Town of Bridgewater Municipal Buildings Study · PDF fileBridgewater Municipal Buildings Study 2 Town of Bridgewater Municipal Buildings Study Table of Contents 1) Executive Summary

Bridgewater Municipal Buildings Study 1

Town of Bridgewater Municipal Buildings Study

� Town Hall � Bridgewater Academy Building � Memorial Library � McElwain School

NEWPORT COLLABORATIVE ARCHITECTS, INC., ARCHITECTURE – PLANNING – INTERIOR DESIGN

June, 2008


Town of Bridgewater

Municipal Buildings Study

Table of Contents

1) Executive Summary 2) Methodology 3) Existing Building Examination and Documentation

a) Town Hall b) Academy Building c) Memorial Building d) McElwain School

4) Existing Conditions Assessment: Structural Engineering 5) Prioritized Rehabilitation Needs (with Cost Estimates) 6) Municipal Space Planning

a) Existing Space Allocation b) Key Factors in Planning c) Future Space Planning Needs

7) Public Visioning Sessions Outcomes 8) Possible Reuse Scenarios for Bridgewater’s Municipal Buildings

a) Scenario 1: Rehabilitate and Reuse Town Hall and Academy Building b) Scenario 2: Rehabilitate and Reuse Academy Building and Memorial

Building c) Scenario 3: Rehabilitate McElwain School as new Town Hall

9) Incorporating Sustainable Design into Bridgewater’s Municipal Buildings 10) Alternate Reuse Scenarios for Surplus Buildings

Newport Collaborative Architects, Inc.

June, 2008


EXECUTIVE SUMMARY The Town of Bridgewater, Massachusetts owns four significant historic buildings in its central downtown core, namely: Town Hall, the Academy Building, the Memorial Building and the McElwain School. These are older buildings which were designed for an earlier age of Town governance and require maintenance as time goes on. In late 2007, with several of the buildings requiring repair, the Town of Bridgewater sought to understand the existing conditions of the buildings, the current and future space needs of Town government offices, and possible scenarios for use of the buildings and how they would relate to Town facilities. Originally an industrial and agricultural center, the Town of Bridgewater was chartered in 1656. Its historic character and unique landscaping are prominent throughout the community, particularly in the central downtown common area. The Bridgewater Town Hall was designed and built in a high Greek Revival style. Across the square is the prominent Italianate/Colonial Revival Academy Building and the notable Richardsonian-Romanesque Memorial Library Building. The buildings are situated around the Central Square and are exceptional landmarks that are historically significant to both the Town of Bridgewater and the State of Massachusetts. Slightly father away from the square, the Arts and Crafts style McElwain School is a community landmark.

Bridgewater Academy exterior.


Although the Town has worked hard to carefully preserve the buildings over time and has altered them to meet the evolving needs of the community, constant exposure to severe weather conditions have left these remarkable buildings in need of rehabilitation, repairs and upgrading to modern code requirements. The Town of Bridgewater has responsibly embarked on undertaking an existing conditions assessment and an analysis of the historic structures, with the ultimate goal of developing an action plan to completely restore and preserve this unique heritage in the center of Bridgewater. To this end the Newport Collaborative Architects, Inc. was retained by the Town to carry out the tasks.


METHODOLOGY NCA carried out the following tasks for the Bridgewater Municipal Buildings Project: General

1. Meet with a Project Committee designated by the Town 2. Conduct community-wide “visioning session” to gather general

community input regarding use of the buildings. 3. Assist the Committee as necessary to present the report to other town

officials, boards and commissions and, if requested, at a Bridgewater town meeting.

Existing Building Examination And Documentation

1. Conduct an on-site review of the physical condition of each building and its site and identify deficiencies measured against current building and code standards

2. Prepare existing conditions reports Space Planning – Municipal Government

1. Prepare a survey of all departments for their existing and future space needs

2. For each town board/committee/department, identify options to satisfy the space needs identified in Phase I. Those might include re-organization of space, additions to space, or reduction of space

3. Investigate creative options for building uses beyond town government

Underutilized interior of Academy Building


Recommended Building Repairs And Cost Estimates 1. Prepare recommended list of deficiencies that desperately in need of

immediate repair. 2. For each building under consideration, provide a preliminary description

of work required to accommodate the identified space needs together with work required to bring building to current code or operating standards.

3. Prepare a preliminary estimate of the cost/benefits needed to accommodate the scope of work identified.

4. Incorporate the use of environmentally “green” options when making renovation recommendations.

5. Prepare a list of all restoration work recommended for each of the 4 buildings; rank the improvements in order of importance/urgency; create a side-by-side comparison of the buildings’ needs and recommend a master ranking to serve as a restoration guide for all buildings until 2018.

Non-Municipal Government Uses

1. For any recommendations of sale/lease of buildings to private entities, calculate the cost/benefit to the town. Prepare a preliminary estimate of the cost/benefits needed to accommodate the scope of work identified.


EXISTING BUILDING EXAMINATION AND DOCUMENTATION For this Final Report we have excerpted the full Existing Conditions Report that has been prepared for each building.

Bridgewater Town Hall exterior

Town Hall - Synopsis & Recommendations The Bridgewater Town Hall is a good example of an architecturally significant Greek Revival style building. Together, with the Bridgewater Academy, the Central Square Congregational Church, Memorial Building and the First Parish Church the Bridgewater Town Hall helps to comprise an outstanding historic complex located around the Central Square. The Town Hall is listed in the Bridgewater Center Historic District as a contributing building. State and federal tax credits are not available for structures unless they are listed individually as a historic building in the U.S. Department of Interior data base or contained within a recognized historic district. NCA recommends that the Town continues its effort to have the Bridgewater Center Historic District listed on the National Register of Historic Places. With a few exceptions, the physical condition of the Bridgewater Town Hall is good. The overall exterior siding, trim, roofing, flashings, structural framing, windows and doors are in sound condition. However, there are some areas of the siding, trim and windows with severe water damage. The exterior windows are good quality and are in fair condition, but they are single glazed and energy inefficient. The interior storm windows were installed in the 1980s to resolve this issue. Where possible, we recommend restoring the original 1843 single glazed windows and installing operable invisible storm windows, which are appropriate for the historic buildings. If the replacement of the heavily deteriorated windows is required, we would


recommend installing the replacement windows along the rear and side yard elevations. If the town should decide that new replacement windows are warranted on any of the historic buildings, then replacement windows must conform to the Interior Standards for Rehabilitation of Historic Properties and match the original windows in profile, appearance, texture and materials. For historic buildings, the quality of windows and doors is paramount, and custom designed and fabricated windows will be required by the Massachusetts Historical Commission and other Preservation Agencies and Organizations.

Original interior staircase, Bridgewater Town Hall

The building is currently occupied by the town offices and has approximately 3,500 sq. ft. of space on each floor. Historically, the second floor was occupied by assembly space, but currently it is subdivided and used for the town’s central computer, traffic management office and the Zoning Board of appeals. According to the Preliminary Building Evaluation Report Draft of May 2007, none of space on the second floor is used more than 10-15 hours per week, which leaves over 2000 sq. ft.


of underutilized office space. These areas can be utilized as office or rehabilitated as meeting space or other use depending on the future use of the building. The existing handicapped access to the building needs improvements. There is no ADA compliant method of access communications between the floors. The toilet facilities are not ADA compliant and are outdated. The electrical wiring within the building was recently replaced during the roof reconstruction in 2003. Information Technology Wiring was done over the last five years. The building is currently heated by a gas fired boiler, which was installed in 1995, and a single pipe steam heating system, which was build in 1800s. There is no central alarm system or sprinklers in the building.

Existing conditions, Bridgewater Town Hall basement

The mechanical/electrical systems, plumbing, fire suppression systems and handicapped access issues will all require an upgrade to meet current codes, improve safety and improve the energy efficiency of the building. The degree to which these will need to be addressed will vary in accordance with the future use of the building.


Bridgewater Academy Building: Synopsis & Recommendations

Entry, Bridgewater Academy Building

The Bridgewater Academy building is a good example of an architecturally significant Colonial Revival/Neoclassical style building. Together with the Bridgewater Town Hall and the Central Square Congregational Church the Academy building comprise an outstanding historic complex located around the Central Square designed by the architect Solomon K. Eaton. The Academy Building is listed in the Bridgewater, Center Historic District as a contributing building. State and federal tax credits are not available for structures unless they are listed individually as an historic building in the U.S. Department of Interior data base or contained within a recognized historic district. NCA recommends that the Town proceeds with an effort to have the Bridgewater Center Historic District for listing on the National Register of Historic Places. The physical condition of the Academy building is good with some exceptions. The overall exterior siding, trim, roofing, flashings, structural framing, windows and doors are in sound condition. There is however some water damage to siding, trim and windows. Exterior windows are of good quality and in good condition, but they are single glazed and energy inefficient. The interior storm windows were installed in 1980s to resolve this issue. We recommend restoring the original unique single glazed windows and installing operable invisible storm windows, which are appropriate for the historic buildings. If the decision will be made to replace the existing original windows with plastic replicas, we would strongly recommend do tot altering any original window frames, carefully removing and preserving the original windows for the future reinstallation when the energy efficient plastic will fail.


Currently the building is occupied by the town offices with an Emergency Operations Center in the basement and has approximately 3,200 sq. ft. of vacant space on first floor. The Assembly Hall on second floor (approximately 2600 sq. ft.) is currently used for storage. These areas can be utilized as office or meeting space or other use depending on the future use of the building.

Emergency operations center, basement Academy Building

The existing handicapped access to the building is not ADA compliant and needs improvements. There is no ADA compliant method of the communications between the floors. The toilet facilities are not ADA compliant and outdated. In 1972-1973 the building was fully rewired and new generator was installed in 2000. The gas fired hot water baseboard system was installed in 1995, but heating elements and thermostats were installed in 1992-1993. There is no central alarm system and sprinklers in the building. The mechanical/electrical systems, plumbing, fire suppression systems and handicapped access issues will all require an upgrade to either meet current codes, improve safety or improve the energy efficiency of the building and have to be addressed in the accordance with the future use of the building.


Bridgewater Memorial Building: Synopsis & Recommendations

Memorial Library Building

The Memorial Library Building is a 1 story, Romanesque Revival red brick structure constructed in 1881. The Memorial Building is located at 25 South Street in the Bridgewater Center Historic District just across the street from the Academy Building. Originally conceived and built as a Civil War memorial library it contained a Library, Museum and Reading Room, on the First Floor, it was used for that purpose until 1972 at which time it was converted for use as the school department headquarters. From 1999 till the present day it has been used as the Town Selectmen’s Office. The Basement once used as a children’s library, contains a small meeting room, two (2) toilet rooms, storage and utilities areas. The First Floor building footprint is approximately 2,680 sq. ft plus a recent covered bulkhead stair at the rear. The Basement contains about 2,200 sq. ft of usable space. There is a large unused attic space accessed by the stairway in the Side Entrance Hall.


The building was designed by the accomplished firm of Messrs. Rotch & Tilden Architects, Boston, Massachusetts. The building boasts a pleasingly proportioned exterior massing incorporating many well developed details including carved brown stone, terra cotta trim, slate roofs with ridge cresting, and a copper armillary sphere as the roof top focal point. The interior boasts the original carved wood fireplace mantles, hardwood floors, stained glass windows and decorative wood railing on the Gallery balcony stair.

Deteriorated roof materials, Memorial Library


While contained in the local Town of Bridgewater Center Historic District, the library is not listed on the National Register of Historic Places individually, nor is the historic district identified in the US Department of Interior national database. The Memorial Library building does have a Preservation Restriction Agreement on file with the Massachusetts Historical Commission and pursuant to that document is listed in the “State Register of Historic Places as a contributing property to the Bridgewater Center Local Historic District” thus making it eligible for grant monies from the state and eligible for relief within the State Building Code, 780 CMR, Chapter 3409.3. Also, the building is deemed eligible for Historic Tax Credits through the state, but the building does not as yet comply with requirements for federal tax credits. The Bridgewater Center Historic District is technically only identified by the Massachusetts Historical Commission as a “municipal historic district”, therefore, the other contributing buildings that comprise that district are not yet individually eligible for state tax credits. The building is heated with an obsolete oil-fired boiler employing steam radiators. The building is not equipped with a fire sprinkler or updated fire alarm system and there is some old knob & tube electrical wiring still being used. There is a rear handicapped accessible parking stall and entrance but landing modifications are needed. There is no available rear lot area for parking, the only available parking is on an adjoining property.


William H. McElwain School: Synopsis & Recommendations

William H. McElwain School

The William H. McElwain School is a 2-1/2 story, brick structure constructed in 1913. Originally conceived and built as an elementary school, it contains approximately 21,000 sq. ft, including 5 classrooms on each floor with toilet rooms, utilities and cafeteria in the windowed basement areas. From its inception, the building was equipped throughout with coal-fired steam heat and was converted to an oil fired boiler employing the same steam radiators and piping system. The building is equipped with a dry system sprinkler system. The school, having closed in 2004, is now vacant, it is situated at 250 Main Street in Bridgewater, Mass. just northwest of the historic downtown central business district. The available rear lot area is quite generous, the entire property comprises nearly 2.75 acres, with a slightly sloping topography. Street frontage (Lots 40 and 41) is approximately 210 lineal feet. The roof level is a rubber membrane EPDM material directly adhered to a new insulation layer placed over the original wood roof sheathing. It is in very good condition having been installed in 2002. There is no insulation in the dead air space just under the roof sheathing.


Deteriorated masonry at cornice

Along the roof parapet, brick pilastered crenulations are missing. Many of the pre-cast concrete blocks that are used as in the buildings cornice, water course and ornamentation are eroding and are in need of repair. Early signage for the school, as revealed in historic photos, appears to have been a pre-cast concrete tablet located along the cornice-parapet at the roof level (now missing). There are 6 stair risers above the ground plane before reaching the First Floor level from the front, Main Street façade. The original varnished wood surfaces are still exposed in many of the hallways, stairwell and on the wood trim and doors. Innovative for the time, steel mesh infill in the wood guardrails are employed on stairwells, landings and coat storage/wardrobe areas.


Typical classroom interior

Many of the buildings original interior finishes, woodwork, trim details and fittings are intact. A modern boiler was installed in 1999. Otherwise the school building’s mechanical system has been altered little since its construction in 1913. It appears that there is positive drainage away from the building and that there is not any surface ponding of rainwater on that portion of the site currently being utilized for parking. There are several modular classrooms in the rear yard. It has been reported to NCA that they will be removed early in 2008.


EXISTING CONDITIONS REPORTS: ENGINEERING REPORTS NCA’s structural engineering sub-consultant was Structures North, of Salem, MA. Like NCA, Structure’s North staff went through each building, documenting all conditions and preparing summaries of significant structural concerns and recommendations. The reports for Town Hall, the Academy Building, the Memorial Building and the McElwain School are included in the full Existing Conditions Report.


PRIORITIZED REHABILITATION LIST Based on the opinions of the NCA architects and structural engineers, the following prioritized rehabilitation work sheets were created. These separate items into categories and into high priority (urgent repairs) and lower priority repairs that should be undertaken if the particular building is slated to go forward with a full rehabilitation for future use as a municipal building. Prioritized rehabilitation lists and cost estimates for all four buildings are attached (4 pages in length).

Deteriorating plinth block, Academy Building

BRIDGEWATER TOWN HALLPRELIMINARY CONSTRUCTION COST ESTIMATE

Section / Description

low high low high low high low highSITE

retaining wall/ pavement repairs $8,000.00 $14,000.00 $8,000.00 $14,000.00

ramp railing $1,500.00 $2,500.00 $1,500.00 $2,500.00

Total Concrete & Wood $1,500.00 $2,500.00 $8,000.00 $14,000.00 $9,500.00 $16,500.00MASONRY

foundation repointing $11,000.00 $19,000.00 $11,000.00 $19,000.00

chimney inspection / repointing+flashing $500.00 $7,000.00 $500.00 $7,000.00

repairs to the notched chimney in attic $500.00 $1,000.00 $500.00 $1,000.00

Repairs to brick chimney bases in basement $1,500.00 $2,500.00 $1,500.00 $2,500.00

n-e corner foundation inspection/repairs $2,500.00 $7,500.00 $2,500.00 $7,500.00

Total Masonry $0.00 $0.00 $11,500.00 $26,000.00 $4,500.00 $11,000.00 $16,000.00 $37,000.00WOOD

Structural repairs to wood members /basement $4,500.00 $7,500.00 $4,500.00 $7,500.00Repairs to sagging wall over the garage door opening $3,000.00 $4,000.00 $3,000.00 $4,000.00

repairs to rear wall $4,500.00 $15,000.00 $4,500.00 $15,000.00

siding/trim repairs/replacement, painting $20,000.00 $28,000.00 $20,000.00 $28,000.00

repairs/replacement of pilaster bases in mahogany

$6,000.00 $8,000.00 $6,000.00 $8,000.00

wood treatment with insecticide $500.00 $3,500.00 $500.00 $3,500.00

Total Wood $4,500.00 $15,000.00 $34,000.00 $51,000.00 $0.00 $0.00 $38,500.00 $66,000.00THERMAL/ MOISTURE PROTECTION

Installation of roofing @ rear stair with all underlayment and drinage system

$6,000.00 $10,000.00 $6,000.00 $10,000.00

gutters, downspouts, splash blocks $3,500.00 $5,000.00 $3,500.00 $5,000.00

repairs to patch over demolished chimney $1,000.00 $1,300.00 $1,000.00 $1,300.00

replacement of soffit/fascia in mahogany $4,000.00 $5,000.00 $4,000.00 $5,000.00

Total Thermal/Moisture Protection $13,500.00 $20,000.00 $1,000.00 $1,300.00 $0.00 $0.00 $14,500.00 $21,300.00DOORS & WINDOWS new windows to match originals $19,000.00 $25,000.00 $19,000.00 $25,000.00

wooden windows & frames restoration / storm windows

$16,500.00 $24,000.00 $16,500.00 $24,000.00

basement windows $1,500.00 $3,000.00 $1,500.00 $3,000.00

round window restoration $2,000.00 $3,500.00 $2,000.00 $3,500.00

repairs to egress door and fire escape stair $1,500.00 $2,500.00 $1,500.00 $2,500.00

touch-ups to exterior doors $1,500.00 $2,500.00 $1,500.00 $2,500.00

Total Doors & Windows $0.00 $0.00 $38,500.00 $54,500.00 $3,500.00 $6,000.00 $42,000.00 $60,500.00EXTERIOR $18,000.00 $35,000.00 $86,500.00 $135,300.00 $16,000.00 $31,000.00 $120,500.00 $201,300.00

INTERIORRemoval and replacement / reinforcement of acoustical tiles system on 2 floor

$25,000.00 $45,000.00 $25,000.00 $45,000.00

Construction of 1 hour separation barrier between storage and office space (basement/first floor)

$4,500.00 $6,500.00 $4,500.00 $6,500.00

Removal and replacement / reinforcement of acoustical tiles system on 1 floor

$25,000.00 $45,000.00 $25,000.00 $45,000.00

$0.00 $0.00

$0.00 $0.00

$0.00 $0.00

$0.00 $0.00

Total Interior $50,000.00 $90,000.00 $4,500.00 $6,500.00 $0.00 $0.00 $54,500.00 $96,500.00Handicapped access ADA compliant bathroom on first floor $5,000.00 $7,000.00 $5,000.00 $7,000.00Improvements to stair railing $1,500.00 $5,000.00 $1,500.00 $5,000.00

new elevator / lift or chair lift corresponding to the proposed use of the building

$17,000.00 $50,000.00$17,000.00 $50,000.00

new ADA compliant bathrooms corresponding to the proposed use of the building

$5,000.00 $15,000.00$5,000.00 $15,000.00

Total Electrical $1,500.00 $5,000.00 $5,000.00 $7,000.00 $22,000.00 $65,000.00 $28,500.00 $77,000.00MECHANICAL/PLUMBINGPlumbing

HVAC / 3 zone

Total Mechanical / Plumbing $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00ELECTRICAL / LIGHTINGElectrical, Fixtures, Fire alarm $12,000.00 $16,000.00 $12,000.00 $16,000.00

Total Electrical $12,000.00 $16,000.00 $0.00 $0.00 $0.00 $0.00 $12,000.00 $16,000.00INTERIOR $63,500.00 $111,000.00 $9,500.00 $13,500.00 $22,000.00 $65,000.00 $95,000.00 $189,500.00TOTAL $81,500.00 $146,000.00 $96,000.00 $148,800.00 $38,000.00 $96,000.00 $215,500.00 $390,800.00

Totallow priority / wish listurgent

1year

high priority

3-5 y. or as founds avaliable 1-2 years

Page 1 of 1

BRIDGEWATER ACADEMY BUILDING - SCHEDULE OF REPAIRS


Total urgent and high priority items (low)

Total urgent and high priority items (high)

SITE

pavement repairs $7,000.00 $12,000.00 $7,000.00 $12,000.00

installation of wheel stops and bollards $2,000.00 $4,500.00 $2,000.00 $4,500.00

ramp railing / adjustments $12,500.00 $15,000.00 $12,500.00 $15,000.00

Total Concrete & Wood $21,500.00 $31,500.00 $21,500.00 $31,500.00

MASONRY

foundation repointing $7,500.00 $11,000.00 $7,500.00 $11,000.00

chimney repointing $4,000.00 $6,500.00 $4,000.00 $6,500.00

repairs to concrete piers at south elevation $3,000.00 $4,000.00 $3,000.00 $4,000.00

restoration of front portico (masonry) $10,000.00 $15,000.00 $10,000.00 $15,000.00

restoration of stone window wells $2,200.00 $3,200.00 $2,200.00 $3,200.00

restoration of grates over the window wells $2,000.00 $3,500.00 $2,000.00 $3,500.00

Total Masonry $10,000.00 $15,000.00 $18,700.00 $28,200.00 $28,700.00 $43,200.00

WOOD Structural inspection / repairs to communication tower $500.00 $2,500.00 $500.00 $2,500.00Structural inspection / repairs to second floor framing $4,500.00 $8,000.00 $4,500.00 $8,000.00restoration of front portico(wood) $9,000.00 $12,000.00 $9,000.00 $12,000.00

restoration of front porch roof balustrade $2,500.00 $5,500.00 $2,500.00 $5,500.00

siding/trim repairs/replacement, painting $32,000.00 $42,000.00 $32,000.00 $42,000.00

reconstruction of east wall first floor $10,000.00 $12,000.00 $10,000.00 $12,000.00re-attachment of south-east pilaster to the wall $1,500.00 $2,000.00 $1,500.00 $2,000.00Structural inspection / repairs to basement floor framing at west wall $750.00 $1,000.00 $750.00 $1,000.00

Total Wood $9,000.00 $12,000.00 $51,750.00 $73,000.00 $60,750.00 $85,000.00

THERMAL/ MOISTURE PROTECTIONnewf roofing @front portico with all underlayment and drinage system

$8,000.00 $10,000.00$8,000.00 $10,000.00

gutters, downspouts, splash blocks $3,500.00 $5,000.00 $3,500.00 $5,000.00

touch-up repairs to membrane and flashing between asphalt shingle and membrane roofing

$750.00 $1,300.00$750.00 $1,300.00

replacement of flashing around the roof chimneys $7,000.00 $9,000.00 $7,000.00 $9,000.00

Total Thermal/Moisture Protection $0.00 $0.00 $19,250.00 $25,300.00 $19,250.00 $25,300.00

TOTAL SIDING/TRIM/MOISTURE $238,900.00 $338,500.00

DOORS & WINDOWS new windows to match originals first floor east elevation

$7,500.00 $10,000.00$7,500.00 $10,000.00

wooden windows & frames restoration / storm windows

$70,000.00 $85,000.00$70,000.00 $85,000.00

new basement windows $22,000.00 $30,000.00 $22,000.00 $30,000.00

repairs to egress doors and fire escape stairs$4,500.00 $5,500.00

$4,500.00 $5,500.00repairs and reinforcement to plywood cover over the basement access

$2,000.00 $2,500.00$2,000.00 $2,500.00

Repairs/replacement to non-functional first floor emergency egress door

$800.00 $1,500.00$800.00 $1,500.00

touch-up conservation repairs to front door and installation of panic hardware

$2,800.00 $3,800.00$2,800.00 $3,800.00

Total Doors & Windows $5,300.00 $7,000.00 $104,300.00 $131,300.00 $109,600.00 $138,300.00EXTERIOR $24,300.00 $34,000.00 $215,500.00 $289,300.00 $348,500.00 $476,800.00

INTERIORtesting of frequent water leakage in basement / repairs

$3,750.00 $37,500.00$3,750.00 $37,500.00

Construction of 1 hour separation barrier between storage and office space (basement/first floor)

$7,500.00 $10,000.00

$7,500.00 $10,000.00

removal of temporary screw jacks and installation of permanent

$3,500.00 $5,000.00$3,500.00 $5,000.00

replacement of moisture damaged brick masonry with more moisture resistant masonry or steel columns $7,500.00 $10,500.00 $7,500.00 $10,500.00

inspection and possible repairs to floor framing at west wall $6,000.00 $10,000.00 $6,000.00 $10,000.00

Construction of second interior egress stair, if the Assembly Hall on second floor will be used as a meeting space $65,000.00 $80,000.00 $65,000.00 $80,000.00

Total Interior $0.00 $0.00 $93,250.00 $153,000.00 $93,250.00 $153,000.00

Handicapped access ADA compliant bathroom on first floor $5,000.00 $7,000.00 $5,000.00 $7,000.00ADA compliant access to first floor $5,000.00 $7,000.00 $5,000.00 $7,000.00Improvements to stair railing $2,500.00 $3,500.00 $2,500.00 $3,500.00

new elevator / lift or chair lift corresponding to the proposed use of the building

$32,000.00 $75,000.00$32,000.00 $75,000.00

new ADA compliant bathrooms corresponding to the proposed use of the building

$10,000.00 $14,000.00$10,000.00 $14,000.00

Total Handicapped access $5,000.00 $7,000.00 $49,500.00 $99,500.00 $54,500.00 $106,500.00

MECHANICAL/PLUMBINGPlumbing $20,000.00 $30,000.00 $20,000.00 $30,000.00

HVAC / 3 zone $45,000.00 $80,000.00 $45,000.00 $80,000.00

Total Mechanical / Plumbing $0.00 $0.00 $65,000.00 $110,000.00 $65,000.00 $110,000.00

ELECTRICAL / LIGHTINGElectrical, Fixtures, Fire alarm $20,000.00 $25,000.00 $20,000.00 $25,000.00

Total Electrical $20,000.00 $25,000.00 $0.00 $0.00 $20,000.00 $25,000.00INTERIOR $25,000.00 $32,000.00 $207,750.00 $362,500.00 $232,750.00 $394,500.00

TOTAL $49,300.00 $66,000.00 $423,250.00 $651,800.00 $581,250.00 $871,300.00

1year 1-2 years

urgent high priority

BRIDGEWATER MEMORIAL LIBRARY PRELIMINARY CONSTRUCTION COST ESTIMATE


low estimate high estimate low high low highCONCRETE

concrete landing at ADA lift $1,500.00 $2,500.00 $1,500.00 $2,500.00

ramps at bathroom doors $2,000.00 $4,000.00 $2,000.00 $4,000.00

concrete footing for lally column (2) $500.00 $800.00 $500.00 $800.00

Total Concrete $1,500.00 $2,500.00 $1,500.00 $2,500.00MASONRY

Brownstone, Brick repointing/rebuilding $4,000.00 $6,000.00 $4,000.00 $6,000.00

repair/replace finials $8,000.00 $15,000.00 $8,000.00 $15,000.00

reset stones gable/ brick southwest $7,000.00 $9,000.00 $7,000.00 $9,000.00

brownstone/watertable repairs $8,000.00 $25,000.00 $8,000.00 $25,000.00

granite joints to brick/stone repointing $15,000.00 $25,000.00 $15,000.00 $25,000.00

foudation/soil repairs $2,500.00 $3,000.00 $2,500.00 $3,000.00

Total Masonry $19,000.00 $30,000.00 $25,500.00 $53,000.00 $44,500.00 $83,000.00WOOD

Structural repairs collar ties attic $3,500.00 $5,500.00 $3,500.00 $5,500.00

inspect/reinforce beam end basement $500.00 $1,000.00 $500.00 $1,000.00

new lally columns in basement $2,000.00 $2,500.00 $2,000.00 $2,500.00

doors/stormwindows, repair ADA Dr $20,000.00 $25,000.00 $20,000.00 $25,000.00

reconstruction/repair ADA deck $3,000.00 $4,000.00 $3,000.00 $4,000.00

wood trim repairs, prep & paint $15,000.00 $20,000.00 $15,000.00 $20,000.00

gutters and downspouts repairs $2,000.00 $3,000.00 $2,000.00 $3,000.00

Total Wood $46,000.00 $61,000.00 $0.00 $0.00 $46,000.00 $61,000.00 EXTERIOR & STRUCTURAL $65,000.00 $91,000.00 $27,000.00 $55,500.00 $92,000.00 $146,500.00

INTERIORplaster repair thruout + closet $2,500.00 $4,500.00 $3,500.00 $4,500.00

interior repaint $8,000.00 $12,000.00 $8,000.00 $12,000.00

Interior flooring

Interior finishes drywall basement ceiling $4,000.00 $8,000.00 $4,000.00 $8,000.00

demo closet/repair $500.00 $1,000.00 $500.00 $1,000.00

cellulous insulation attic + first floor $18,000.00 $24,000.00 $18,000.00 $24,000.00

wall insulation $4,000.00 $8,000.00 $4,000.00 $8,000.00

Total Interior $4,000.00 $8,000.00 $33,000.00 $49,500.00 $38,000.00 $57,500.00SPECIALTIESbuilding exterior lighting optional $5,000.00 $12,000.00

Total SpecialtiesSPECIAL CONSTRUCTIONoptional fire sprinkler system $28,000.00 $35,000.00 optional optionalTotal Special ConstructionMECHANICAL/PLUMBINGair conditioning $15,000.00 $20,000.00 optional optional

new boiler/ 3 zone radiant heat $32,000.00 $42,000.00 $32,000.00 $42,000.00

Total Mechanical / Plumbing $47,000.00 $62,000.00 $32,000.00 $42,000.00ELECTRICAL / LIGHTINGElectrical, Fixtures, Fire Alarm $30,000.00 $45,000.00 $30,000.00 $45,000.00

Total Electrical $30,000.00 $45,000.00 $30,000.00 $45,000.00INTERIOR $34,000.00 $53,000.00 $80,000.00 $111,500.00 $100,000.00 $144,500.00TOTAL $99,000.00 $144,000.00 $107,000.00 $167,000.00 $192,000.00 $291,000.00

Totalhigh priority

1-2 years

low priority

3-5years

6/17/2008 1 of 1

THE W.H. McELWAIN SCHOOL PRELIMINARY CONSTRUCTION COST ESTIMATE


low high low high low highCONCRETE rebuild front northeast concrete stair $10,000.00 $15,000.00 $10,000.00 $15,000.00repair above grade foundation $12,500.00 $17,500.00 $12,500.00 $17,500.00Total Concrete $10,000.00 $15,000.00 $12,500.00 $17,500.00 $22,500.00 $32,500.00MASONRYbrick repointing, north, east, south $80,000.00 $125,000.00 $80,000.00 $125,000.00bricks replace missing & repars $12,000.00 $22,000.00 $12,000.00 $22,000.00repairs at fire escape embeds $500.00 $750.00 $500.00 $750.00

repoint vertical head joints precast stone $10,000.00 $20,000.00 $10,000.00 $20,000.00

replace/repair corniceshelf stones $45,000.00 $90,000.00 $45,000.00 $90,000.00

repair reroof/reflash precast hoods $10,000.00 $30,000.00 $10,000.00 $30,000.00

chimney cap repairs $15,000.00 $25,000.00 $15,000.00 $25,000.00

repair brick piers basement+ boiler room $50,000.00 $75,000.00 $50,000.00 $75,000.00

epoxy repairs foundation $5,000.00 $12,000.00Total Masonry $70,500.00 $152,750.00 $157,000.00 $247,000.00 $227,500.00 $399,750.00WOOD/ METALnew windows/window repairs $180,000.00 $230,000.00 $180,000.00 $230,000.00gutters and downspouts repairs $4,500.00 $8,000.00 $4,500.00 $8,000.00repairs/ repaint fire escape $25,000.00 $35,000.00 $25,000.00 $35,000.00Doors $60,000.00 $72,000.00 $60,000.00 $72,000.00Total Wood $0.00 $0.00 $269,500.00 $345,000.00 $269,500.00 $345,000.00 EXTERIOR & STRUCTURAL $80,500.00 $167,750.00 $439,000.00 $609,500.00 $519,500.00 $777,250.00INTERIORplaster repair, partial refinish $35,000.00 $55,000.00 $35,000.00 $55,000.00interior repaint $65,000.00 $110,000.00 $65,000.00 $110,000.00Interior flooring $75,000.00 $165,000.00 $75,000.00 $165,000.00Interior finishes, door trim, wood refinish $43,000.00 $53,000.00 $43,000.00 $53,000.00cellulous insulation, roof cavity $32,000.00 $55,000.00 $32,000.00 $55,000.00lead base paint remediation $85,000.00 $110,000.00 $85,000.00 $110,000.00Total Interior $0.00 $0.00 $335,000.00 $548,000.00 $604,500.00 $887,250.00SPECIALTIESbuilding exterior lighting optional $5,000.00 $15,000.00 $5,000.00 $15,000.00paving/parking $30,000.00 $40,000.00 $30,000.00 $40,000.00Total Specialties $35,000.00 $55,000.00 $35,000.00 $55,000.00SPECIAL CONSTRUCTIONfire sprinkler, repairs testing $35,000.00 $60,000.00 $35,000.00 $60,000.00Total Special Construction $35,000.00 $60,000.00 $35,000.00 $60,000.00CONVEYING SYSTEMSelevator $90,000.00 $150,000.00 $90,000.00 $150,000.00Total Conveying Systems $90,000.00 $150,000.00 $90,000.00 $150,000.00MECHANICAL/PLUMBINGplumbing, bathrooms, etc. $225,000.00 $280,000.00 $225,000.00 $280,000.00air conditioning $125,000.00 $350,000.00 $125,000.00 $350,000.00new baseboard heat $160,000.00 $210,000.00 $160,000.00 $210,000.00Total Mechanical / Plumbing $510,000.00 $840,000.00 $510,000.00 $840,000.00ELECTRICAL / LIGHTINGelectrical system $225,000.00 $285,000.00 $225,000.00 $285,000.00fire alarm $20,000.00 $25,000.00 $20,000.00 $25,000.00Total Electrical $20,000.00 $25,000.00 $225,000.00 $285,000.00 $245,000.00 $310,000.00INTERIOR $20,000.00 $25,000.00 $1,230,000.00 $1,938,000.00 $1,519,500.00 $2,302,250.00TOTAL $100,500.00 $192,750.00 $1,669,000.00 $2,547,500.00 $1,769,500.00 $2,740,250.00

Totalhigh priority

1-2 years

low priority

3-5years

6/17/2008 1 of 1


MUNICIPAL SPACE PLANNING Existing Square Footage The overall existing allocation of spaces within the existing Town of Bridgewater buildings (gross areas) is:

o Town Hall (town offices - various) � 7,000 s.f. on first and second floors � 3,000 s.f. basement (dank, no light)

o Academy Building (town offices – various, Emergency Management Operations Center)

� 11,000 s.f. on first and second floors � 5,500 s.f. basement (dark but usable for certain functions)

o Memorial Library (Selectmen’s offices) � 2,200 s.f. first floor � 2,200 s.f. basement (dank, little light) � Difficult to access/use attic (1,650 s.f.)

o McElwain School (unused) � 13,500 s.f. on first and second floors � 6,723 s.f. half-basement (usable for certain functions)

However, not all of this space is used at the present time. The actual square feet used in 2008 within each building is:

o Town Hall: 5,250* o Academy Building: 11,000* o Memorial Library: 2,650 o McElwain School: 0 o TOTAL: 18,900

Department Needs In order to begin the planning for future Town offices, meeting spaces and storage capacity, an understanding was needed of existing Town office, storage and meeting uses in the four buildings contained in the study. To achieve this, NCA and the Committee prepared a survey that was completed by Town of Bridgewater department heads (the list was compiled by NCA and approved by the Project Committee). In addition, NCA architects toured all spaces and checked dimensions and space allocations. Based on these visits and surveys, the following observations were made about the existing conditions:

• Many departments share space • Many staff levels have been reduced • Some departments lack work stations for existing staff • Shortage of record storage for legally important records • Lack of space for public work areas (computer stations)


This information was compiled and then reviewed by the Project Committee which held a very detailed discussion regarding the need for office space in each department, the impact of shared conference and meeting rooms, and the potential use of electronic storage in stead of physical storage in order to reduce space demands (and the need for additional square footage of rehabilitated space). The Committee came to the following conclusions about space planning: Municipal Space Planning – Future Facilities

• Provide full handicapped accessibility • Fulfill the need for safe, location-efficient records storage • Fulfill the need for expansion of selected staffing if department grows (e.g.

planning) • Maximize the opportunity for shared meeting spaces • Take advantage of the opportunity for more efficient location of

departments and offices A complete breakdown of existing and proposed space needs (listed by department) is attached. The total net square footage required by the Town of Bridgewater’s departments in the future is anticipated to be 12,000 to 13,000 square feet. It is vital to realize that the gross amount of square footage must be calculated, to accommodate hallways, bathrooms, staircases, common areas, handicapped accessibility accommodations, attics, etc.. The net to gross ratio for older buildings is typically a factor of 1.3 or 1.4. This calculation results in a total gross square footage required for the Town of Bridgewater’s departments is 15,000 to 16,500 square feet, depending on storage needs. We recommend that the Town assume a required need of 15,000 square feet of space as a starting point for planning.

Existing office space, Town Hall


The future space needs for the departments break down into three use types: office space, meeting areas and storage facilities. In planning for future configurations, NCA recommends that all decision be made with two key assumptions in mind:

1. As much meeting space as possible should be shared 2. Storage is most economically accommodated through electronic data, not

physical storage space. This is being done in several Massachusetts communities and should be fully explored from legal, cost and administrative standpoints. However, the cost to create storage space/square foot in municipal buildings is at least $150-200/foot. In addition, for proper record-keeping, the municipality must properly heat, cool, dehumidify and maintain organization of the records. These can be significant long term carrying costs. The “up-front” and long-term hardware, software and training costs for electronic storage should also be determined and compared to the traditional hard-copy storage scenario to determine which makes the most sense.

3. Departments with high levels of customer traffic should be grouped together in a concept of a “customer service center.” There are departments that have common operational issues (such as financial coordination) and these should be located together wherever possible. Departments with less traffic or that are “back of house” operations should be placed in areas that are on second floors or basements, or that have less on-site parking (this allows the “prime real estate” to be used for departments servicing the taxpayer (the customer).

TOWN OF BRIDGEWATER

Existing Building Space Usage

Department#FT Staff

#PT Staff

Existing square feet -

OFFICE

Existing square feet -

MEETINGExisting square feet - STORAGE

Existing square feet

TOTAL Comments Reference

Inspectional Services/Planning Department 4 2 440 300 200 940

Office is 884 s.f, 300 s.f. space shared w/Planning Bd, & 500 s.f. of record storage in adjoining hall.. Mtgs held in hall, shared w/Water Dept. Not ADA accessible. Need accessibility, more record storage space & private mtg space. D. Moore

Accounting 3 0 440 440 144 1,024

884 s.f. Ofc space for 3 full-time staff/meeting room. Also use 144 s.f. for file room on 2nd floor of different bldg (Town Hall). Lack of storage space for prior year (retained) files. Future space needs same as current level???? J. O'Donnell

Water Dept 12 0 500 0 100 600Three staff, plus files, recordkeeping, computers. Neet more space for add'l work station, meeting room space, files. Needs to be ADA access. J. Silva

Health Department 1 3 742 0 750 1,492 640 s.f. for food pantry. Need more filing space S. Kravitz

Conservation 1 0 0 0 100 100Current undetermined space size too small, shared. Need space for more than 1 person w/room for multiple file cabinets D. Monteith

Assessors 1 2 275 0 350 625

Lack of space for assessors, consulting services, and public at large Sensitive nature of info from public & lack of privacy for such). Lack of storage space. Needs add'l 800 s.f. of work space, plus more space for counter area used for maps, computer, etc. W. Callahan

Treasurer/Collector 5 0 1050 0 450 1,500 Open floor plan does not allow for private discussions. Lack of appropriate and adequare storage.

Town Clerk's Office 2 1 350 0 450 800

Office holds 3 separate work stations, counter to wait on public, and vault for Vital Records storage (since 1656). Need more space for customers doing geneology work and for passport/camera photo area. Renovate & reconstruct vault for proper storage and daily use of vital records R.Adams

Zoning 0 1 50 0 25 75Large, shared common space. Storage space insufficient for zoning board record storage. Would require add'l 100 s.f. if space continues to be shared, otherwise 125 s.f. add'l. J.Gerrish

Trans/Community Dev 0 1 300 0 270 570

Dept staff reduced from 5 employees. Lack conference room, space is oversized for current staff, poor climate control, insufficient plan file storage/not ADA access/remote parking. Will need space for 2 more staff members, conference room, central filing sys, plan layout/drafting table. Would be beneficial to share space w/planning/zoning disciplines. Expect to eventually have add'l staff in GIS, Community Preservation & Planning. D.Matton

IT 1 0 234 0 0 234

Office made for 1, no dept expansion. Comp room not made to be a comp room, old A/C is not sufficient for equip/not secure. Need more office space to accommodate more than 1 person w/possible space to fix computers B.Dzierzak

Veteran's agent 1 150 0 0 150

Advisory Board 0 0 0 0 0 0 Volunteer--Meets several times a year--uses room downstairs at police station or at Academy bldg. M.Berolini

Board of Selectmen 1 0 1616 484 580 2,680 Board of Selectmen A. Robinson

General meeting space/Academy Building 0 0 0 1,800 0 1800 Used by many Board/Commissions/Groups A. Robinson

TOTALS 6,147 3,024 3,419 12,590

N:\0772 Town of Bridgewater\Admin\Project Info\SURVEYS\Revised Building-Dept Space Planning 080604

TOWN OF BRIDGEWATER TOWN OF BRIDGEWATER

Future Building Space by Department with Electronic Storage Future Building Space by Department with hard copy storage

DepartmentFuture square feet - OFFICE

Future square feet -

MEETINGFuture square

feet - STORAGEFuture square

feet TOTAL DepartmentFuture square feet - OFFICE

Future square feet -

MEETINGFuture square

feet - STORAGEFuture square

feet TOTAL

Inspectional Services/Planning Department 440 300 200 940

Inspectional Services/Planning Department 440 300 400 1,140

Accounting 440 common 100 540 Accounting 440 common 250 690

Water Dept 750 common 100 850 Water Dept 750 common 200 950

Health Department 500 0 750 1,250 Health Department 500 0 750 1,250

Conservation 100 0 100 200 Conservation 100 0 150 250

Assessors 500 0 100 600 Assessors 500 0 300 800

Treasurer/Collector 1100 500 1,600 Treasurer/Collector 1100 500 1,600

Town Clerk's Office 450 150 600 1,200 Town Clerk's Office 450 150 750 1,350

Zoning 175 0 100 275 Zoning 175 0 100 275

Trans/Community Dev 500 common 100 600 Trans/Community Dev 500 common 300 800

IT 400 0 100 500 IT 400 0 100 500

Veteran's agent 150 0 25 175 Veteran's agent 150 0 25 175

Advisory Board 0 0 0 0 Advisory Board 0 0 0 0

Board of Selectmen 800 500 150 1,450 Board of Selectmen 800 500 350 1,650

First floor general meeting space/Academy Building 0 1200 0 1200

First floor general meeting space/Academy Building 0 1200 0 1200

Three 8-10 person conference rooms 540 540Three 8-10 person conference rooms 540 540

TOTALS 6,305 2,690 2,925 11,920 TOTALS 6,305 2,690 4,175 13,170

Change from Existing 158 -334 -494 -670 Change from Existing 6,305 2,690 4,175 580

14,900 16,463

Gross Square footage required at Net/gross ratio of .75

Note on shared meeting spaces: Meeting spaces for many departments can be shared if they are centrally located and there is a system in place for reserving the rooms (usually through e-mail/shared intranet calendar). sized correctly for We recommend one large space for public meetings/hearings (at least 1,500 square feet) and several smaller conference rooms for committee meetings and internal meetings (generally 180 square feet at the smallest).

Note on shared storage spaces: In municipal government applications there are generally two types of storage for legal and archival purposes: long-term storage (accessed 1-3 times/year at most) and department specific information (accessed on a regular basis during operations). The Town of Bridgewater has made a determination that long-term stotage shall be accomodated electronically. This will allow the Town to eliminate storage of paper records and have an electronic system that is available to Town employees. Recent, department-specific information will be be stored within the department. These criteria directly affect space planning allocations by reducing the need for storage spaces and alllowing increase in meeting and staff facilities.

Gross Square footage required at Net/gross ratio of .75

N:\0772 Town of Bridgewater\Admin\Project Info\SURVEYS\Revised Building-Dept Space Planning 080604


PUBLIC VISIONING SESSION – FEBRUARY 25, 2008 In order to solicit input from Bridgewater’s leaders, civic groups and citizens, NCA and the Project Committee convened a Visioning Session at the Academy Building on February 25, 2008. The event was well attended with over 40 people participating. First the Project Committee provided as overview of Bridgewater Municipal Buildings Study Project. Then the NCA team presented its findings to date in terms of the Conditions Assessment for all four buildings and the results of the space survey and planning for municipal departments.

Public visioning session, February 25, 2008

With the audience now up to speed regarding many key issues, NCA asked the audience to break into small discussion groups to discuss their vision for the future of these four buildings through the following issues:

a. Location of Town government functions b. Preservation of these buildings c. Accessibility for all citizens d. Space/location needs for Town uses e. Continuation of Town uses in these buildings f. Costs of rehabilitation in context of Town budgets and taxes g. Overall Town vision for Downtown h. Other potential uses for buildings in study


The group discussions were vigorous and lasted for 50 minutes. At the end of the discussions, each groups presented its key findings and they were grouped by topic type and importance. The most important outcomes were:

1. Keep government downtown 2. Continue Town government uses in historic town buildings, especially

Town Hall and the Academy Building 3. Rehabilitate historic town buildings and make more efficient 4. Provide parking as much as possible, or address on streets or in

agreements with nearby owners 5. McElwain School is historically important and should be preserved, but

can be sold or leased to provide income to the Town. 6. Memorial Building can be used for archives, exhibit space, performances,

other civic uses. 7. If it is not feasible to reuse the Academy Building for Town uses; there are

many possible non-governmental uses: bead and breakfast, theater, classrooms for College, and others

In April NCA presented the three reuse scenarios to the community for feedback. There was discussion of all scenarios and the knowledge that the Town would need to complete its own process to select the configuration that best suits its values and meets its space needs and available funding budgets.


POSSIBLE REUSE SCENARIOS FOR BRIDGEWATER’S MUNICIPAL BUILDINGS Based on the need for municipal office, meeting and storage facilities, the opinions expressed in the Vision Session and by the Project Committee, and building upon the strengths and needs of the buildings themselves, NCA prepared three (3) scenarios for reuse of the municipal buildings. Each of the three scenarios focuses on the following contexts:

• Location of Town government functions • Preservation of these four buildings • Accessibility for all citizens • Space/location needs for Town uses • Overall Town vision for Downtown Feasibility of each scenario (space,

budget, etc.) • Other potential uses for buildings in study

The three scenarios are:

Scenario 1: Rehabilitate Town Hall and Academy Building as Scenario 2: Rehabilitate Academy Building and Memorial Library Scenario 3: Rehabilitate McElwain School as new Town Offices facility

Each scenario has its strengths and weaknesses. They provide a basis for the leaders and citizens of Bridgewater to make informed decisions regarding the future of these buildings and the ways in which they wish to house Town government functions


Scenario 1 – Rehabilitate Town Hall and Academy Building ACTION STEPS 1) Rehabilitate Academy Building and Town Hall 2) Retain EMOC in Academy Building 3) Retain upstairs meeting room in Academy Building (2,100 square feet) 4) Space in Academy Building and Town Hall can accommodate 15,900 square

feet of municipal function space a) 8,900 s.f. in Academy Building b) 7,000 s.f. in Town Hall

5) Municipal parking: a) Spaces in existing lot b) Meeting/event parking in cooperation with churches

6) Memorial Library is available for other uses (historical center/museum?) 7) McElwain School is available for other uses Base Rehabilitation cost = $1,300,000

– Town Hall: $400,000 base work – Academy Building: $900,000 base work

Full restoration costs = $3,400,000 Surplus property

– Memorial Library (rehabilitation cost $300,000) – McElwain School


Scenario 2 – Rehabilitate Memorial Library and Academy Building ACTION STEPS 1) Rehabilitate Academy Building and Memorial Library 2) Retain EMOC in Academy Building 3) Retain upstairs meeting room in Academy Building (2,100 square feet) 4) Space in Academy Building and Memorial Library can accommodate 13,050

square feet of municipal function space a) 8,900 s.f. in Academy Building b) 1,500 s.f. addition to Academy Building * c) 2,650 s.f. in Memorial Library

5) Municipal parking: a) Spaces in existing lot b) Meeting/event parking in cooperation with churches

6) Town Hall is available for other uses (historical center/museum?) 7) McElwain School is available for other uses Rehabilitation cost = $1,170,000

– Academy Building: $870,000 – Memorial Library: $300,000

Full restoration costs = $3,400,000 Surplus property

– Town Hall – McElwain School


Scenario 3 – McElwain School for New Town Offices ACTION STEPS 1) Rehabilitate McElwain School for new Town offices 2) Relocate EMOC to McElwain School? 3) Create civic meeting space for large meetings/hearings 4) Space in McElwain School can accommodate 21,000 square feet of municipal

function space 5) Municipal parking:

a) Spaces in new lot on McElwain School site 6) Memorial Library is available for other uses (historical center/museum?) 7) Academy Building is available for other uses 8) Town Hall is available for other uses Rehabilitation cost = $2,700,000

– McElwain School: $2,700,000 million Surplus property

– Town Hall – Academy Building – Memorial Library (rehabilitation cost $300,000)


INCORPORATING SUSTAINABLE DESIGN INTO BRIDGEWATER’S MUNICIPAL BUILDINGS Introduction The term “green” is used by many people and organizations when speaking about a wide variety of topics. In the field of architecture, when people speak of “green” buildings, they are referring to buildings that are “sustainable”, that is to say that they meet the needs of the present without compromising the ability of future generations to meet their own needs. Historic buildings are inherently sustainable. Preservation of historic buildings maximizes the use of existing materials and infrastructure, reduces waste, and preserves the historic character of older towns and cities. The energy embedded in an existing building can be 30% of the embedded energy of maintenance and operations for the entire life of the building. Sustainability begins with preservation. Historic buildings were traditionally designed with many sustainable features that responded to climate and site. When effectively restored and reused, these features can bring about substantial energy savings. Taking into account historic buildings' original climatic adaptations, today's sustainable technology can supplement inherent sustainable features without compromising unique historic character. Making sustainable design choices The U.S. Green Building Council is the organization that sets the rules and standards for sustainable design and recently adopted a new guideline for greening Existing Buildings. Through the Council, projects are measured through a points system under the title Leadership in Energy and Environmental Design (LEED While this is a valuable checklist for maximizing the sustainable qualities of existing buildings in a real estate portfolio, it stops short of addressing historic buildings specifically. The following is a listing of steps that allow rehabilitation of historic buildings to meet LEED and similar sustainability standards in historic building projects. 1) Sustainable Sites HEAT ISLAND REDUCTION Before the mid 20th century, most parking areas were pervious surfaces often surrounded by trees and covered with gravel to minimize mud problems. Rehabilitation projects can specify low reflectivity porous paving, such as masonry pavers, reduce heat island effects and create the added benefit of controlling storm water runoff. Where treatment of runoff water is required provide an impervious barrier below a pervious surface to direct runoff to an oil-water separator and/or a treatment facility. 2) Water Efficiency


WATER USE REDUCTION Historically, water conservation was a part of daily life. Cisterns collected rainwater and water was reused. Modern gray water recycling systems have evolved from traditional water conservation methods. Specify low flow toilets or consider options similar to historic technology. 3) Energy and Atmosphere MINIMUM ENERGY PERFORMANCE

• Working historic shutters can reduce heat gain significantly. Closing shutters in the morning and opening them in the late afternoon controls heat gain during warm months. In cold months, following the opposite pattern reduces heat loss. This is particularly effective when a building has significant thermal mass.

• Awnings, where historically appropriate, are efficient, and work with the seasonal path of the sun. Properly designed awnings can reduce heat gain by 65% and more.

• In warm climates, make use of existing, deep overhangs to provide shade during the hottest part of the day while allowing sunlight to come in during cold months and cooler parts of the day. Overhangs also keep roof drainage away from building foundations, often negating the need for gutters and downspouts.

• Operable windows substantially reduce demand for heating and cooling during temperate months. Educate occupants on effective use of windows. Open the top sash of a double hung window to allow warm air from the top of the room to escape. Open the bottom sash on the shade side of a room to pull in cool air while displacing warm air. It may be possible to maintain the operability of historic transoms over doors to provide cross ventilation in certain situations. However, most fire codes will not allow the use of operable transoms in certain types of facilities because it defeats fire walls and allows smoke/fire to easily migrate from space to space.

• Preserve high ceilings to allow air to circulate and light to enter into a building.

• Courtyards in hot climates traditionally provided shaded outdoor spaces and well-ventilated indoor spaces. Fountains and other water features reduce the energy required to cool these spaces and make courtyards more comfortable during the summer and temperate months. As water condenses, air is cooled. Located in a walled area, cool air is trapped low, providing relief and humidity in hot dry climates. Retain historic open courtyards and water features to achieve these benefits.

• Historic masonry buildings are exceptionally durable and benefit from significant thermal mass. Thermal mass helps regulate the temperature inside by storing heat and cold within the mass of the wall.

REUSE OF HISTORIC WINDOWS


Historic windows are major character defining features. Contrary to some interpretations, meeting LEED® guidelines does not require replacing historic windows. Historic windows can be reused in an energy efficient manner. A traditional single-glazed, double hung window has an R-value of 1, compared to R3 for a new double-glazed, low-e, double hung window. If the historic wall assembly has an R-value in the teens, taking a window from R1 to R3 will not provide sufficient energy savings to offset the cost of replacement windows and associated waste. The primary cause of infiltration can be addressed with jamb insulation, weather stripping, and trim repair. For an extra layer between the occupant and the elements, a storm window can be mounted to the existing window—interior or exterior—with little change to the character of the original unit. Many historic buildings featured hinged, wood storm windows that can be reused. Historic windows were constructed of dense, old growth wood. The life cycle of modern replacement windows is much shorter. 4) Materials and Resources SOURCE REDUCTION AND WASTE MANAGEMENT Consider use of appropriate salvage historic materials for restoration of lighting, hardware, and other specialty items. Most mid-sized cities have resources for salvaged building materials. Upgrade, rather than replace, historic fixtures. OPTIMIZE USE OF IAQ COMPLIANT PRODUCTS Early paints and stains featured pigments made from natural plant materials and minerals. Use low volatile organic compounds (VOC) finishes. EXTERIOR AND INTERIOR MATERIALS While LEED does not yet focus on the value of durable materials in sustainable building, use of durable, renewable natural materials conserves resources in the long-term and is one of the significant sustainable aspects of historic buildings. Consider the embedded energy of existing materials in approaching rehabilitation of interior spaces. 5) Indoor Environmental Quality OUTSIDE AIR INTRODUCTION AND EXHAUST SYSTEMS Before the advent of mechanical air conditioning, most historic buildings featured natural ventilation, usually based on the chimney effect. Wherever practical, provide for natural ventilation to maximize efficient air flow, reduce occurrence of sick building syndrome, and increase occupant alertness. CONTROLLABILITY OF SYSTEMS: LIGHTING Many early offices took advantage of a combination of natural light and task lighting. Retain large window openings and specify low height, directional lamps that illuminate work surfaces effectively. Consider installing sensors to maximize use of natural light by activating ambient electric light only as needed. DAYLIGHTING AND VIEWS: DAYLIGHTING


Retain tall windows to allow natural light to penetrate a building. With the added benefit of higher ceilings, natural light can travel far into a space. Buildings in a "C" or "E" plan form were common and essentially functioned to facilitate natural light and ventilation. Additionally, skylights provide a flood of natural light, and were often used on the north face of a roof so not to produce glare. Cost benefit of sustainable design choices A green building may have more initial costs, but there are documented savings for the building owners and users through lower operating costs over the life of the building. The green building approach applies a project life cycle cost analysis for determining the appropriate up-front expenditure. This analytical method calculates costs over the useful life of the asset (typically a 40-60 year period).

These and other cost savings can only be fully realized when they are incorporated at the project's conceptual design phase with the assistance of an integrated team of design and engineering professionals. The integrated systems approach ensures that the building is designed as one system that works together rather than a collection of stand-alone systems that may have conflicts in function and performance.

Important measurable design elements that factors include:

• Recent studies by the USGBC show that incorporating sustainable design elements into building design and rehabilitation adds 0-5% to the overall cost of the project.

• Major Life-cycle savings come from the following areas:

o Energy efficiency: for buildings conforming with LEED standards, the average annual return on investment is 24%.

o Lighting efficiency: for buildings conforming with LEED standards, the average annual savings is between 30-42%.

o Water efficiency: reduction in water bill, energy cost for hot water, volume of wastewater requiring treatment.

o Materials efficiency: reusing existing materials carefully can save on materials portion of construction budget.

o Materials efficiency: long-term costs of all materials calculated, often resulting in selection of durable materials that do not require replacement in relatively short term (e.g. durable flooring vs. carpet).


o Construction and Debris recycling: building recycling into construction project planning and implementation saves on tipping costs for waste at landfills and provides recapture for contractor or hauler (which can be passed on to owner).

Some benefits, such as improving occupant health, comfort, productivity, reducing pollution and landfill waste are not easily quantified. Consequently, they are not adequately considered in most cost analysis. However, these less tangible green building benefits can be important to worker productivity, reduction of lost time for illness, increased worker health and overall morale.

Even with a tight budget, many green building measures can be incorporated with minimal or zero increased up-front costs and they can yield enormous savings over the long-term operations of the building.

Sources that can be helpful in integrating sustainable design practices as the design process for Bridgewater’s municipal buildings moves forward include:

US Green Building Council (USGBC): www.usgbc.org The USGBC is a national non-profit organization dedicated to sustainable building design and construction and are the developers and managers of the LEED building rating system. As a clearing house of information, the USGBC is a comprehensive resource on design and construction solutions (links at http://www.usgbc.org/DisplayPage.aspx?CMSPageID=76 )

The Massachusetts Sustainable Design Roundtable: http://www.mass.gov/envir/Sustainable/initiatives/initiatives_roundtable.htm Organized by the Executive Office of Environmental Affairs and the Division of Capital Asset Management, the Commonwealth of Massachusetts Sustainable Design Roundtable was been formed to explore ways in which the state can actively promote sustainable design practices in public building projects and projects receiving state aid or oversight. The Roundtable is funded through a grant from the Massachusetts Technology Collaborative to establish a Roundtable process that promotes dialogue about green buildings between the public and private sectors.

Minnesota Sustainable Design Guide: http://www.sustainabledesignguide.umn.edu/ A comprehensive web-based design guide for integrating sustainable design solutions into new construction and rehabilitation.


ALTERNATE REUSE SCENARIOS FOR MUNICIPAL BUILDINGS Memorial Building There was a very strong sentiment at the Public Visioning Session for the continued use of this building as a Town facility, specifically as a repository for the Town’s historical artifacts and as a potential research center. From an architectural standpoint it is a public building in the way it is designed and in which space is allocated –it is difficult to carve up into smaller rooms for new uses. As a “memorial” building to Bridgewater’s sons who gave their lives to preserve the Union in the Civil War (1861-65), it carries more solemn and patriotic associations than other buildings and will be more difficult to de-accession.

Many communities have established local heritage resource centers which provide organized, integrated facilities where citizens, historians, academic groups and others can research. Excellent facilities in Winchester and Andover, Massachusetts are examples.


These facilities include stable archival storage, display areas for exhibits, research areas for school groups and scholars, meeting and performance areas and secure vaults for rare materials.

Andover Historical Society Research Center

Research Center, Barton County Museum, Kansas


McElwain School Schools are very usable for a variety of adaptive reuses. Schools have been successfully converted to housing (market rate, condominium ownership, rental, elderly, etc.), offices, recreation facilities, charter schools, artist loft facilities. Any or all of these reuses MAY physically take place within a reused McElwain School.

The process that the Town takes to find a financially viable reuse for the McElwain School should be carefully constructed to assure the following outcomes:

• Reuse of the building in accordance with Town zoning and planning regulations • Reuse of the building in accordance with preservation standards • Financial structure of lease and/or property tax that benefits the Town

There are two main models for how the Town might approach the reuse of the McElwain School; 1) The building can be leased for a long term (traditionally 99 years for major

redevelopment) to a private party. The approach will most likely require that the property remain off the tax rolls, but the Town will receive the annual lease payments.

2) The building can be sold outright, allowing the Town a one-time gain in the sale of the property, and a long term income from the tax assessment on a rehabilitated, reused building.

The lot upon which the McElwain School is located is also very large, allowing on-site parking and green space, as well as a potentially high density on the site within the Town of Bridgewater’s Zoning Ordinance and other regulations.

Documents

Town of Bridgewater Municipal Buildings Study · PDF fileBridgewater Municipal Buildings Study 2 Town of Bridgewater Municipal Buildings Study Table of Contents 1) Executive Summary