CERTIFICATE OF OCCUPANCY EVALUATION

EVERGREEN PARK AND RECREATION DISTRICT 1521 BERGEN PARKWAY EVERGREEN, COLORADO 80439

CERTIFICATE OF OCCUPANCY EVALUATION

ALDERFER THREE SISTERS BARN

Prepared by:

J. F. Sato and Associates 5878 South Rapp Street

Littleton, CO 80120

D2C Architects 1101 Bannock Street

Denver, CO 80204

Job # 1553

May, 2016


TABLE OF CONTENTS INTRODUCTION ....................................................................................................................... 2 EXECUTIVE SUMMARY ........................................................................................................... 3 OBSERVATIONS AND EVALUATION ..................................................................................... 4

Architectural Observations and Evaluation .................................................................... 4 REQUIREMENTS Code Analysis ................................................................................................... 5

BUILDING EVALUATION Roof ................................................................................................................... 5 Walls .................................................................................................................. 6 Doors and Windows .......................................................................................... 6 Floors ................................................................................................................ 6 Fire Protection ................................................................................................... 6 ADA Requirements ............................................................................................ 6 Heating/ Ventilation ........................................................................................... 9 Electrical ............................................................................................................ 9 Use Discussion .................................................................................................. 9 AGREEMENTS + PROCESS OF APPROVAL Building ............................................................................................................. 12 Zoning + Planning ............................................................................................ 12 Health ............................................................................................................... 12 Fire ................................................................................................................... 12

Structural Observations and Evaluation ....................................................................... 13

Roof ................................................................................................................. 13 Walls ................................................................................................................. 14 Floors and Joists ............................................................................................. 15 Posts and Supports ......................................................................................... 17 Foundation ...................................................................................................... 18

APPENDICES Appendix A – Certificate of Occupancy Evaluation Drawings Appendix B – Photographs Appendix C – Cost Estimate Summary and Description

2

EXECUTIVE SUMMARY

The Alderfer Barn is an important architecture feature of the Evergreen area. It has been modified and added to over the years, but has remained an iconic fixture and gathering place for the community. Evergreen Parks and Recreaction District currently utilizes the space for various actives. The building does not currently have a Certificate of Occupancy (CO) and J.F. Sato and Associates and D2C Architects were contracted to explore the existing conditions and what would be required to obtain a CO. There were four main items to be addressed in this report.

Document the existing conditions of the structure and architecture using photographs from a December, 2015 site visit and as-built plan sheets based on measurements taken at the site.

Evaluate the existing conditions and identify all modifications recommended for continued maintenance as well as for a Certificate of Occupancy from Jefferson County. This is based on several different occupant criteria as determined by Evergreen Parks and Recreation District.

Evaluate basic structure to identify major deficiencies and provide general assumptions for improvements. Calculations and load path analysis to be provided with repair project.

Provide probable construction cost estimates information for repairs and modifications recommended from the evaluations. These cost opinions are based on 2015 RS Means construction assemblies and past project information. Cost estimates are limited as to what is included and is described further in Appendix C.

Low End Estimate High End Estimate Required Improvements $19,200 $26,800 Recommended Improvements $29,400 $49,000 Fire Suppression System $80,570 $95,570

*all costs are additive

The focus of this report is on maintaining the barn for use by Evergreen Parks and Recreation District. It also provides information on what the limitations of use are currently and what modifications would be needed to provide expanded use.

3

INTRODUCTION

The Alderfer Barn started as a small log barn built in the 1850s as part of the Hester Homestead located near present day Evergreen, Colorado. A timber frame addition was added in 1900 and again expanded in the 1970s. The barn was obtained from the Alderfer family by Jefferson County Open Spaces in 1985 and is currently operated by Evergreen Park and Recreation District.

The barn consists of multiple levels and is accessed by several different stair systems and doors located around the perimeter. As-built drawings showing these different levels are provided in Appendix B. For the purposes of this report, the different levels will be identified as the Basement (Elevation 91’-9”), Shop (Elevation 95’-0”), First Floor (Elevation 100’-0”), Gathering (Elevation 104’-1”), Mezzanine 2 (Elevation 108’-1”), Second Floor (Elevation 114’-3”), and Attic (Elevation 124’-0”). See Appendix A for documentation drawings.

The barn is located in the Alderfer/Three Sisters Park which provides hiking, mountain biking, and horseback trails, climbing, and picnicking opportunities. Previously, the Alderfer Ranch raised cattle, horses, and foxes. Hay was cut from the adjacent meadow and an operational sawmill was located nearby. Some of the boards for the barn came from that sawmill.

Over the years, the barn has served many purposes. In the past few years, the barn has been the location for several events including weddings and a music venue for Boogie at the Barn. J.F. Sato and Associates (JFSA) was contacted by Evergreen Park and Recreation District to provide a report to summarize modifications and probable construction cost opinions to obtain a Certificate of Occupancy. The purpose of this Certificate of Occupancy would be so that Evergreen Park and

Recreation District could offer more program opportunities within the barn. To this end, JFSA teamed up with D2C Architects to provide documentation of existing conditions, modification recommendations, and probable construction cost opinions. The following report describes JFSA’s findings based on the evaluation of the structure and site visit, and retrofit recommendations.

4

OBSERVATIONS AND EVALUATION Architectural Observations and Evaluation REQUIREMENTS Code Analysis Building Current Codes:

2015 International Building Code 2015 International Fuel Gas Code 2015 International Mechanical Code 2015 International Plumbing Code 2015 International Existing Building Code 2009 International Energy Conservation Code 2014 National Electrical Code

Occupancy | Use Mixed Use: Assembly (A-3) + Storage

▫ “Club” (With Alcohol Potentially, Baseline – No Alcohol)

Zoning: C-O: Conservation Zone Parking Requirements: Exempt

o Minimal Parking on site exists, and will need to be addressed on a per use basis for the barn.

The existing building is not in conformance with the current or even recent codes for the intended and desired uses, which will require numerous modifications. The recommendation to meet current codes and ensure an Occupancy Certificate will be based on fiscal feasibility and shaping the District’s expectations for how the facility is used. Simple facility management techniques, such as the type of storage in the building and the access to storage space to avoid user/visitor confusion.

Fire Department

The Life Safety aspects will be reviewed and managed by Evergreen Fire Rescue and must conform to the current NFPA codes (2016).

Key Requirements that need to be addressed through a renovation project:

Exit Signage Emergency Lighting Fire Extinguishers Fire Sprinkler System (if occupancy is desired to be over 300 or

over 100 with alcohol served) ▫ May not be fiscally feasible

Posted Occupancy Maximums

5

Zoning Parking Requirements may be exempt with the facility on government land. The Jefferson County Zoning and Planning Department will provide necessary assistance with parking and road safety management. The District will need to coordinate events.

Health Department The existing building does not have plumbing for permanent restroom/ toilet facilities that would be required, typically, of a building which is occupied by the public. With the existing and pseudo-historic function of the barn facility as a storage building that is being used for limited event activities, the Health Department will allow the District to augment the permanent facility with setup of temporary facilities (chemical toilets) during public use. The requirements will be to work with Health Services to apply for use permits and facilities (toilets and wash units). Health Services has confirmed that the number of toilets and wash facilities are based on the occupancy of the event and also that they do not regulate the chemical toilets and frequency, which means that the District has complete flexibility to request/provide as many necessary for any event they plan (no limitations to extent of days). Handicap facilities may also be required for certain events and should be coordinated with Health Services when permitting for public events.

BUILDING EVALUATION Roof

The Barn Roofs, primarily covered with a standing seam metal are in good condition with serviceable life (estimated 10 – 20 years) left, if maintained (includes paint/patch damaged areas, replace nails, repair flashing, etc.). The current roof is understood to be about 15 years old (2001 install) with a warranty still in place (estimated as a 30 year roof) and the roof will likely outlast the warranty. When the time comes to replace the roof; a similar panel/finish will cost between $6 and $7 per SF (current day pricing, including materials, labor, and contractor profit and overhead) plus inflation. Budgeting for $38,000 - $43,000 (includes inflation to 2030) is recommended. It appears replacing the roof in 2030-2035 with a new roof would be appropriate.

6

The structure appears to need some reinforcement on the large expanses that are showing some sagging. Walls

The Exterior Walls of the barn are log and wood sided with minimal or no insulation. The walls could use some patching and tightening up to keep snow/ rain out and to ensure a more air/ weathertight enclosure. If/ when the barn is re-sided, it would be recommended to add sheathing/ weather barrier/ rigid insulation as underlayment to enhance the performance and meet current or future energy codes, which will also extend the life of the structure.

Doors and Windows

Safety Glazing is required in doors and in windows adjacent to doors or within close proximity to the floor or stairs. The current building is nearly compliant with this requirement but the window near the main Entry should be repaired. Existing windows are single pane in-place constructed, fixed. Insulated glazing could help enhance the overall comfort of the building but would be considered as an upgrade. With the use of the building as a non-occupied regularly, building, with existing fenestration and no plan for an overhaul it is not a requirement at this time. Trimming out existing windows will go a long way toward sealing up the envelope and bettering performance.

Door Hardware is mostly non-existent on exterior doors as the structure is set up as for barn/ storage use. Manual locking latches, as existing, should be allowed so long as during use the exit doors are open and accessible. It will be required to have proper push/pull and mounting heights for any doors that the public needs to access.

Floors

Floors are constructed of sawn lumber and have a historic value to the barn. For the most part the floors are in solid shape but overall need to be maintenance to ensure extended life. Replacing, failing units, fasteners, and addressing ADA issues needs to be done in a renovation project.

7

Fire Protection

Fire Extinguishers are in place throughout the Assembly area. The extinguishers need to be signed and mounted to meet current codes and the overall quantity needs to be addressed and illustrated on a Code/ Evacuation plan along with Egress paths.

Sprinkler Requirements for the Barn are based on use/ type of Assembly:

Alcohol Served 100 Occupants Max – Sprinkler Required No-Alcohol Served 300 Occupants Max – Sprinkler Required

ADA Requirements

The primary shortcomings of the barn structure are the conformance to the Accessibility Code (ADA); the building was just never designed for Assembly and the design/ construction dates were far prior to development and intentions of the Accessibility Act. The primary challenges can all be remedied:

Egress/ Ramps + Stairs

The ramp from the exterior through the large barn door needs to be flattened out to be 1:20 sloped floor rather than a ramp to avoid handrails and other material changes.

The ramp inside the main entry area that accesses the lower “Dance Floor” needs to be rotated and extended to meet 1:12 slop and a handrail needs to be added.

The main stair area appears to conform, but the risers should be closed to ensure safety.

8

An additional stair should be added from the “Stage” to the upper “Dance Floor” to allow a 2nd accessible exit.

Handrails

Stair and Ramp handrails need to have conforming handrails with extensions (currently missing) to meet the accessibility code.

Guardrails

The guardrails at the upper “Dance Floor” and Mezzanine overlook do not meet code. There is a requirement for the openness of the rail to “not exceed” and the “Top” is of a rough wood/ tree material which has knots, knobs, cracks, and other unsafe features. The top can have character but receive treatment to ensure code is met.

Obstructions

Head knockers (low overhead obstructions) in the form of structural bracing should be adjusted and dealt with.

9

Trip Hazards

The flooring, where failing, or “character” from knots and splinters missing, needs to be repaired, by replacing planks and sanded in areas to ensure a floor within the change tolerances necessary to meet code.

Heating/ Ventilation

The barn is not heated currently and although events are not currently planned for winter months, it would be a benefit to the longevity of the structure to have minimal heating to assist with maintaining a more stable temperature, especially with the deep freezing. In addition to shoring up the structure for snow loading, and tightening up the envelope, so does including an HVAC system of some kind to temper the space and extend the buildings life and also usability.

Electrical

The existing Electrical Service appears to be minimal but is probably adequate overall for the building as it currently operates. Upgrade to the service with many additional circuits would be required to more efficiently and effective use of the building as an Event venue. The power in the basement that was used for numerous shop activities is unnecessary and an engineer should be consulted to see if the distribution could be shifted to the stage and assembly areas and/ or determine the additional requirements/ loads that should be accommodated. The conduits, boxes, and wiring need to be fully evaluated by an engineer to determine code conformance and recommendations for renovation. The barn does not contain any data wiring for telephone, internet, or cable/ satellite TV. The district shall determine and advise the design engineers, at the appropriate time in a renovation design project, needs and desires they have.

Use Discussion Health Department:

What will be your source of water? N/A, there used to be a pump to get water from the Caretaker house. We are at a loss currently on whether it is recommended, required, or feasible to get water.

How will water be provided to participants? Drinking Water in the past was handed out in bottle form from a Tent outside the barn

10

How many events do you anticipate? Let’s ballpark 10 per year but need to understand requirements up and down from there so Evergreen can make informed planning decisions.

How many people do you think will participate in an event? I would expect from 50-200 per event, but this is a currently a guess; I have put in a request to Evergreen to see if they know a Boogie at the Barn participant level.

What is the maximum occupancy this building could have? We are projecting with the Assembly Occupancy right around 250. If the client wants to cater alcohol they’ll need to limit occupancy to less than 100, as sprinklering the building is not going to be feasible. Past “Boogie at the Barn” events have been attended by 250 – 300 participants.

What do you mean when you say it will be used on a “limited basis”? The Facility is NOT heated and so the client only intends to use in summer months and has only expressed the desire to use a handful of times for Boogie at the Barn and other line dance events. Not being part of their organization and knowing exactly what they might do, I would expect that a process agreement for use and a number of uses may need to be designated.

Are there any restroom facilities available now? Correct, no waste piping available. I assume not, but thought I would ask.

What would be your provision in the way of portable toilets and hand washing facilities? I’m looking to inform the client as to what requirements they should follow. Adding permanent plumbing may not or is most likely not feasible because of maintenance, first cost, and anticipated, limited use.

What type of community events do you see this structure to be used for? Music and Dancing is really as far as they have defined. Boogie at the Barn for instance is the past, on-going event that is held 3-times a year and if Evergreen can get a CO they would like to had another handful of event opportunities. Truthfully, they are looking to know what they can do and then work on a plan from there.

Summary shared with Building, Planning/ Zoning, Health, and Fire:

Alderfer Barn Project Synopsis

Client: Evergreen Parks and Recreation District

Goals:

1. To gain a Certificate of Occupancy for Assembly Use [Boogie at the Barn, Small Band Assemblies, Line Dancing, Community Events]

- Ensure a Safe Event Venue for Limited Use [Main Levels only - Basement, Ancillary facilities, and Attics used for appropriate storage, only]

- Ensure Modifications bring the facility amenities up to the necessary needs for envisioned events/ use.

11

- Ensure Rules, Regulations, and Agreements can be created [Restrooms, Parking, Catering, Etc.]

2. The District has prioritized their needs and hopes for the building use and fiscally they will proceed to achieve the High Priority/ Lower Occupancy/ Lowest Cost of Construction and work their way toward accommodating larger events in the future.

USE PRIORITIES [for the District] High Priority [Use during summer and fall months]

1. General Recreation Programs – Examples: Dancing, Outdoor Camps, Trail Education Classes or Running Programs, Outdoor Education Classes or Skills Days, Fitness (yoga), Jr Mountain Bike, Cultural Arts (Photography Class or Painting Classes).

2. Small Venue Events – Rentals (up to 75 participants) to align with our Park Permit Request and tables & chairs available. Birthday or Family Gatherings (Reunions, Wedding Rehearsal, Community Gatherings, “like concert in the park.”

a. Occupancy over 49 participants will require a 2nd Exit from the main assembly space.

Medium Priority

1. Events for 99 or less attendees (Daily and Hourly Rentals - No alcohol permitted) a. Requires adhering to health department use permitting.

Low Priority

1. Large Special Events (+100 with alcohol), Limit to 3 times a year – example Barn Dancing with Music. Use Permits will be required with the Health Department in addition to coordinating with the Fire Department to ensure life safety measures are adhered to.

a. Occupancy over 100 participants with alcohol served will require the barn be fully sprinklered if the events are held within the barn. Events may be held outside the barn without a sprinkler and would need to be coordinated with the Fire Department.

Key AHJ Reviews:

▫ JeffCo Building Department [Building Approval - Code Compliance]

▫ JeffCo Planning and Zoning [Site Approval]

▫ JeffCo Health Department [Restroom Facilities]

▫ Evergreen Fire [Life Safety]

12

The Architect and Engineering team (JF SATO and D2C) have been hired to conduct an initial study for Evergreen P+R to investigate the facility's structure, code compliance issues, condition of materials within the interior and exterior envelope, and to ultimately determine within the requirements for gaining a C.O. what is required for a construction project and to outline for the District a plan and series of requirements and options. The 4+ level Barn is set up for activity on the main level and raised viewing area, primarily in an open space that is roughly 2000 SF and is supported above by 2 levels (Attics) and a basement totaling about 4000 SF of storage. The Exterior condition of the building is fair, considering it is an un-insulated barn, but the interior will require some upgrades to meet accessibility and safety requirements of the code. Some Structural stabilization will be recommended, and upgrade to the overall electrical service and infrastructure is recommended. No site changes are currently proposed, although it is conceivable that if Evergreen can come to an agreement with JeffCo Open Space regarding parking use for events, that a walking path should be coordinated.

AGREEMENTS + PROCESS OF APPROVAL Building Department

Required Construction Renovation Plans for Permitting and Occupancy Authorization.

Planning + Zoning

Courtesy Review of All Building Permit Documents Health Department

Use Permits to be Coordinated for all Events. Recommend creating Fire Department

Building and Occupancy Reviews required and all approvals of construction and inspections for certificate of occupancy.

13

Structural Observations and Evaluation The information listed below is based on observations from a site visit performed on 12-16-15 by JFSA personnel Crystal Backhaus and Ake Boonlert. The full log of photographs is located in Appendix A. Roof The whole exterior roof was a standing seam metal roof and appeared to be in good condition. The roof was only observed from the ground, but no rust areas, bent metal, or other blemishes to the metal were observed. The roof above the second floor on the south side visually appeared to have a large amount of deflection. A portion of the roof to the East was covered by snow and could not be observed at the time of site visit.

The underside of the roof appeared to have water stains from previous weather, presumably prior to the installation of the metal roof system. It was observed on the second level that original roof material was left in place and the addition built on top.

Insulation was also visible through the original roofing material. It was unclear from the site visit what thickness and final extents.

Deflection Area

Water damage, warped, long span

Previous Construction

Existing joists and wood singles

Attic Addition

Visible Insulation

14

Support of the upper roof (visible from the second floor) is questionable.

Walls The walls appear to be mainly all original. In locations all around the structure, the exterior boards have warped, checked, have several air gaps, and been weather damaged at the lower portion of the building. Some repairs should be made although the appearance is part of the structures ambiance.

15

Plexiglas windows were observed and appear to be in good condition. Other windows appeared to be boarded over.

At the first floor and mezzanines, the walls were covered on the interior with plastic, wood panel, and plaster.

Doors located around the perimeter appeared to be warped in some locations, but operational.

Floors and Joists The floor boards appear to be in good condition structurally. No loose boards were observed. Boards did show signs of wear and made noises when walked on.

16

Joists supporting the floor system also appeared to be in good condition. A few locations need further analysis, minor repair, or additional support. (Photo 23, 82, 54)

No blocking was observed in the joists and some connections appear to be missing.

There is a small storage loft located off the Mezzanine 2 level that had some modified joists. It appeared that the bottom of the joists was planned off to provide head clearance and some checking and rolling of the support beam was observed.

Cracked JoistDiscontinuous

Joist Support Missing

Minor Damage

17

Posts and Supports Several repairs and/or analysis of connections should be done located throughout the structure.

Some connections need to be check to confirm that load transfer is adequate. Connections and straps were not observed, so shear transfer through the connections need to be verified.

Checking at Base of Column

Checking in Column

18

The attic space stairs support column does not continue down to the foundation, but is instead supported by the floor boards and then into the joists. There doesn’t appear to be distress.

Foundation

The foundation appeared to be founded on bedrock. In several locations within the basement, rock protrusions were observed. Because of this, no settlement problems were observed with the structure.

Stair posts located in the basement were supported by the concrete floor. Some posts showed discoloration and ckecking located near the base.

A sump pit was observed in the basement and it was noted by Evergreen Parks and Recreation staff that water is often observed several inches deep on the floor.

APPENDIX A


DRAWINGS

OPEN SPACE /TRAILHEAD PARKING

CARETAKERHOUSE

TO EVERGREEN

ALDERFER BARN

www.D2CARCHITECTS.com

8010 S. MONACO CIRCLE, CENTENNIAL, CO 80112

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G-001

Contact:

J.F. SATO AND ASSOCIATES

Crystal Backhaus, PE

5878 South Rapp Street

p: 303.797.1200e: [email protected]

STRUCTURALSTRUCTURALSTRUCTURALSTRUCTURALENGINEERENGINEERENGINEERENGINEER

Littleton, Colorado 80120

Contact:

D2C ARCHITECTS, INC

Brian Duggan, AIA

1101 Bannock Street


ARCHITECT/LANDSCAPEARCHITECT/LANDSCAPEARCHITECT/LANDSCAPEARCHITECT/LANDSCAPE

Denver, Colorado 80204

Contact:

EVERGREEN PARK ANDRECREATION DISTRICT

Ellen O'Connor

1521 Bergen Parkway


OWNEROWNEROWNEROWNER

Evergreen, Colorado 80439

CERTIFICATE OF OCCUPANCY EVALUATIONALDERFER THREE SISTERS BARN

31677 BUFFALO PARK ROAD, EVERGREEN, COLORADO 80439

N

TR

UE

NO

RTH G-001

1 LOCATION MAP



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G-002

G-002

1 3D AXONOMETRIC - NORTHWEST

G-002

4 3D AXONOMETRIC - SOUTHEASTG-002

3 VICINITY MAP

G-002

2 VICINITY MAP

UP

UP

OCCUPANCY LOAD

EGRESS LOAD

EGRESS PATH

1 HR FIRE RATED PARTITION

SMOKE RESISTIVE PARTITIONPER INCIDENTAL USE REQ.

2 HR FIRE RATED PARTITION

CODE ANALYSIS LEGENDCODE ANALYSIS LEGENDCODE ANALYSIS LEGENDCODE ANALYSIS LEGEND

##

##

EL. = 95'-3" EL. = 95'-0"EL. = 91'-9"

ShopShopShopShop

002

3

BasementBasementBasementBasement

001

2

5

75'48'

EL. = 100'-0"

EL. = 100'-8"

EL. = 101'-5"

EL. = 104'-1"EL. = 99'-2" EL. = 99'-2"

EL. = 99'-10"

2:12

3:1

2

Dance FloorDance FloorDance FloorDance Floor

102

104

EntranceEntranceEntranceEntrance

101

49

CabinCabinCabinCabin

106

1

StorageStorageStorageStorage

105

2


104

1GatheringGatheringGatheringGathering

201

140


202

1

2

3

67

PlatformPlatformPlatformPlatform

103

31

57'

FE

FE

FE

FE

EL. = 108'-1"

OverlookOverlookOverlookOverlook

301

1


302

1


303

1

11

EL. = 114'-3"

EL. = 115'-6"


401

7

9

EL. = 124'-0"

AtticAtticAtticAttic

501

3

2

Construction Type: Table 601 V-B (Non-Sprinklered)Maximum Height: 40' (2 Story)Floor Area/ Per Story: Table 503 9,000 SF Maximum

Existing Area: Gross Existing: 6,389 SF

Occupancy Type: Non-Separated Mixed Use - A-3 | S-1

Occupancy Calculation [A-3 | S] = 347 Occupants PossibleA-3: 324S: 23

Exit Travel Distance: Table 1016.2 200' (Non-Sprinklered)

Common Path of Egress: Table 1014.3 < 30 = 100'> 30 = 75'

See use limitations in report.

CODE ANALYSISCODE ANALYSISCODE ANALYSISCODE ANALYSIS

Project Name:

Location:

• Applicable Codes:

Evergreen Park and Recreation District

Evergreen, Colorado

2015 IBC - International Building Code2015 IMC - International Mechanical Code2015 IPC - International Plumbing Code2015 IFGC - International Fuel Gas Code2015 IEC - International Energy Code2012 IECC - International Energy Conservation Code2014 NEC - National Electric Code2012 IFC - International Fire Code and UFC 3-600-01NFPA - National Fire Protection Association (MultipleCodes Per State of Colorado Website)2009 ICC/ ANSI A117.1 (Accessible and UsableFacilities)



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GI101

GI101 1/8" = 1'-0"

1 CODE ANALYSIS PLAN - BASEMENT LEVEL, EXISTINGGI101 1/8" = 1'-0"

2 CODE ANALYSIS PLAN - FIRST FLOOR, EXISTING

GI101 1/8" = 1'-0"

3 CODE ANALYSIS PLAN - MEZZANINE 2 LEVEL, EXISTINGGI101 1/8" = 1'-0"

4 CODE ANALYSIS PLAN - SECOND FLOOR, EXISTING

GI101 1/8" = 1'-0"

5 CODE ANALYSIS PLAN - THIRD FLOOR, EXISTING

N

TR

UE

NO

RTH

N

TR

UE

NO

RTH

N

TR

UE

NO

RTH

N

TR

UE

NO

RTH

N

TR

UE

NO

RTH

0' 4' 8' 16'

0' 4' 8' 16'

0' 4' 8' 16'

0' 4' 8' 16'

0' 4' 8' 16'

ROOM OCCUPANCY SCHEDULEROOM OCCUPANCY SCHEDULEROOM OCCUPANCY SCHEDULEROOM OCCUPANCY SCHEDULEROOM

NO. ROOM NAME NET AREA OCCUPANCY

AREA /

OCCUPANT

OCCUPANT

QUANTITY

A-3

101 Entrance 244 SF A-3 5 49

102 Dance Floor 517 SF A-3 5 104

103 Platform 154 SF A-3 5 31

201 Gathering 695 SF A-3 5 140

1610 SF 324

S-1

001 Basement 416 SF S-1 300 2

002 Shop 640 SF S-1 300 3

104 Storage 59 SF S-1 300 1

105 Storage 317 SF S-1 300 2

106 Cabin 222 SF S-1 300 1

202 Storage 29 SF S-1 300 1

301 Overlook 170 SF S-1 300 1

302 Storage 66 SF S-1 300 1

303 Storage 126 SF S-1 300 1

401 Storage 1864 SF S-1 300 7

501 Attic 868 SF S-1 300 3

4779 SF 23

Grand total 6389 SF 347

ShopShopShopShop

002

BasementBasementBasementBasement

001

EL. = 95'-3"EL. = 95'-0"

EL. = 91'-9"

STORAGE LIST - BASEMENT / GARDENSTORAGE LIST - BASEMENT / GARDENSTORAGE LIST - BASEMENT / GARDENSTORAGE LIST - BASEMENT / GARDEN

1. MISCELLANEOUS WOODWORK.2. RANDOM LUMBER PIECES.3. WOODWORKING EQUIPMENT.4. WOOD SHELVING UNITS.5. HOCKEY NETS.6. AIR COMPRESSOR AND AIR TANK.7. BATT INSULATION.



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A-101

A-101 1/4" = 1'-0"

1 FLOOR PLAN - BASEMENT, EXISTING

0' 2' 4' 8'

N

TR

UE

NO

RTH

Dance FloorDance FloorDance FloorDance Floor

102

EntranceEntranceEntranceEntrance

101

CabinCabinCabinCabin

106


105


104


202

GatheringGatheringGatheringGathering

201

EL. = 100'-8"

EL. = 104'-1"

EL. = 99'-2"

EL. = 100'-0" EL. = 99'-10"

EL. = 99'-2"

EL. = 104'-1"

PlatformPlatformPlatformPlatform

103

MAIN ENTRY

RAMP

RAMP

BARN DOOR

MODIFY EXISTING BRACE

CORRECT FLOOR OBSTRUCTIONS

ADD STAIR DOWN

ADD EXIT AND RAMP/STAIR WITH GUARDRAIL

MODIFY EXISTING PLATFORM

HIGHLIGHT TRIP HAZARDS

MODIFY/ RECONSTRUCTGUARDRAIL AND TOP RAIL"BAR TOP"

CORRECT OVERHEADOBSTRUCTIONS

RECONSTRUCT RAMP ANDGUARDRAIL TO MEET ADASTANDARDS

PROVIDE SECURE GATES AND"NO PUBLIC ACCESS" SIGNAGE

STORAGE LIST - FIRST FLOORSTORAGE LIST - FIRST FLOORSTORAGE LIST - FIRST FLOORSTORAGE LIST - FIRST FLOOR

1. MOTOR BOAT.2. FLOATING TRICYCLE.3. FOLDING TABLES AND CHAIRS.4. PROPANE HEATERS.5. UPHOLSTERED FURNITURE.6. WOOD SHELVING.7. HIGHWAY CONES.8. MISCELLANEOUS TOOLS.9. VEHICLE TIRES.10. RUBBER TRASH CANS.11. SPORTS EQUIPMENT NETS.12. MISCELLANEOUS VINYL COVERS.13. LAWN MOWER.

STORAGE LIST - MEZZANINE 1STORAGE LIST - MEZZANINE 1STORAGE LIST - MEZZANINE 1STORAGE LIST - MEZZANINE 1

1. WOOD SHELVING.2. WOODEN CHAIRS AND STOOLS.



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JANUARY, 2016

201519



A-102

A-102 1/4" = 1'-0"

1 FLOOR PLAN - FIRST FLOOR, EXISTING

0' 2' 4' 8'

N

TR

UE

NO

RTH


303

OverlookOverlookOverlookOverlook

301


302

EL. = 108'-1"

EL. = 107'-4"

STORAGE LIST - MEZZANINE 2STORAGE LIST - MEZZANINE 2STORAGE LIST - MEZZANINE 2STORAGE LIST - MEZZANINE 2

1. WOOD SHELVING.2. WOOD WORK SURFACES.3. METAL STORAGE CABINETS.4. METAL, FLAMMABLE STORAGE CABINET.5. PVC AND STEEL PIPING.6. GOOSE DECOY.



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201519



A-103

A-103 1/4" = 1'-0"

1 FLOOR PLAN - MEZZANINE 2 LEVEL, EXISTING

0' 2' 4' 8'

N

TR

UE

NO

RTH


401

EL. = 114'-3"EL. = 115'-6"

Raised PlatformRaised PlatformRaised PlatformRaised Platform

STORAGE LIST - SECOND FLOORSTORAGE LIST - SECOND FLOORSTORAGE LIST - SECOND FLOORSTORAGE LIST - SECOND FLOOR

1. WOOD CONSTRUCTED, MINIATURE GOLF COURSE.2. DUCK DECOYS.3. MISCELLANEOUS SPORTING EQUIPMENT.4. VEHICLE TIRES.5. MISCELLANEOUS LUMBER.6. PLASTIC CONSTRUCTION NETTING.7. SPRAY PAINT AND LINE PAINTING EQUIPMENT.



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201519



A-104

A-104 1/4" = 1'-0"

1 FLOOR PLAN - SECOND FLOOR, EXISTING

0' 2' 4' 8'

N

TR

UE

NO

RTH

AtticAtticAtticAttic

501

EL. = 124'-0"

STORAGE LIST - BASEMENTSTORAGE LIST - BASEMENTSTORAGE LIST - BASEMENTSTORAGE LIST - BASEMENT

1. MISCELLANEOUS WOOD SIGNAGE.2. MISCELLANEOUS METAL SIGNAGE.3. REPLACEMENT / SALVAGED LIGHT FIXTURES.4. KAYAKS.5. WOODEN CHAIRS.



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JANUARY, 2016

201519



A-105

A-105 1/4" = 1'-0"

1 FLOOR PLAN - THIRD FLOOR, EXISTING

0' 2' 4' 8'

N

TR

UE

NO

RTH

APPENDIX B

PHOTOGRAPHS

1.0 SW CORN

4.0 EAST EXT

7.0 ENTRY SP

NER EXTERIOR

TERIOR

PACE CEILING

2.0 SOUTH EXTER

5.0 EAST EXT

8.0 SOUTH EX

RIOR

TERIOR

XTERIOR

3.0 SE

6.0 SE

9.0 S

CORNER EX

E CORNER EXTE

SOUTH DOOR

XTERIOR

ERIOR

16.0 NORH

10.0 SOUTH D

13.0 SOUTH E

HT EXTERIOR

DOOR

EXT PANEL

R

11.00 SW CORNER P

14.0 WEST WA

17.0 NORTH E

PANEL CONNEC

ALL

EXTERIOR

12.0 SOU

15.0 NW

CTION

UTH EXT PAN

W CORNER BA

18.0 NORTH E

NEL

ASE

EXTERIOR

Page 2 of 13

19.0 NORTH W

22.0 ENTRY C

25.0 MAIN CE

28.0 MAIN CE

WALL

CEILING

EILING

EILING BEAM

23.0

26.0

29.0

20.0 EAST EXTE

0 ENTRY CEILI

0 MAIN CEILIN

0 DOOR BRACE

ERIOR

NG

G BEAM

E

24.0 EN

27.0 M

30.0 DO

NTRY CEILIN

MAIN CEILING

OOR COLUM

21.0 SOUTH LEA

NG

G BEAM

MN

ANTO

Page 3 of 13

31.0 DOOR

34.0 MAIN CO

37.0 BRACE

40.0 MEZZ 1 B

R COLUMN

OLUMN

BRACE

32.0

35.0

38.0

41.0

MAIN COLUMN

0 MAIN COLUM

0 MAIN CEILIN

0 MEZZ 1 BRAC

N

MN

G

CE

39.0 M

42.0 M

3

36.0 M

MEZZ 1 BRAC

MEZZ 1 BRAC

33.0 MAIN COL

MAIN COLUMN

CE

CE

UMN

Page 4 of 13

46.0 MEZZ CO

49.0 MEZZ CO

52.0 MEZZ

43.0 MEZZ 1 B

OLUMN WEST

OLUMN

COLUMN

BRACE

44.00 MEZZ 1 BRAC

47.0 MEZZ RA

50.0 MEZZ COL

53.0 MEZZ CO

CE

AIL

LUMN

OLUMN

45.0 MEZ

ZZ COLUMN W

48.0 MEZ

51.0 MEZZ CO

54.0 MEZZ C

WEST

ZZ COLUMN

OLUMN

CEILING

Page 5 of 13

55.0 MEZZ CE

61.0 MEZZ 2 W

64.0 STORAG

58.0 MEZZ 2 P

EILING FRAMIN

WINDOW

GE FROM MEZZ

POST ABV

NG

Z 2 SOUTH

59.0 MEZZ 2 PO

56.0 MEZZ CE

62.0 MEZZ 2 W

65.0 LOFT BE

OST ABV SIDE

EILING FRAMIN

WINDOW

EAMS

NG 57.0 MEZZ 2

60.0 MEZZ 2

63.0 STORAGE

66.0 LOFT BEA

BOX HEADER

WINDOW

E FROM MEZZ

AMS

Page 6 of 13

2 EAST

67.0 LOFT BE

70.0 LOFT BE

73.0 2ND STAI

76.0 2ND FRA

EAMS

EAMS

IR POST

AME COLUMN

4 68.0 LOFT BEA

71.0 2ND ROOF

74.0 2ND FRA

77.0 2ND FRAM

AMS

F SOUTH

AME

ME COLUMN

69.

7

.0 LOFT BEAMS

72.0 2ND ROOF

75.0 2ND FRAM

78.0 2ND FRAME

S

F SOUTH

ME

E WEST

Page 7 of 13

85.0 2ND FLO

88.0 2ND FLO

79.0 2ND FRA

82.0 2ND ROO

OOR

OOR STAIR

AME WEST

OF SOUTH

89.0 2ND FLO

80.0 2ND ROOF

83.0 2ND ROO

86.0 2ND FLO

OOR STAIRS

F SOUTH

OF SOUTH

OOR

90.0 3RD F

81.0 2ND ROO

84.0 2ND FLOOR

87.0 2ND F

FLOOR

OF SOUTH

R

FLOOR

Page 8 of 13

91.0 3RD FLOO

95.0 3RD FLOO

98.0 2ND FLO

101.0 LOFT FR

OR

OR

OOR STAIRS

RAMING

9

96

99

92.0 RD FLOOR

6.0 3RD FLOOR

9.0 2ND FLOOR

102.0 BEAM

STAIRS

94.0

97.0 3R

0 3RD FLOOR

RD FLOOR

100.0 2ND FLO

103.0 BEAM

OR STAIRS

Page 9 of 13

104.0 SHOP C

107.0 SHOP C

110.0 SHOP C

113.0 ELECTR

OLUMN

OLUMN

OLUMN

RICAL BOX

105.0 SHOP CO

108.0 SHOP C

111.0 SHOP

114.0 SHOP C

OLUMN

COLUMN

COLUMN

COLUMN

106.0 SHOP C

109.0 SHOP C

112.0 ELECT

115.0 SHOP

COLUMN

COLUMN

TRICAL BOX

WALL WEST

Page 10 of 13

116.0 SHOP C

1190.0 BASEM

122.0 BASEME

OLUMN

MENT FRAMING

ENT COLUMN

G EAST

117.0 SHOP CO

120.0 BASEME

123.0 BASEM

OLUMN

ENT COLUMN

MENT COLUMNN

118.0 BASEME

121.0 BASEME

124.0 BAS

ENT FRAMING

ENT COLUMN

SEMENT ROCK

Page 11 of 13

125.0 BASEME

128.0 BASEME

131.0 BASEME

134.0 MEZZ1

ENT

ENT ROCK

ENT ROCK

126.0 BASEME

129.0 BASEM

132.0 BASE

135.0 ENTRY

ENT SUMP

MENT WALL WE

EMENT COLUM

Y

EST

MN

127.0 BASEME

130.0 BASEME

133.0 MAIN

136.0 ENTRY

ENT EAST

ENT ROCK

N STAGE

Y

Page 12 of 13

137.0 MAINE

140.0 MAIN N

NEAR STAGE

NEAR STAGE

138.0 MAIN N

141.0 LOFT

NEAR STAGE

T CANTILEVERR

139.0 MAIN N

142.0 MEZZ

NEAR STAGE

Z2 WINDOW

Page 13 of 13

APPENDIX C

COST ESTIMATE INFO

SUMMARY OF COST – Architectural, Electrical, Fire Suppression The team has identified cost opinions (ranges) for construction modifications, both required and recommended for the best of the long-term facility vision, taking into account the function and use expected in the barn. Note the costs in this appendix do not include Contractor or Architect fees or expected ancillary costs for the project(s) for permitting, insurance, and general overhead that will or may be required. A complete budgetary estimate can be assembled once the scope of project(s) can be identified. The cost estimates listed below are additive. (Total cost for optional/recommended improvements would be the listed costs below “Required” + “Optional/Recommended”. For purposes of estimating, the General Contractor costs for management, procurement, profit and overhead, etc. can be estimated as approximately 10-15% of the costs below. Some possible cost savings could be achieved by owner management. Required = $19,200 - $26,800 Optional/ Recommended = $29,400 - $49,000 + $80,570 - $95,570 to have a Fire Suppression System [Required for Higher Assembly Occupancy and Alcohol provision] COST ESTIMATING – ARCHITECTURAL New Stair w/ Railing – required if going to higher occupancy than 49 Required 2nd egress path if Assembly use exceeds 49 from the gathering space above the dance floor. A new accessible stair from the upper Assembly Space on the main level that is use for patron seating and potentially dancing. A structural Brace requires re-positioning. $750 - $1000 New Exterior Exit – required if going to higher occupancy than 49 Required 2nd egress exit out to the West if Assembly use exceeds 49. A new accessible stair and exit from or next to the platform would serve to split the exits from public use spaces. $3000 - $3500 Floor Repair – required to optional Required repair of the wood floors on the main levels to take care of trip hazards where planks have heaved or have major holes. $1000 - $2000

Optional to refinish floors (maintain a rustic appearance) but overall enhance the image of the facility and lengthen the maintenance life of the floors. $9000 Entrance – 250 sf, Dance Floor – 500 sf, Platform – 155 sf, Stair – 60 sf,

Mezzanine 1 – 760 sf.

Guardrail – required Openings in the guardrail above the main dance floor are not acceptable for public spaces for raised floors more than 30.” The top rail/ plank of the guardrail is rough and could be deemed unsafe. $1500 – $2500 Mezzanine 1 – 36 lf, Mezzanine 2 – 13 lf. Ramp #1 and Railing – required Access to the main dance floor from the entry foyer is currently accommodated by a ramp that does not meet current accessibility codes. The ramp should be rotated and extended to meet requirements and a railing will be required. Can be constructed of plywood and simple metal pipe railing. $900 - $1200 Ramp #2/ Sloped Floor – required At the mouth of the large barn door entrance there is a steep ramp which creates a trip/fall hazard and does not meet accessibility codes for an entrance. The recommendation is to color (paint) safety yellow or orange to denote the hazard. A 1:20 ramp is not feasible here. An additional exit on the West Side of the dance floor is required to avoid this area being required for exiting. The small floor brace shall also be painted. $300 Fire Extinguisher Cabinets – required Fire Extinguisher placement, housing (i.e. cabinets and/or hooks) and signage will need to be addressed based on occupancy and type. $800 Currently there are four fire extinguishers around the main areas of

congregation. Allowance for 8 total fire extinguishers. Signage – required Code required signage to include “posted occupancy,” “Do Not Enter,” Way-Finding for “Restrooms” (in other locations), and Electric operated Exit/ Egress Signage will be required for meeting code and gaining a certificate of occupancy. Emergency Egress lighting will be required and can be done so in combination with Exit Signs or separately to ensure path of egress is lit by battery backup in the instance of power failure.

Securing the Stairs to ensure “No Public Access” above and below the main assembly areas will be required. $1250 - $1500 Lighting Upgrade – optional The building is dimly lit. Depending on the use requirements and desired events it is recommended to add additional (permanent) lighting to storage and assembly areas appropriate to the functions of each space to provide more flexibility and longevity for the facility. $11,500 - $17,100 Electrical – required to optional Minimal increase in loads to get power up to the recommendations for better flexibility for running equipment and lighting interior and exterior of the barn are recommended. By code the service or sub panel may be required replacement to increase in size (load or amperage) but it is also expected that an upgrade is required just to run the minimum equipment foreseen in the main assembly areas in addition to lighting requirements and enhancements. Add 400 Amp Service, wiring and additional outlets. $6000 - $8000 Bracing [Head Knocker] Obstruction – required Column, overhead braces which extend to columns lower than 80” from the floor represents a head knocker condition. Reworking the column bracing is required; refer to structural for description. $750 - $1000 (3) overhead braces and two floor level (trip hazard) braces. Siding/ Windows/ Trim – optional Tightening up the building envelope is highly recommended. Replace or repair bad siding, seal up holes and major cracks, seal windows by adding trim and sealant. $500 - $3000 Hardware and Locks – required to optional Door hardware on accessible doors is required to meet codes for latch/ release, hinges, closers and types of locks. Currently there is just the main entrance that will require installing new hardware and potentially the sliding barn door; 7 openings. $3000 - $5000

Barn Door Operation – optional Currently the operation of the barn door is limited. The Door should be evaluated and corrected to more easily use. Repair of the door sliding mechanism, hardware, and cladding can be expected. $2500 - $5000 Fire Sprinkler – required to optional To comply with life safety codes for an occupancy higher than 100 with alcohol service, the facility would be required to have a fire sprinkler (Dry Pipe Type). The facility would need a large reserve water tank and pump to provide any system or require a new service line with booster pump to be installed. With no viable water source with enough pressure, having a fire sprinkler is not economically feasible. $80,270 - $82,570 (Tank System) $93,570 - $95,570 (New Water Line) COST ESTIMATING – STRUCTURAL Roof joists – required to optional The roof joists are deflecting significantly and the unbraced length is large. This is not an immediate repair, but for longevity additional support should be added. Additional joists can be added between existing to provide stiffness. $1000 - $5000 Floor joists – required to optional Several locations were identified that have cracked joists, missing support, or other minor damage. These minor repairs located throughout the structure should be done to ensure no further damage. $200 - $2000 Mezzanine Loft Storage – required The bottom of joists were planned and the support beam appears to have rotated and checked. This support beam must be monitored to confirm that additional rotation and signs of distress do not occur. $0

Attic Stair – required to optional The attic stair support does not track down to a main support. Additional framing should be placed under this stair if the space is intended to be used for storage. $200 - $500 Basement Columns – required to optional Due to the amount of moisture the basement typically sees and the discoloration of the posts in this area, it is recommended that the wood posts be checked on a regular basis for deterioration. A protective coating may also be beneficial for longevity of the structure. $0 - $500 Load Path Analysis – required to optional This report focused on visible observations and is provided as a summary of these findings. Due to the multiple additional to this barn, various levels and coverings, the load path for this barn is extremely complicated. If the district does decide to utilize the structure for groups greater than 49 persons and undertake renovations, these load paths should be confirmed. This will require a more extensive structural review of tracking all loads into the foundation. This will also be required if bracing (head knocker) obstruction must be moved. If a brace must be moved, the loading to each brace must be known to determine how much it can be moved, how it can be moved, and what needs to be replaced. $5000 - $10000

CERTIFICATE OF OCCUPANCY EVALUATION

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