downtown core. PREVIOUS COUNCIL ACTION: In January 2009, City Council directed Wheeler and Capital Asset staff to continue conceptual planning for a proposed addition to the historic theater. Farewell Mills Gatsch Architects LLC was contracted to produce preliminary designs based on programming needs determined by earlier research. At the December 7, 2009 meeting of City Council, this work was suspended and Council directed Wheeler and City staff to conduct an updated comprehensive, third -party needs assessment at the earliest opportunity. 1 In September 2010, Wheeler and Capital Asset staff and Webb Management Services delivered the final report on the needs assessment study. Council subsequently recommended that staff continue the evaluation of future alternate sites, but proceed immediately with design and planning of remodel work to the existing Wheeler basement office, shop, and storage spaces, and to the first floor restaurant and retail space. Council approved a continuation of the existing design team contract, and the addition of a CM /GC at Risk (Construction Manager /General Contractor) to the design and planning effort. An RFP for the CM /GC was issued; a number of candidates were reviewed for proposed fees and qualifications. Aspen Constructors Incorporated (ACI) was selected based on a combination of fees, experience in the downtown core, experience with core historical buildings and retail and restaurant work, and references. Since then ACI has been an integral team member as design proceeded, providing the cost and time saving recommendations the IPD (Integrated Project Delivery) method intends. The CM /GC concept is similar to the Council and community recommended IPD (Integrated Project Delivery) program in that it recognizes the positive contributions of professional construction input and estimating early in design. This concept has been in use in various versions and descriptions for many years, and is a desirable approach in identifying problems, solutions, and alternative methods long before commencement of construction work. City of Aspen experience has proven this method valuable in reducing construction period changes and cost increases. The selection process considered the contractor's experience and capabilities, evaluated fee structure, with the intent to roll the selected CM /GC directly into the construction contract. BACKGROUND: ACI has worked with the design team at length, providing recommendations and methods to improve efficiency and costs. ACI together with the architects, Wheeler staff, and Asset staff, has provided its own extensive subcontractor review and competitive bid process. As a result we now have a strong owner /user /design/construction team ready to move forward in the permitting, and demolition. The target completion date for the work is late November 2011 to allow the tenants and the Wheeler staff time to move and open for the holidays. The schedule is challenging, working within the central core, through tight reserved entertainment programs, and Food and Wine. The extended selection period for the restaurant operator added some time but we feel we're back on track. DISCUSSION: Aspen Constructors Incorporated was the unanimous selection by the evaluation team based on their approach, fee structure, Aspen core area experience, and historical buildings. Their efforts to date during the preconstruction design work have convinced us we made a good selection and we need to execute the next stage construction contract. The contract format is the AIA A195 Owner Contractor Integrated Project Delivery. We have worked with outside counsel as well as the City attorney in developing this procurement methodology, and have experienced superior results. 2 • FINANCIAL IMPLICATIONS: The overall targeted budget for the renovation, including design, staff costs, and other expenses was $2.4 million. The proposed overall GMP (Guaranteed Maximum Price) contract of $1,995,734.47 has met our budgetary expectations thus far, and is expected to be further perfected with the completion of mechanical design. The Phase 1 demolition GMP scope is $278,568.48. RESOURCE IMPLICATIONS: Proceeding with the CM /GC IPD process and executing the proposed contract saves time and money by moving the competitive process to the front of the delivery process. It also adds the contractor /builder expertise in developing more efficient means and methods. Phasing the work scope in the proposed fashion allows work to commence and occupancy to occur meeting the seasonal schedule. Postponement would increase alternate office rental expenses and eliminate rental revenues on the restaurant and retail spaces during most if not all of the 2011/2012 winter season. RECOMMENDATION: Staff recommends approval of the AIA A195 Owner Contractor Integrated Project Delivery contract for the Wheeler CM /GC for Phase 1 scope. ALTERNATIVES: The proposed CM /GC IPD project delivery approach is the only alternative to accomplishing the project goals on time. o on 4$ 2 PROPOSED MOTION: I move to approve the proposed AIA A195 Owner Contractor Integrated Project Delivery contract with Aspen Constructors Inc. CITY MANAGER COMMENTS: / ?€c.c vati2.04Q o rruvh2 ✓) X /r o c.c l-) .r N 7� yr cf¢daQi 75 2^ . G.2� • Attachments: r A- Copy of signed contract 3 RESOLUTION # 32- (Series of 2011) A RESOLUTION APPROVING AN AGREEMENT BETWEEN THE CITY OF ASPEN, COLORADO, AND ASPEN CONSTRUCTORS INC SETTING FORTH THE TERMS AND CONDITIONS REGARDING THE WHEELER OPERA HOUSE REMODEL AND AUTHORIZING THE CITY MANAGER TO EXECUTE SAID CONTRACT WHEREAS, there has been submitted to the City Council an agreement between the City of Aspen, Colorado, and Aspen Constructors Inc. the, a copy of which agreement is annexed hereto and made a part thereof. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That the City Council of the City of Aspen hereby approves that agreement between the City of Aspen, Colorado, and Aspen Constructors Inc. regarding the Wheeler Opera House remodel for the city of Aspen, a copy of which is annexed hereto and incorporated herein, and does hereby authorize the City Manager of the City of Aspen to execute said contract on behalf of the City of Aspen. Dated: Michael C. Ireland, Mayor I, Kathryn S. Koch, duly appointed and acting City Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado, at a meeting held, May 9, 2011. Kathryn S. Koch, City Clerk Steve Bossart ,, -From: Steve Bossart ent: Friday, April 22, 2011 12:34 PM 'Alison Baxter'; stevebo @ci.aspen.co.us. Subject: RE: 0901.5 Wheeler interior Alterations Mech Proposal Request approved. Thank you. From: Alison Baxter fmailto:alisonb©fmq- arch.coml Sent: Tuesday, April 19, 2011 1:48 PM To: stevebo(aci.asoen.co.us, Subject: 0901.5 Wheeler interior Alterations Mech Proposal Steve Attached please find a request for additional services to cover the redesign of the equipment and ductwork for the second floor. Please do not hesitate to call if you have any questions. Alison Alison Baxter, AIA Senior Associate a lisonb@msarchitectslIc.com 200 Forrestal Road, Suite 3A •-^princeton, NJ 08540 .. 609.681.2480, x 105 F: 609.681.2481 www.msarchitectslic.com a 1 Mills + Schnoering Architects, LLC Architecture - Historic Preservation This communication is intended only for the use of the individual or entity named as the addressee. It may contain information that is privileged and /or confidential under applicable law. If you have received this communication in error, please immediately notify us at 609.681.2480 or via return Internet email at admintemsarchitectsllc.com and expunge this communication without making copies. Mills + Schnoering Architects, LLC accepts no responsibility for any loss or damage from the use of this message and /or any attachments, including damage from viruses. 1 � April 18, 2011 Mr. Steve Bossart Project Manager Capital Asset Department City of Aspen 130 South Galena Street Aspen, Colorado 81611 Re: Wheeler Opera House Interior Alterations Project No. 0901.5 Dear Steve, Mills + Schnoering Architects, LLC (M +Sa) requests consideration of our proposal for additional services related to the replacement of the existing ductwork and unit serving the second floor of the Opera House. Our original fee was able to accommodate the City's request to replace the mechanical equipment in the kitchen mezzanine serving the first floor, as there were certain efficiencies to clearing out the mezzanine and starting with a clean slate. However, as the design has progressed, it appears that the mezzanine also accommodates equipment and ductwork serving the second floor; the design for this more complex replacement will require additional time. The proposed new scope includes equipment specification, duct layout, hydronic piping and control integration for the replacement of the second floor HVAC air - handling equipment and coordination. We propose to perform this work for a fixed fee of $6,250, half to be billed during Design Development and half during Construction Documents. We do not anticipate any increase to the other phases of the work. Reimbursable expenses for travel, reproduction, long distance communication, etc. will be invoiced at 1.0 times cost as under the base contract. Please do not hesitate to call if you have any questions. Sincerely, /IL Michael R. Schnoering, AIA Partner Cc: Alison Baxter, AIA P: \09 \01 Wheeler Opera House Expansion \ Correspondence \ Client \ Letters \Bossart-Proposal HVAC Mezz 041811.doc !R€G roup Resource Engineering Dana Ganssle Rowland + Broughton Architecture and Urban Design 970.544.9006 dana@rowlandbroughton.com April 15, 2011 Contract Amendment B: Wheeler Renovation- Tenant Improvement MEP Design Dana: Per your request, I am writing to define additional scope and fee for the tenant improvements at the Wheeler Opera House. Per the Owner's direction, our original scope and fee did not include design time for the tenant improvements required for the restaurant, bar, kitchen and retail spaces located on the first floor. To address this additional design time and complexity we propose the following scope of work and fee as an amendment to our existing contract: Scope of Work • Provide mechanical, electrical and plumbing (MEP) engineering for the tenant improvements. This includes the restaurant, bar and retail spaces. • Specification of kitchen ventilation systems. • Construction assistance (CA) for kitchen and retail spaces, including two site visits. ° • Electrical power plans for tenant spaces, including coordination with the lighting plans. • Plumbing plans (including kitchen specific issues) for tenant spaces. • Permit documents for tenant spaces, including Comcheck. • This work will be in addition to the scope of work as previously defined in our existing contract and will comply with the requirements of that contract. Fee: We propose to perform this as a fixed fee with the following split: design fee of $15,000 ($5,000 billed during DD and $10,000 billed during CD), and $6,000 for construction assistance. Please have this letter signed and dated by the appropriate party to serve as an addendum to our existing contract. Sincerely, / August Hasz, P.E. Approved: Signer Title Date P.O. Box 3725 • Crested Butte CO 81224 USA • tel (970) 349 -1216 fax (970) 349 -1218 • info @reginc.com • www.reginc.com x h f W r V y c rowland +broughton v architecture and urban design = Q O D y C to mt 15 April 2011 o o jO m Jeff Pendarvis 3 ; Steve Bossart City of Aspen Capital Assetts ° _. o CO Steve .Bossart@ci.aspen.co.us g at o Jeff.Pendarvis @ci.aspen.co.us o 0 N Re: Wheeler Restaurant Tenant Improvement — Architectural Agreement -0; a - o oo LT, Dear Jeff and Steve, W . A C W A Jm CO Thank you for the opportunity to present you with a Letter of Agreement for the tenant improvement scope of 7 0 work for the Wheeler Restaurant. 3 " - — '0 W O Deliverables and Scope of Work - Scope of work below includes meetings with the City and tenant and w coordination with consultants. Scope of work also includes weekly site meetings during construction. co r � V Pre - Design by April 18, 2011: N W • Pre - Application with Building Department Sufficiency Review with Engineering Department • • Egress Path Diagram • Occupancy Load Diagram - DRAFT Permit Application by June 7, 2011 • Required Documentation: • Architectural Drawings including existing plans, proposed plans, existing and proposed reflected ceiling plans, existing and proposed power plans, interior elevations, door and window schedules, finish schedule, plumbing schedule • Demo Drawings • Structural Letter • Asbestos Results • Lift Information • Occupancy Load Diagram • Forms and Paperwork • MEP Drawings • Kitchen Plans and Equipment Cut Sheets • Environmental Health Submissions • RCP and ComCheck • Copy of all City Approvals — City of Aspen responsibility Letter of Approval from Building Owner Construction Documents by July 29, 2011 • Architectural Drawings including existing plans, proposed plans, existing and proposed reflected ceiling plans, existing and proposed power plans, interior elevations, door and window schedules, finish schedule, plumbing schedule, details including lift Building Information Sheet including Environmentally Friendly Goals • • Design, Schedules and Specifications including hardware, finishes, lighting, plumbing • MEP Drawings Page 1 of 3 Wheeler Restaurant Architectural Agreement 15 April 2011 • Kitchen Plans and Equipment Cut Sheets • Furniture Specifications — please note that furniture ordering will be completed by the tenant Professional Fee The professional services described in this document will be provided for a fixed fee of $78,500.00 plus the cost of reimbursable expenses. The following rates are based on today's proposal date and can be subject to change after six months from today. Schedule of Hourly Rates: Principal $205.00 Associate $175.00 Sr. Project Manager $140.00 Project Manager $130.00 Project Architect $120.00 Project Coordinator $95.00 Designer $75.00 Consultants There are several consultants required for this work and their fees are listed below. Each consultant will submit a more detailed proposal. KL&A - Structural Engineer — No Charge Katz Company - Kitchen Consultant — No Charge Resource Engineering Group — MEP Engineering - $21,000.00 Schedule • Pre - Design by April 18, 2011 • Permit Application by June 7, 2011 • Construction Documents by July 29, 2011 • Construction Administration starting July 15, 2011 through December 31, 2011 Instruments of Service Drawings, specifications and other documents, including those in electronic form, prepared by us and our consultants are Instruments of Service for use solely with respect to this project. Rowland +Broughton and its consultants shall be deemed the authors of their respective Instruments of Service and shall retain common law, statutory and other reserved rights, including copyrights. Assignment The Owner and Architect, respectively, for and in good and valuable consideration, the sufficiency of which hereby is acknowledged by the Parties, agree that the above - referenced Agreement involves a relationship for services which are sufficiently unique and personal that neither party wishes the other to be able to assign their rights and obligations without the written consent of the other. Insurance The Architect shall maintain the following insurance for the duration of this Agreement. If any of the requirements set forth below exceed the types and limits the Architect normally maintains, the Owner shall reimburse the Architect for any additional cost: o Professional Liability $2, 000, 000.00 Each Claim / $2,000,000.00 Annual Aggregate Agreed Remedy To the fullest extent permitted by law, the total liability, in the aggregate, of Architect and Architect's officers, directors, employees, agents, and consultants to Client and anyone claiming by, through or under Client, for any and all injuries, claims, losses, expenses, or damages whatsoever arising out of or in any way related to the Architect's services, the Project or this Agreement, from any cause or causes whatsoever, including but not limited to, negligence, strict liability, breach of contract or breach of warranty shall not exceed the total compensation received by the Architect under this Agreement, or the total amount of $100,000.00, whichever is greater. Page 2 of 3 Wheeler Restaurant Architectural Agreement 15 April 2011 Payments to Rowland +Broughton Payment for fees and expenses are normally billed monthly and shall be due upon receipt of Rowland +Broughton's invoice. Disputes or questions regarding an invoice shall be brought to Rowland +Broughton's attention within ten days following receipt of invoice, and shall not be cause for withholding payment for the undisputed portion of the invoice. A service charge of 1.5% per month, in addition to reasonable collection expenses, shall be added to balances unpaid 30 days after invoice date. Rowland +Broughton reserves the right to suspend or terminate its services, or withhold its Documents and /or Data without notice, if payment in full is not received within 30 days after invoice date, of which Rowland +Broughton shall not be held liable for any claims or losses that may result there from. In the event Rowland +Broughton commences any arbitration or litigation, including the filing of a mechanic's lien foreclosure action, in order to collect any fees owed by client to Rowland +Broughton, then Rowland +Broughton shall be entitled to recover all costs of collection, including attorneys fees, in the event Rowland +Broughton prevails in recovering any such fees. Reimbursable Expenses The following Reimbursable Expenses incurred by Rowland +Broughton in connection with the Project are not included in the Fee, unless specifically stated in the Agreement: Authorized transportation and out -of town living expenses; voice and data telecommunications; reproduction, shipping and delivery of drawings, specifications, CAD plots and other documents; renderings, models and photography; sales and other transactional taxes; and shall be billed at 1.15 times the amounts invoiced to Rowland +Broughton, or where incurred as in -house costs, at Rowland +Broughton's standard rates, unless otherwise stated in this Agreement. Vehicular travel will be billed as a reimbursable expense at the current federal standard mileage rate. Agreement: This proposal is being provided also as an agreement between the parties as to the scope of work and compensation to be rendered on your behalf and to initiate work. If this proposal suits your needs, please sign below and return. We are looking forward to working with you on this project! Please be in touch with any questions. Sincerely, Sarah Broughton, AIA I have read this proposal and agree to the scope and fees outlined. • Jeff Pendarvis or Steve Bossart Date Sarah Broughton, AIA Date Page 3 of 3 Site Visit: June 13, 2011 Report Written: June 16, 2011 Wheeler Opera House Restoration 320 East Hyman Avenue, Aspen, CO 81611 General Contractor Owner Aspen Constructors City of Aspen Ryan Kottyan Scott Miller 970 - 309 -0436 970- 920 -5085 rkottyan @aspenconstructors.com scott.miller @ci.aspen.co.us Mason Contractor Masonry Consultant Capital Masonry Rocky Mountain Masonry Institute Dan Difiore Diane Travis 970 - 309 -0960 303 - 893 -3838 Difiore911 @aol.com dianet @rmmi.org The construction team for the restoration of the Wheeler Opera House contacted me asking for my advice on their restoration efforts. I agreed to drive to Aspen for a job site visit on June 13, 2011. The Opera House is in remarkably good shape for a building that is 130 years old. It is a load- bearing masonry building built of Colorado sandstone and multiple wythes of brick. The primary facades (on Mill Street and Hyman Avenue) are clad in red sandstone. The west and the alley facades are built of red brick. Interior partitions are also brick bearing walls. Efflorescence on the exterior walls All of the exterior walls were stained with a powdery white residue that is a result of water passing through the walls. This chalky white efflorescence staining the exterior walls will be an on -going problem until you figure out a way to keep the walls bone dry. Water is probably getting in at the parapet caps, at the window sills, at the wide, deteriorating stone water table course and through absorption from the soil. A few open mortar joints also need to be repointed. s ` - 1 `S c. Stone sill is spalling The course of stone is falling apart. A metal cap can protect soft stone You might be wise to stain the interior face of these efflorescence -prone walls with a translucent white stain that will still allow the walls to breathe but will lighten the walls and will hide future efflorescence. Call Steve Homolka of Brick Imaging for advice here. www.brickimaging.com Metal flashing can help wherever the stone has horizontal exposure (caps and sills). Below grade you need to repoint the joints at the outside face of the wall and then paint on a thick coat of bitumen tar to protect the wall from the water that soaks through the sand surrounding the brick pavers in the sidewalk. You also need to re -slope the sidewalk to encourage water to shed away from the building. Only one of the many stone window sills is spalling. Although the metal flashing is required at the water table course, I think a consolidant could save the stone sill and keep it looking like its neighbors. ProSoCo makes a consolidant called OH Conservare. It strengthens natural stone and replaces the binders that have been stripped away with age. Contact Ed Nagel of ProSoCo to see if Conservare would be an appropriate fix for this sill. 720 - 490 -5922 or edn @nagelandassociates.net . Deterioration in the sandstone water table course above the first floor The deep horizontal ledge in the water table course between the first and second floor is significantly deteriorated. I am guessing that this smooth, even - colored orange stone is Manitou Sandstone from the quarries near Colorado Springs. This stone is no longer available so replacement is not an option. I suggest that you protect this fragile stone by installing a copper flashing above it. The back edge of this flashing should die into a slot ground into the stone wall and filled with sealant. The front edge of this flashing should be bent into a %3" drip edge. Control joint? Although flexible sealant joints are not historically accurate, this building has already cracked in a vertical line that starts at the right hand side of a wide window on the Mill Street facade. Because this crack in the wall is probably quite deep, if you repair this crack with mortar, it will simply crack again. If you grind the joint out 3/8" wide and 1" deep, you can install backer rod and sealant here. The flexible sealant will allow the building to move without cracking and will thus keep moisture out of the wall. .SE j Crack in the wall needs backer rod & sealant Infill panel next to the stairs should be made of brick, block or stone. Masonry Infill at the Exterior Stair The emergency exit stair along the Mill Street Facade is actually in pretty good condition. You need to be sure that the drain at the bottom of the stair is not clogged and you need to replace the wood paneling under the windows with a masonry infill. I don't care if the infill is made of brick or block or stone but it should NOT be wood. Choose a material that is long lasting and that moves the same way the rest of the wall moves in response to changes in temperature. Tuckpointing There are flaws in the mortar joints at both the outside face and the inside face of the wall. You should match the original soft high -lime mortar recipe. Ideally, you should use round river sand if you can locate a source. Use old- fashioned Portland /lime /sand mortar. Do NOT use masonry cement or mason's mix. Do not use additives. Someone mentioned that tuckpointing done in the 90s used a hard mortar mix and the wall is rejecting these inappropriate lines of mortar. If they are falling out of the wall, you should remove them and repoint them. Also, if you are seeing hairline cracks surrounding the repointed joints, this is a sign that they will fail soon. Grind them out and repoint them. If the joints look sound, leave them alone. Running a key over a horizontal joint (with firm pressure) is one way to determine whether or not the joint needs to be replaced. If you see white flakes of mortar jumping out of the joint, repoint it. The team found wood blocking that was originally used to nail the furring and lath to the wall. You can pull these pieces of wood out of the wall or you can leave them in. They are not structurally significant. If you pull them out, repoint the gaps in the mortar joints. Beam pockets and parge coating on brick interior bearing walls There are beam pockets near the floor which once held floor joists. It is acceptable to fill these gaps with mortar mix. If you plan to cover the interior partitions with furring and drywall, don't bother to remove the parge coating of plaster on the brick. It is not harmful and it will not be visible. Infill where the old sewer pipe was removed There is an 8" wide vertical slot in the exterior wall that once held a sewer drainage pipe. You need to infill this slot with materials that are as similar as possible to the original wall. Use saw -cut cubes of sandstone that will fill the gap with only a 3/8" to' '4" wide mortar joint on the back and both sides. Do not attempt to tooth this into the rest of the wall. Lay the sandstone with bedding planes laid horizontal. Sagging wood lintel above a 6' wide window I saw a 2" thick wood lintel above the high windows near the southeast corner of the building. This lintel was visibly sagging from the weight of the wall above it. Using jacks to raise the floor joists and cutting a slot in the wall, you might be able to slide in a loose 6 x 6 or an 8 x 8 steel angle to help this sad little piece of wood hold up the building. Be sure to get input from your structural engineer on this. You also need to repoint the mortar joints at both ends of this lintel. They are totally void at present. Water repellent coating for exterior stairs I am not a big fan of topically applied water repellents for pavers or stairs because foot traffic just wears away the coating. Consolidants, however, can soak into the stone to provide long lasting water repellency while maintaining breathability. Talk to ProSoCo about the possibilities. Hand rail for exterior southeast stairs New codes require handrails at exterior stairs. Presently, the southeast stair at the Wheeler is grandfathered out of this requirement but if you do any significant repairs, you will have to add a handrail. If you need to acid a handrail, keep it as minimal as possible so that it does not interfere with the original design of the building. Although I originally said that you should set the handrail into a hole drilled into the stone and filled with non - shrink grout, I have changed my mind about that detail. After studying the handrails outside our office I have concluded that the least intrusive solution is to weld a 4" x 4" plate at the bottom of the post and use expansion bolts to connect this plate to the stone slabs. Opening up new windows in the exterior wall (alley side) The easiest (cheapest) way to open up a new window in an existing brick load- bearing wall is to install a pair of steel angles in slots cut in the bed joints at the window head. If the wall is 12" thick, use 6 x 6 angles, one from the outside face of the wall and one from the inside face. Bolt the angles together with thru -wall bolts that have the bolt on the outside face of the wall and the nut on the interior. The lintels should have generous bearing points on both jambs. Use galvanized steel that is also protected with rust - resistant paint. These new lintels will be exposed to view but they look kind of industrial and cool. Strip paint from historic masonry walls Although I did not see any painted walls at the Wheeler Opera House, someone on the team asked what products I recommend to strip paint from historic walls. I always recommend chemical strippers and advise against sandblasting or water blasting, both of which can damage historic walls. The chemical strippers are sensitive to temperature and they work better in warm weather. My favorite stripper is Peel Away because it has a formula specifically designed for masonry. Also, it goes on as thick goo that clings to vertical surfaces. Then you cover the goo with paper- backed plastic which keeps the mixture from evaporating. When the chemicals have done their job (1 to 3 days), you peel off the paper and most of the paint peels away with it. This greatly simplifies clean up of lead -based paints, a common problem with historic buildings. Someone asked about residue that clings to the masonry after stripping. I am guessing that you need to hire a crew that is familiar with Peel Away products. Rob Canum who worked for Peel Away for years has recently set up his own stripping company. He knows how to get the most from their products. Contact him at stripman55 @aol.com . Diane Travis Technical Director Rocky Mountain Masonry Institute / CHANGE cortraBEtOBS. z ORDER OWNER X CONTRACTOR ARCHITECT BANK PROJECT: Wheeler TI - Phase 1 CHANGE ORDER NUMBER: 1 DATE: 6/7/2011 CONTRACTOR: ARCHITECT'S PROJECT NO: 21024 ASPEN CONSTRUCTORS INC. CONTRACT DATE: 5/9/2011 319 A.B.C. SUITE GH ASPEN, COLORADO 81611 CONTRACT FOR: Phase 1 Demo The contract is changed as follows: Coordination and scheduling of Rocky Mountain Masonry Institute per CofA directive to review, inspect and report on masonry condition at the Wheeler Opera House to provide professional recommendations related to the Global Remodel project. Phase 1 Cost Code 01 -260 (No 8.5% P&O added) $2,200.00 ACI Management of above - (3) PM hours @ $70 /hr + (3) Superintendent hours @ $65 /hr + 8.5% P &O $439.43 ** *NOTE Credit /Increase to be provided following reciept of RMMI Rep's meal and lodging expenses (est. at $200) Net Change Amount $2,639.43 Not valid until signed by the Owner, Architect and Contractor. The original Contract Sum was $278,568.48 Net change by previously authorized Change Orders $0.00 The Contract Sum prior to this Change Order was $278,568.48 The Contract Sum will be increased (unchanged) by this Change Order in the amount of $2,639.43 The new Contract Sum including this Change Order will be.... $281,207.91 The Contract Time will be unchanged by ( 0 ) days. The date of Substantial Completion as of the date of this Change Order therefore is 1- Jul -11 Aspen Constructors Inc. City of Aspen - c/o Mr. Jeff Pendarvis '`y CONTRACTOR OWNER x ' °a 319 A.B.C. Suite GH 320 East Hyman Avenue • • CO 81611 address admen Aspen, CO 81611 Wheeler Opera Ho se BY: Ryan N. 7Cottyan (signed digitally) BY — t, c . DATE June 9, 2011 DATE: July 9, 2011 Page 1 of 4 Ryan Kottyan From: Diane Travis [Dianet @mimi.org] Sent: Tuesday, June 07, 2011 9:54 AM To: Dan Difiore; Ryan Kottyan; Scott.Miller @ci.aspen.co.us Cc: Nancy Partridge Subject: RE: WHEELER TI - Rocky Mountain Masonry Institute Dan /Scott /Ryan- 1 just made my reservation at the Molly Gibson. Thanks for the tip. They gave me a good room rate. I plan to leave Denver Monday morning, June 13th and hope to get to Aspen for lunch. Let's meet at the Wheeler Opera House at 2:00 pm on Monday for the site visit. If that does not work well for the team, we could meet later Monday afternoon or first thing Tuesday morning. It is your choice. Please invite all interested parties to join us for the site visit. I can pick up a check for $2000 when I see you on site. Make the check out to Rocky Mountain Masonry Institute. We will send you a final bill (for the hotel and meals) along with the written report. I expect the final bill to be less than $200. Can 1 have a cell phone number for somebody on the team? I might need to call you if I run into unforeseen travel problems. The news is full of warnings about spring run -off issues like falling rocks and flooding. I am not anticipating problems but 1 want to be able to contact you if I do encounter issues. My cell phone is 303 -250- 8098. Diane Travis, LEED AP Technical Director • Rocky Mountain Masonry Institute 686 Mariposa Street, Denver, CO 80204 Phone: 303- 893 -3838 Fax: 303 - 893 -3839 E -mail: dianet @rmmi.org Web: www.rmmi.org From: Dan Difiore [mailto:difiore911 @aol.com] Sent: Monday, June 06, 2011 7:30 PM To: Diane Travis Subject: Fwd: WHEELER TI - Rocky Mountain Masonry Institute Diane June 13/ 14 sounds like the dates. Do we need to send a check or pay you when here? Sent from my iPhone Begin forwarded message: From: "Ryan Kottyan" < rkottyan @aspenconstructors.com> Date: June 6, 2011 4:23:06 PM MDT 6/9/2011 Page 2 of 4 To: <difiore911@aol.com> Subject: FW: WHEELER TI - Rocky Mountain Masonry Institute Dan, Please schedule RMMI for June 13/14 and have her contact the hotels below for the best deal. The City wants to pass on the seminar at this point. Thanks, Ryan From: Scott Miller [ mailto :Scott.Miller @ci.aspen.co.us] Sent: Monday, June 06, 2011 3:55 PM To: Ryan Kottyan; Steve Bossart; Jeff Pendarvis; Scott Wilson; Dana Ganssle; Sarah Boughton forward; Mike Bassi Subject: RE: WHEELER 11 - Rocky Mountain Masonry Institute Let's go ahead and use RMMI's services. The city doesn't have a preferred hotel, but our guests usually get good pricing at: • Molly Gibson 1- 888 - 271 -2304 • Mountain Chalet 1- 888 - 925 -7797 As far as hosting a seminar, the cost of hosting and administrating a seminar is probably much more than $200, so let's pass on that. Scott Millet Capital Asset Director The City of Aspen Phone:970.920.5085 Fax: 970.920.5119 scot miller@ci.aspen.co.us From: Ryan Kottyan [ mailto :rkottyan @aspenconstructors.com] Sent: Monday, June 06, 2011 3:34 PM To: Steve Bossart; Jeff Pendarvis; Scott Wilson; Scott Miller; Dana Ganssle; Sarah Boughton forward; Mike Bassi Subject: WHEELER TI - Rocky Mountain Masonry Institute ACTION — Review, respond Team, Please see info below. Steve B emailed over the weekend saying "yes" to moving forward with RMMI's site visit and report. To limit expenditures, does the City have any lodging deals in town where we could send Diane? Also, can we agree to schedule the seminar she mentions below to reduce the $2k by $200? This would likely offset the cost of her hotel and dinner... Thanks, Ryan From: Dan Difiore [mailto:difiore911 @aol.com] Sent: Monday, June 06, 2011 11:37 AM To: Ryan Kottyan 6/9/2011 Page 3 of 4 Subject: Fwd: Job Site Visit to Aspen Sent from my iPhone Begin forwarded message: From: "Diane Travis" <Dianet@a rmmi.org> Date: June 6, 2011 10:33:42 AM MDT To: <difiore911 c@aol.com> C41fltio -pM is,.j r ( ij Cc: "Nancy Partridge" <nancy @rmmi.org >, "Michael Schuller" <mschuller a,ana- usa.com> Subject: Job Site Visit to Aspen Dan— Thanks for the call about a job site visit to assess the work that needs to be done at the Wheeler Opera House in Aspen. RMMI charges $200/hour or $1000 /day for my consulting services. (The check goes to Rocky Mountain Masonry Institute, not me). Since it is such a long drive, we need to count on a 2 -day job. The first day I will drive to Aspen and visit the site in the afternoon. The next day I will drive home and write up the report. Since this is an ovemight trip, you would also have to pay for meals and a room for the night. If the City has a deal with one of the local hotels, let them make the reservation and I will be happy with whatever accommodation they choose. I would be happy to make the trip but timing is an issue because I will be on vacation in Montana June 28 -July 14. I have 2 windows of opportunity in June: June 13 and 14 or June 22 and 23. If you are willing to wait till I get home from Montana in July, the schedule is pretty open. Name your date in the last 2 weeks of July and I can probably make it. I always encourage folks to have all interested parties attend the job site visit. That way they can bring up a question and everybody hears the answer at the same time. It helps prevent future squabbles if we all start on the same page. It would be appropriate to have the Architect, the Owner, the Building Inspector, the General Contractor and the Mason Contractor there. If people from the local Historic Preservation Board want to attend, that would be fine, too. I give seminars on "Diagnosing Masonry Failure" for Saving Places, the annual convention of Colorado Preservation, Inc., so I am used to speaking to groups. I am pretty good at evaluating old brick and stone buildings and can give advice about flashing and tuckpointing. If, however, you suspect structural issues, you should call Atkinson -Noland in Boulder. They are structural engineers and they have sophisticated testing equipment for non - destructive analysis of historic buildings. Their phone number is 303 - 444 -3620. I put their e -mail address on the CC line above. Diagonal stair -step cracks and bulging, out -of -plane walls are clues that you might have structural issues and should call an engineer, not me. 6/9/2011 o r Sys { M +Sa COPY • Pill 1`,„ e � _ Document G802TM - 2007 Amendment to the Professional Services Agreement Amendment Number: 006 T0: Steve Bossart (thvtrer or Q1leter's Representative) In accordance with the Agreement dated: January 12, 2009 BETWEEN the Owner: (Name :and address) _1Cityo,£Aspen 130 South Galena Street Aspen, CO 81611 andthe Architect: .(Name and address) ' Mills + Schnoering Architects, LLC '200 Forrestal Road, Suite 3A ;Princeton, NJ 08540 for the Project: (Name and address) M +Sa # 0901.5 Wheeler 1--Iousc Expansion 320 East Hyman Avenue Aspen, CO 81611 Authorization is requested to proceed with Additional Services. ® to incur additional Reimbursable Expenses. As follows: Customized tenant fitout and multiple permit submissions. See attached Proposal dated May 16, 2011 The following adjustments shall . be made to compensation and time (Insert provisions in accordance with the Agreement, or as otherwise agreed by the parties) Compensation: '- Compensation shall be a Fixed Fee of Ninety One Thousand, Five Hundred Dollars (591500) plus reimbursable expenses at 1.0 times cost. Compensation shall be hourly to investigate existing stair. HPC/P &Z /Council (if required) - Hourly rates at standard rates. Time: Services will be completed by January 1, 2012 AIA Document G802 —2007 (formerly G606TM — 2000). Copyright © 2000 and 2007 by The American Institute of Architects. All rights reserved. WARNING: This AIA Document Is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA Document, or any portion of it may result In severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This . document was produced by AIA software at 15:06:54 on 05/17/2011 under Order No.9870143667_1 which expires on 09/12/2011. and is not for resale. User Notes: (1918120275) • SUBMITTED : AGREED TO: \\ �/. arri es /YSP�N (Sign r>ElNre) (Signature) Michael R. Schnoering, AIA, Partner ' w2..4) IS.553Aarr 'a . �' �'�ww- < 7' l A. .. t (Printed fame and tide) (Printed name and title) 0 611.(1 s"S,. II (Date) (Date) • • • 1 • AIA Document G802Th — 2007 (formerly G606Tz — 2000). Copyright ® 2000 and 2007 by The American Institute of Architects. All rights reserved. WARNING: Thia Ale Document Is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA Document, or any portion of It, may result In severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This 2 document was produced by AIA software at 15:0654 on 05/17 /2011 under Order No.9870143667 1 which expires on 09/12/2011, and is not for resale. User Notes: (1918120275) • 0 1 ti 11 r Miele + Sahnoeing Architects, LLC Architecture -r Hia`;uee Preece alien Address May 16, 2011 200 Forrestal Road, Suite SA • Princeton, NJ 08540 Mr. Steve Bossart Project Manager Te lephone Capital Asset Department 609.681.2480 City of Aspen 130 South Galena Street Facsimile Aspen, Colorado 81611 • 609.681.2481 Re: Wheeler Opera House Interior Alterations Web _ Project No. 0901.5 www.msarchitectsllc.com • • Dear Steve, Partners Michael J. Mills. FAIA Mills + Schnoering Architects, LLC (M +Sa) requests consideration of our proposal NJ License itA1008229 for additional services related to the more extensive work required for a • AIA complete tenant fit -out of the restaurant and retail spaces at the Wheeler Opera Michael R. SN,ncerng. NJ Ucenso ita.I012t64 House and for some additional exterior work. • Anne E. Weber, FAIA Our original base proposal included professional services for interior renovations Meredah Arms Bzdak, PhD to both the basement Wheeler administrative and support spaces and for first floor tenant spaces. Several changes to the original terms of the contract have • created the need for additional services. Senior Associates Alison L. Baxter. alA. • It was assumed that the tenant spaces would involve only minimal changes to layout, finishes and systems particularly in the bar and kitchen. The City had agreed to provide the tenant(s) with a basic • Associates interior shell, while the tenant(s) would be responsible for any required L__ Anelle D!Sisto, NA, LEED AP customization, special finishes, equipment and furniture. Christa J. Galfigae. AA LEED AP • It was also assumed that the design and construction work for the first floor would be done simultaneously with that in the basement for the Wheeler administrative and support spaces, including permit • applications. The final tenant selection is now complete. To simplify coordination and construction as we move forward, it would be desirable for the City to provide the special design work to customize each of the individual spaces using the same team already in place for the base project. This approach would involve the following additional scope of work not originally part of our proposed design • services. For a more complete description please see the attached proposals from Rowland + Broughton (R +B) and Resource Engineering Group (REG). 1. Assistance with the negotiation and preparation of lease agreements for the tenants including lease exhibits. 2. Design and coordination to comprehensively develop and detail a customized layout for each tenant including all architectural components and MEP systems. 3. Separate meetings with each tenant to review progress and design decisions. 4. Code review and documentation for the tenant spaces. 5. Coordination of design, systems and code among all the proposed users. 6. Review of each tenant's proposed design with the City to obtain approvals. 7. Multiple submissions for building permits. This includes separate demolition and construction permits for each user group space the restaurant, the retail space and the Wheeler basement space. 8. Construction administration including separate site visits, progress meetings, review of pay applications, punchlists and response to contractor questions to cover each of the Individual tenants. Additionally the City has asked us to explore some envelope and exterior issues at the Wheeler and to propose design solutions. These issues include: • Addressing the issue of water infiltration beneath the entry stairs which will likely involve the reconstruction of the existing stone and the installation of handrails. It is assumed that no additional structural work will be required to perform an investigation and detail any waterproofing and the reinstallation of the steps. • Incorporating snow melt at the sidewalks around the building is not included at this time. We propose to use Rowland + Broughton and Resource Engineering Group to assist in this work. At this time we do not anticipate that any structural or acoustics consulting will be required. No additional time will be required from Katz, the kitchen consultant. M +Sa will continue to serve as team leader for the project, providing project oversight, administrative support, design review and historic building issue review including design for the new steps. We propose to perform this work for the following fees: Tenant Fitout Fixed Fee of $91,500 Exterior Improvements Hourly for the investigation of conditions only. Fixed fee to be determined after the scope is better understood. Reimbursable expenses for travel, reproduction, long distance communication, etc. will be invoiced at 1.0 times cost as under the base contract. Please do not hesitate to call if you have any questions. Sincerely, Michael R. Schnoering, AIA Partner Cc: Alison Baxter, AIA Attachments P: \09 \01 Wheeler Opera House Expansion \ Correspondence \Client \ Letters \Bossart Proposal Tenant Fit -out 051611.docx p • y �U = p M M ti 2 r rowland +brow hton a b" " architecture and urban design t m 7 a DI 16 May 2011 m 7' $o - ri Mike Schnoering a H Mills + Schnoering Architects, LLC a 2 200 Forrestal Road, Suite 3A o c Princeton, NJ 08540 ;g Et m m;, Re: Wheeler Restaurant Tenant Improvement — Additional Services ®N + f N t y + Dear Mike, a p Pp • co C Ca Thank you for the opportunity to present you with a proposal for additional services for the coordination and t? o assistance of the tenants for the Wheeler Opera House tenant finish. These additional services listed below == build on the base contract which is to provide a vanilla box to the tenants of both the Art Gallery Retail Space 3 and the Restaurant. These additional services allow the spaces to be completed through construction with the selected tenants to ensure that there is full documentation and coordination between all the parties. Co Deliverables and Scope of Work - Scope of work below includes meetings with the City and tenant and m co coordination with consultants. caw N Lease Negotiations • Review and edits of lease agreements. • Creation of lease exhibits. • Preparation of separate permit packages and construction documentation for the Retail Space, Restaurant and Basement. Lease Scope - Restaurant • Coordination of architectural drawings for Landlord approval. • Coordination of punch list for Landlord prior to tenant occupation. • Specification and coordination of finish material selections and preparation beyond the base vanilla box finishes. • Coordination of kitchen specifications for infrastructural upgrades. Lease Scope - Retail • Coordination of architectural drawings for Landlord approval. • Coordination of punch list for Landlord prior to tenant occupation. • Specification and coordination or finish material preparation, i.e. flooring and wall finishes. Demolition Permit Application on or around 26 May 2011 for both tenant spaces (this is based on the spaces being vacated on 6 June 2011). Permit Application on or around 21 June 2011 for both tenant spaces • Assemble and prepare required documentation for both tenant spaces: o Architectural Drawings including existing plans, demo plans, proposed plans, existing and proposed reflected ceiling plans, existing and proposed power plans, interior elevations, door and window schedules, finish schedule, plumbing schedule o This scope overlaps both the City of Aspen and the tenant scopes. R +B will serve as a mediator and keep the tenant on task for compiling the appropriate documentation. o City of Aspen Scope: Page 1 of 4 Wheeler Restaurant Architectural Agreement 16 May 2011 • Occupancy Load Diagrams • Egress Diagrams • Repair of building infrastructure: threshold and entry stair • MEP Drawing Coordination of any base building upgrades Construction Documents by 25 July 2011 • Coordination between tenant design and code requirements. • All final coordination with tenants to ensure proper documentation of the spaces. Construction Administration, 15 July 2011- 31 December 2011: • One site meeting a week during construction. There is added time for this weekly site meeting for multiple tenant spaces and the phasing of the overall project. • Review of contractor pay applications. Each space will have their own pay application for review. • Issuance of RFI and ASI as required. Each space will require their own paperwork to be processed. • Separate punch list for each tenant space and one punch list follow -up meeting. Restaurant TI, Coordination and Documentation to ensure a well coordinated vanilla box with all rough - in planned for final build -out by tenant: Schematic Design, through 31 May 2011: • Three design meetings. • Refinement of the restaurant layout. • Interior elevations. • On -going coordination with consultants. Design Development, through 21 June 2011: • Five design meetings. • Interior elevations. • On -going coordination with consultants. Construction Documents, through 25 July 2011: • Three design meetings. • Architectural Drawings, ready for construction including o Proposed Floor Plan o Proposed Dimension Plan o Proposed Furniture Plan o Proposed Reflected Ceiling Plan o Proposed Power Plan o Interior Elevations o Interior Details as required • On -going coordination with consultants. Professional Fee The professional services described in this document will be provided for a fixed fee of $63,500.00 plus the cost of reimbursable expenses. The following rates are based on today's proposal date and can be subject to change after six months from today. Schedule of Hourly Rates: Principal $205.00 Associate $175.00 Sr. Project Manager $140.00 Project Manager $130.00 Project Architect /Designer $120.00 Project Coordinator $95.00 Designer $75.00 Page 2 of 4 Wheeler Restaurant Architectural Agreement 16 May 2011 Consultants The following consultants are required for this scope of work. There is a separate contract for this scope of services. Resource Engineering Group — MEP Engineering and ComCheck for lighting Schedule • Pre- Design by 18 April 2011 • Demo Permit Application on or around 26 May 2011 • Permit Application on or around 21 June 2011 • Construction Documents by 29 July 2011 • Construction Administration starting 15 July 2011 through 31 December 2011 Instruments of Service Drawings, specifications and other documents, including those in electronic form, prepared by us and our consultants are Instruments of Service for use solely with respect to this project. Rowland +Broughton and its consultants shall be deemed the authors of their respective Instruments of Service and shall retain common law, statutory and other reserved rights, including copyrights. Assignment The Owner and Architect, respectively, for and in good and valuable consideration, the sufficiency of which hereby is acknowledged by the Parties, agree that the above - referenced Agreement involves a relationship for services which are sufficiently unique and personal that neither party wishes the other to be able to assign their rights and obligations without the written consent of the other. Insurance The Architect shall maintain the following insurance for the duration of this Agreement. If any of the requirements set forth below exceed the types and limits the Architect normally maintains, the Owner shall reimburse the Architect for any additional cost: o Professional Liability $2, 000, 000.00 Each Claim / $2,000,000.00 Annual Aggregate Agreed Remedy To the fullest extent permitted by law, the total liability, in the aggregate, of Architect and Architect's officers, directors, employees, agents, and consultants to Client and anyone claiming by, through or under Client, for any and all injuries, claims, losses, expenses, or damages whatsoever arising out of or in any way related to the Architect's services, the Project or this Agreement, from any cause or causes whatsoever, including but not limited to, negligence, strict liability, breach of contract or breach of warranty shall not exceed the total compensation received by the Architect under this Agreement, or the total amount of $100,000.00, whichever is greater. Payments to Rowland +Broughton Payment for fees and expenses are normally billed monthly and shall be due upon receipt of Rowland +Broughton's invoice. Disputes or questions regarding an invoice shall be brought to Rowland +Broughton's attention within ten days following receipt of invoice, and shall not be cause for withholding payment for the undisputed portion of the invoice. A service charge of 1.5% per month, in addition to reasonable collection expenses, shall be added to balances unpaid 30 days after invoice date. Rowland +Broughton reserves the right to suspend or terminate its services, or withhold its Documents and /or Data without notice, if payment in full is not received within 30 days after invoice date, of which Rowland +Broughton shall not be held liable for any claims or losses that may result there from. In the event Rowland +Broughton commences any arbitration or litigation, including the filing of a mechanic's lien foreclosure action, in order to collect any fees owed by client to Rowland +Broughton, then Rowland +Broughton shall be entitled to recover all costs of collection, including attorneys fees, in the event Rowland +Broughton prevails in recovering any such' fees. Page 3 of 4 Wheeler Restaurant Architectural Agreement • 16 May 2011 Reimbursable Expenses The following Reimbursable Expenses incurred by Rowland +Broughton in connection with the Project are not included in the Fee, unless specifically stated in the Agreement Authorized transportation and out -of town living expenses; voice and data telecommunications; reproduction, shipping and delivery of drawings, specifications, CAD plots and other documents; renderings, models and photography; sales and other transactional taxes; and shall be billed at 1.15 times the amounts invoiced to Rowland +Broughton, or where incurred as in -house costs, at Rowland +Broughton's standard rates, unless otherwise stated in this Agreement. Vehicular travel will be billed as a reimbursable expense at the current federal standard mileage rate. Agreement: This proposal is being provided also as an agreement between the parties as to the scope of work and compensation to be rendered on your behalf and to initiate work. If this proposal suits your needs, please sign below and retum. We are looking forward to working with you on this project! Please be in touch with any questions. Sincerely, Sarah Broughton, AIA I have read this proposal and agree to the scope and fees outlined. Mike Schnoering Date Sarah Broughton, AIA - Date Page 4 of 4 REGroup Resource Engineering Dana Ganssle • Rowland + Broughton Architecture and Urban Design • 970.544.9006 dana @rowlandbroughton.com April 15, 2011 Contract Amendment B: Wheeler Renovation- Tenant Improvement MEP Design Dana: Per your request, I am writing to define additional scope and fee for the tenant improvements at the Wheeler Opera House. Per the Owner's direction, our original scope and fee did not include design time for the tenant improvements required for the restaurant, bar, kitchen and retail spaces located on the first floor. To address this additional design time and complexity we propose the following scope of work and fee as an amendment to our existing contract: Scope of Work • Provide mechanical, electrical and plumbing (MEP) engineering for the tenant improvements. This includes the restaurant, bar and retail spaces. • Specification of kitchen ventilation systems. • Construction assistance (CA) for kitchen and retail spaces, including two site visits. • Electrical power plans for tenant spaces, including coordination with the lighting plans. • Plumbing plans (including kitchen specific issues) for tenant spaces. • Permit documents for tenant spaces, including Comcheck. • This work will be in addition to the scope of work as previously defined in our existing contract and will comply with the requirements of that contract. Fee: We propose to perform this as a fixed fee with the following split: design fee of$15,000 ($5,000 billed during DD and $10,000 billed during CD), and $6,000 for construction assistance. Please have this letter signed and dated by the appropriate party to serve as an addendum to our existing contract. Sincerely, f 7� August Hasz, P.E. Approved: Signer Title Date P.O. Box 3725 • Crested Butte CO 81224 USA • tel (970) 349 -1216 fax (970) 349 -1218 • info @reginc.com • www.reginc.com • Steve Bossart From: Steve Bossart Sent: Wednesday, April 20, 2011 3:07 PM To: Scott Miller Cc: Jeff Pendarvis Subject: FW: 0901.5 Wheeler interior Alterations Mech Proposal Attachments: Bossart- Proposal HVAC Mezz 041811.pdf Scott This is for the added work in the restaurant space. We'll need your signature on this and then we'll keep an accounting as discussed with Randy. S From: Alison Baxter fmailto:alisonbftfmg- arch.comj Sent: Tuesday, April 19, 2011 1:48 PM To: stevebo@ci.asoen.co.us. Subject: 0901.5 Wheeler interior Alterations Mech Proposal Steve Attached please find a request for additional services to cover the redesign of the equipment and ductwork for the second floor. Please do not hesitate to call if you have any questions. Alison Alison Baxter, AIA Senior Associate alisonb @msarchitectsllc.com 200 Forrestal Road, Suite 3A Princeton, NJ 08540 T: 609.681.2480, x 105 F: 609.681.2481 www.msarchitectslIc.com 1 Mills + Schnoering Architects, LLC Arch,Le'!ct.ir - - Ii lrat Pre>trrtat in This communication is intended only for the use of the individual or entity named as the addressee. It may contain information that is privileged and /or confidential under applicable law. If you have received this communication in error, please immediately notify us at 609.681.2480 or via return Internet email at admin @msarchitectsllc.com and expunge this communication without making copies. Mills a Schnoering Architects, LLC accepts no responsibility for any loss or damage from the use of this message and /or any attachments, including damage from viruses. 1 Page 4 of 4 RMMI can offer the City a savings of $200 if they agree to host an open public seminar for architects and engineers. They can call me to discuss this option. Diane Travis, LEED AP Technical Director Rocky Mountain Masonry Institute 686 Mariposa Street, Denver, CO 80204 Phone: 303 - 893 -3838 Fax: 303 - 893 -3839 E -mail: dianet@rmmi.org Web: www.rmmi.org Email secured by Check Point 6/9/2011