SUMMARY REPORT Town Hall and Food Pantry Renovation Falmouth, Maine Prepared For: Nathan Poore, Town Manager Town of Falmouth 271 Falmouth Road Falmouth, Maine 04105 July 12, 2013 Prepared By: Table of Contents EXECUTIVE SUMMARY Page 1 INTRODUCTION Page 5 FACILITY CONDITIONS ASSESSMENT Page 6 Site Architectural Structural Mechanical Electrical Page 17 FACILITY RECOMMENDATIONS Site Architectural Structural Mechanical Electrical Page 23 SPACE PLANNING Existing Conditions Falmouth Food Pantry Recommendations Page 27 DISCUSSION OF COST APPENDICES Appendix A Appendix B Appendix C Appendix D Appendix E - Photographs Drawings Project Scope and Meeting Minutes Hazardous Materials Report Cost Estimates Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 oTable of Contents Executive Summary In 2012, the Town of Falmouth determined that it was in the best long-term interest of the Town to develop a short and long-range plan to renovate, and possibly expand, the Town Hall and Falmouth Food Pantry. Oak Point Associates was tasked with developing solutions for improving the spatial efficiency, interior appearance, energy efficiency, structural integrity, and indoor air quality of the Town Hall building. The recommendations are intended to build on recent renovations that were conducted, and Oak Point was asked to prioritize improvements so that they provide the greatest cost-benefit to Town stakeholders. To summarize the results of Oak Point's analysis, there are four prime areas of deficiency that currently exist at Town Hall and some additional considerations: 1. the crawl space below the original building and a portion of the 1990's addition, 2. the exterior building envelope, 3. the building mechanical and electrical systems, 4. space use inefficiencies, and 5. additional site-related considerations. Each is addressed individually below. 1. Crawl space - approximate costs: $141,900 The crawl space, which contains two abandoned air handling units that used to serve the Town Clerk's office area, is a low-ceilinged space with moisture infiltration issues. As part of the project, Northeast Test Consultants was contracted to do a Limited Indoor Air Quality Assessment of the first floor spaces of the building, during which elevated mold spore activity was detected. A follow-up Indoor Air Quality Assessment was conducted, where it was found that airborne mold spores from the crawl space were being passively vented through the floor register in the first floor Clerk's office area. The floor registers were temporarily sealed up, but the mold and moisture issues in the crawl space need to be more permanently addressed. The recommendations for this area are: o o o o o o Install a drainage and lining system to control soil moisture conditions Remove crawl space ceiling insulation and floor debris, and re-insulate ceiling with spray foam Clean and sanitize areas of surface mold within the crawl space Remove floor registers at first floor office space and infill with floor decking Replace basement windows with new units Remove the existing (abandoned) air handling units within the crawl space as part of the remediation work in that area o Install a dehumidification system in the crawl space to keep humidity below 60 percent Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 1 2. Exterior building envelope - approximate costs: $350,200 The exterior building siding is a combination of asbestos siding over wood clapboards, vinyl siding over concrete block, and vinyl siding on sheathing. Asbestos is considered a hazardous material. Exterior walls at the original building and 1960's addition do not appear to be insulated. Windows are vinyl replacement units with snap-in muntins, which cause air and moisture infiltration. Exterior doors are flush hollow metal, embossed hollow metal (with sidelites) and aluminum storefront. Many exterior doors do not have a proper seal. The performance of these combined components of the exterior building envelope, from an energy efficiency and aesthetic standpoint, is poor. The following improvements to the building exterior envelope are recommended: o o o o o o Remove existing building siding, abate the asbestos siding, and replace with fiber cement board smooth bevel siding Install poured urethane expanded foam insulation at the original (1900's) building walls, rigid insulation at the 1960's addition, and no additional insulation at the 1990's addition Replace all windows with clad wood units with insulating glass Replace existing exterior doors with new insulated hollow metal doors Remove and reinstall glass fiber batts at attic level roof insulation Provide roof hold down anchors at existing rafter connections to increase the wind uplift resistance of the roof 3. Building mechanical and electrical system upgrades - approximate costs: $262,200 The building mechanical system components vary in age and performance. The building recently received a new propane gas-fired boiler. The building HVAC controls are old and the system is made up of proprietary equipment. There are various air handlers, ductless split systems and condensing units that service different parts of the building. The air handling units in the crawl space that used to serve the Clerk's office area are abandoned due to indoor air quality issues. This space currently receives no mechanical ventilation, and is cooled by a window air conditioning unit. The condensing unit serving the ductless split system in the server room is inoperable due to damage from falling snow and ice. Each of the building cooling systems use R-22 refrigerant, which is a greenhouse gas and being phased out. The systems are not made to accept any other type of refrigerant. The building electrical systems are generally in good condition, but a few deficiencies were noted that would require a minor amount of work, and which should be addressed. Recommendations for upgrading the building mechanical and electrical systems are as follows: o o Install a new HVAC system within the attic space to serve the general/Clerk's office area on the first floor Phase in new HVAC units and controls to replace the existing units that are 20 years old, and which utilize R-22 refrigerant Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 2 o o o o o o o o o o o o Replace the inoperable, ductless split system for the server room Replace existing electric water cooler in the Lobby with a dual-height unit Reinforce floor framing at floor penetrations and locations of new mechanical equipment Provide a fire alarm pull station at the exterior door within the Council Chambers Install ceiling-mounted occupancy sensors throughout the building Repair faulty electrical devices in the food pantry area Test emergency egress lighting and exit signs, and replace non-functioning units Provide additional coverage for emergency egress lighting and additional exit signs at building egress points Replace lamps of different color temperatures Label horizontal cabling in the second floor copy/data room Provide signage indicating when the elevator is operating on standby generator power Support antenna wiring in the fenced area (rear of building) and provide clearance beneath condensing units for maintenance access 4. Space use inefficiencies / space planning - approximate costs: $120,000 The Falmouth Town Hall building was last renovated in the 1990's, and over the course of the past several years departments, programs and staff have changed, and there are many noted inefficiencies with interior space. Some of these include: o o o o The Falmouth Food Pantry occupies space in the former police station, and has insufficient space for food storage, waiting space, intake space, and counseling space The Land Use Group (Planning, Assessing, and Codes) is spread out over the 2nd floor, not contiguous, but the various departments within this group work together regularly and share files The Finance Department is spread out in various locations on the 1st floor Council Chambers often requires overflow into the Lobby, and the existing furniture doesn't fit well within the existing space Three layout options for reconfiguring space within town hall were developed and reviewed. The consensus was that some to-be-determined version of Option 1 is preferred because it requires the least disruption of existing walls, does not trigger significant life-safety and fire code-mandated updates, would adequately address the majority of the space inefficiencies within the building, and was also the least expensive option. The following summarizes the space planning strategies contained within Option 1: o o o Space on the second floor can be reallocated to the Land Use Group, allowing them to be located together in one area of the building. Property Records file storage is increased from 335 square feet to 420 square feet Town Clerk's office is consolidated allowing the vault to be relocated and doubled in size. The existing vault area will be converted to a conference room Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 3 o o o o The Finance Department staff members are located together on the first floor. Two of the three offices are currently in undesirable locations in the building, with little natural light and near distractions from the Food Pantry. Size of Food Pantry is increased from 550 square feet to 880 square feet Reinforce floor framing in areas where proposed renovations would increase the live load (2nd floor file storage area) Provide posted live load signage for the attic area in the original building 5. Site-related work items - approximate cost: $55,100 There are a few additional site-related work items that would be desirable if a significant renovation of the Falmouth Town Hall is undertaken, although these could be conducted at a separate time from building work. They are as follows: o o o Install new landscaping at the perimeter of the building Replace the wall-mounted flagpole with a ground-mounted flagpole Install flagpole lighting compatible with the ground-mounted flagpole o Install parking area lighting that meets IES-recommended illumination levels Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 4 Introduction The Falmouth Town Hall, located at 271 Falmouth Road, is a two story (plus attic) structure which was originally constructed around 1900 and expanded in the 1960's and 1990's. It is wood-framed and sits atop a crawl space and slab-on-grade foundation. The building is sited on a parcel of land that is 1.03 acres in size (according to Town of Falmouth property records), and is within the Farm and Forest District on the Zoning Map. Town Hall has very little on-site parking for a building of its size, but has a shared parking arrangement with the adjacent Falmouth Congregational Church that provides adequate parking. Town Hall provides office and meeting space for many municipal departments (Assessing, Cable TV, Code Enforcement, Finance, Planning, Community Programs, Town Clerk, Town Manager/Council), and currently provides office space for the Falmouth Land Trust as well as houses the Falmouth Food Pantry. Although the building has been well maintained over its lifetime, incremental growth and piecemeal renovations have resulted in some inefficiencies that could be resolved by undertaking a comprehensive look at the building space and systems. If Town Hall is going to remain in this location for the foreseeable future, an investment in more efficient and durable building systems would most likely result in a positive return on investment. The Falmouth Food Pantry relocated to the Town Hall when the new Police Station was built. It has seen a ten-fold growth over the past four years and currently serves approximately 350 families. The food pantry lacks a freezer and refrigerator, has inadequate storage and is not accessible to disabled individuals. For these reasons and others, it is looking to expand. There is a possibility that the Community Programs Department may be moving to the former Motz School building, in order to be closer to the spaces where some of its programs are held. Oak Point was asked to consider the potential of both of these factors on the space planning part of the project. Oak Point conducted fieldwork in February 2013, as well as visited Cumberland Town Hall and the Freeport Community Services Food Pantry. Recommendations were developed during March and April 2013. This report summarizes the facilities assessment, facility improvement recommendations, and space planning concepts that were developed over the course of the project, from January to April 2013, and describes the estimated probable construction cost of these measures. With this information, it is hoped that the Town will be able to implement improvements that will result in a more efficient and healthier working environment and that crawl space, building envelope, mechanical/electrical, and space reconfiguration improvements will result in a long-term savings for the Town. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 5 Facility Conditions Assessment This assessment is limited to the scope of work items identified in the Request for Proposals, as refined through subsequent meetings with Town staff, as well as Oak Point Associates' field investigations, and review of available historical documentation. Site The Falmouth Town Hall is located at 271 Falmouth Road, adjacent to the Falmouth Congregational Church, with the remainder of the site abutting a residential lot. The front and church side of the Town Hall building is surfaced by landscaping/lawn and paved parking areas, the remainder of the surface area around the building is landscape/lawn and wooded areas. The building is served by an on-site septic system (not evaluated as part of this report), municipal water, overhead electric from pole mounted transformer and underground communications from the utility pole to the building. Two propane tanks serve as the building heating fuel source and are located in the rear of the building. (See Mechanical and Electrical sections for additional utility information.) Stormwater runoff from the landscaped and paved areas at the front and church sides of the building appears to run toward Falmouth Road via surface flow, where it is collected and conveyed away from the site by culverts. The stormwater runoff at the rear and remaining sides of the building appear to run into the wooded areas via surface flow. It should be noted that roof runoff from the Town Hall building is collected by a gutter system and conveyed to the ground immediately adjacent to the building foundation by downspouts, with some downspout outfalls discharging below the grade into the mulch. During the assessment of the crawl space mold and evidence of water intrusion were found (see Appendix D). The flag is currently flown on a wall-mounted bracket and pole. The Town would like to have a groundmounted flagpole installed. Town Staff also expressed a desire to replace the foundation plantings at the perimeter of the building. Architectural The scope of work for architectural elements and building component analysis is focused on the exterior envelope, building structure (in relation to potential space allocation modifications), and existing overall construction. Code compliance review outside the scope of work is excluded as the intent is not a comprehensive facility assessment. Architectural components which may be affected within the proposed space planning layouts will be evaluated. Any new work proposed will be completed to current MUBEC (Maine Uniform Building and Energy Code). Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 6 Falmouth Town Hall is a two story (plus attic) structure which was originally constructed circa 1900 and expanded in the 1960's and again in the 1990's (see Appendix B). It is wood framed and sits atop a crawl space and slab-on-grade foundation. The style of the building is New England barn, similar to Grange Halls and Lyceums of the era. Exterior Envelope Siding is currently a mix of asbestos over wood clapboards at the original 1900's portion, vinyl over concrete block at the 1960's addition, and vinyl on sheathing at the 1990's addition. Windows are builder's quality vinyl replacement units with snap-in muntins as part of the 1990's renovation. They have reached the end of their usable life and cause air and moisture infiltration. Many units leak during storms/wind-driven rain events. Doors are flush hollow metal, embossed hollow metal with sidelites, or aluminum storefront and are poorly sealed, resulting in air and moisture infiltration. Wood shutters with shutter dogs are located at each window of the original (main) building but are absent elsewhere. Soffits are aluminum and/or vinyl wrapped. The roof was replaced within the past two years and is architectural grade asphalt shingle with metal eave ice dam strips. Insulation within the wall cavity is unknown, though previous reports indicate that there is none (it is assumed that the 1990's addition is insulated). The attic is insulated at the ceiling level with glass fiber blankets above the suspended acoustical tile. Extent of infiltration barrier and vapor barrier is unknown, though a portion of siding has been removed down to the original wood board sheathing on the original building and none was visible at that location (see photos - Appendix A). The foundation is granite slabs atop rubble stone at the main wing, concrete elsewhere. The first floor is insulated with glass fiber batts between the wood joists and is in varying states of disrepair, due to crawl space conditions. The overall condition of the exterior envelope is poor to fair (except the roof). Asbestos siding is a hazardous material which should be abated and the vinyl siding isn't an appropriate choice for a civic building - not only aesthetically but in terms of life-cycle costs. The same is true for the vinyl windows. An overall building envelope replacement is warranted. Crawl Space The crawl space extends beneath the original 1900's portion of the building and part of the 1990's addition. It is accessed via a floor hatch in the storage room off of council chambers as well as through a cellar window opening on the west side of the 1900's section. The crawl space varies in clear height from 18 inches +/- to 3 feet 6 inches +/-. The floor surface is sand over poly vapor barrier. Mechanical equipment; domestic water, sprinkler and sanitary sewer piping; and ductwork fill portions of the space. The perimeter foundation walls have rigid insulation set against them, and the first floor joists contain fiberglass batts. Two air handling units that used to provide fresh air to the first floor Town Clerk's office area were abandoned due to suspected air quality issues. Air was ducted from these units to floor registers which are still in place and open to the ductwork (although recently sealed off from the 1st floor). Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 7 In February 2013 Northeast Test Consultants (NTC) evaluated and prepared two reports: a "Limited Indoor Air Quality Assessment" dated February 12, 2013 and an "Indoor Air Quality Assessment" dated February 21, 2013 (See Appendix D). Mold was found in the first floor crawl space area along with evidence of water intrusion, with standing water noted around the elevator. Although the units were not running, air and mold spores from within the crawl space were being passively vented into the first floor office space through the floor registers. The town subsequently sealed off the floor registers with poly sheeting and duct tape as an interim measure until the crawl space issues can be permanently addressed. Rodent activity was evident in the crawl space and above ceiling tiles at the first floor. The ceiling tiles have been damaged by pipe condensation and rodent feces and urine. Structural The existing structural system consists of a two-story wood-framed structure that includes an attic space and a crawl space beneath the first floor. Existing structural plans were not available and the descriptions below are based on visual observations by Oak Point Associates personnel. Calculations and analysis that were performed are in accordance with IBC 2009 and the National Design Specification for Wood Construction of the American Forest and Paper Association (NDS). Analysis was limited to areas where a change in loading was considered, primarily in the attic area that is currently used for light storage. Roof Structure Roof framing for the original (c.1900) construction and 1960's addition consists of wood rafters generally spaced 24 inches on center with a wood deck spanning over the rafters. The rafters are supported by wood girders along the eave and mid height of the roof. Girders are supported by wood columns that extend down to the floors below. In the attic used for light storage a structural analysis of the roof structure was performed, since additional insulation may be provided. Any increase in insulation will increase the likelihood of the roof structure being subjected to higher snow loads then may have previously been seen. Rafters were found to have sufficient strength but the supporting girders at mid height did not have sufficient strength to support the full design loads. As this is a Level 2 alteration, there is no code-required trigger for strengthening the structure, nor is there any issue continuing use provided that the loading, insulation, and space allocation remains as is. Our analysis took into account un-balanced snow loads that occur when the wind blows the snow from the windward to the leeward side of the roof. Connection of the rafters to supporting members was by toe-nailed connections which have insufficient capacity to resist the code required wind uplift forces. Framing for the 1990's addition consists of metal-plated connected wood trusses with plywood sheathing spanning over the trusses. The trusses are supported by perimeter load bearing walls. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 8 Floor Structure Floor framing for all levels of the original construction generally consist of 2x framing of various sizes that are supported by wood girders. Typical girder sizes range from 6x8 to 7 1/2 x 9 sections. Wood decking is used to span over the joists. Wood columns are used to support the girders as well as supporting roof dead and snow loads. An analysis of the attic framing currently used for light storage was performed. The purpose was to determine if the area could be used for offices. The required live load for offices is 50 pounds per square foot (psf). Our analysis indicates that this area has a live load capacity of 34 psf. Both joists and girders were found to be inadequate. Since the framing at other levels is similar the current offices do most likely not comply with current building code requirements. Framing for the 1960's and 1990's additions are believed to be of similar construction of the original section with the except that perimeter load bearing walls were used. Lateral Force Resisting System There is no well defined system to resist lateral forces, wind and seismic, that act on the structure, which is typical of structures of this age and construction type. Therefore existing structural elements must be counted on to provide resistance both horizontally and vertically. Horizontal elements would consist of the wood sheathing acting as a diaphragm. The straight board sheathing has limited strength and stiffness. Vertical elements would consist of the exterior wood wall sheathing which would also have limited strength. The effectiveness of any system would depend on the connections between the horizontal and vertical elements. Compliance with current code requirements would not be required unless one of the following occurred; 1. Change in occupancy to a more hazardous occupancy. 2. Increase in the design forces, such as increase in mass of the building. 3. Modification to the existing system such as removing a section of floor framing or exterior walls. 4. An addition that is not structurally isolated from the existing structure. Foundation System The foundations for the original construction consist of granite foundation walls around the perimeter and a loose stone footing under the interior wood columns. There is no evidence of failure or differential settlement of these foundations. Based on the results of the floor structure analysis the interior footings would not be adequate to support the full code mandated design loads and forces. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 9 Foundations for the remaining sections consist of concrete foundation walls and footings. There is no evidence of failure or differential settlement of these foundations. Mechanical Heating System The heating fuel source is propane. Two above grade propane tanks are located behind the building. Gas piping runs below grade from the tanks to the 1960's building addition with piping entering the building above the first floor north-east office ceiling. Gas piping above grade is steel, and piping below grade is polyethylene tubing. The heating system is a forced hot water heating system. A single Lochinvar Knight XL propane gas-fired boiler is located in the boiler room on the lower level with access from the exterior of the building. The boiler has an output capacity of 451,000 Btu/hr. The boiler was recently installed and replaced an oilfired boiler. The boiler runs year round since it is also used for heating domestic water. The boiler is vented through concentric venting (exhaust vent and combustion air ventilation) through a direct sidewall vent through the exterior wall of the boiler room. There are two inline hot water circulating pumps in the boiler room. Hot water heating piping throughout the building is either steel or copper and is insulated with fiberglass insulation. The building's heating system consists of finned tube radiation in the office spaces, hot water coils in the air handling systems, and cabinet unit heaters in the entryways. Most of the office spaces are individually controlled by a thermostat. Building Control System The HVAC controls system in the building is old. The air handling units have Barber Colman Network 8000 Microzone II controllers. The system is made up of proprietary equipment. Any changes to the system must be done by Maine Controls. Control schedules for the air handling unit systems coincide with the town hall hours and are shut-down on Fridays to coincide with the town offices being closed to save energy. Air Conditioning & Ventilation The first floor general office space in the original portion of the building is currently cooled by window air conditioning units during the summer months. The space was served by two York air handling units that are located in the crawl space below. Air was ducted from the units to floor registers. These units have been abandoned because the units and ductwork have been compromised by mold growth in the unit and in the insulation (See Appendix D). In addition, maintenance access to these units is difficult, being either through a small access panel from the exterior of the building or from a floor hatch in a storeroom off the Council Chambers. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 10 Four air handling units are located in the large attic space that runs above the long section of the building, combining the original building and the 1990's addition. Two York air handling units serve the second floor of the original building. These units were installed sometime around 1990. They are rated for 1400 cfm and provide approximately 3 to 3.5 tons of cooling. Two Trane air handling units, each with a return fan assembly serve the 1990's building addition. These units were installed around 1996. One of the units (HVAC-1) serves the Council Chambers on the first floor and the other unit (HVAC-2) serves the office spaces on the first and second floor of the 1990's addition. HVAC-1 that serves the council Chambers is rated for approximately 2,000 cfm and provides approximately 7.5 tons of cooling. This unit has override controls in the storage room in the Council Chambers that allows the users to turn the unit on when there is a function scheduled in this room. Otherwise the unit remains off. HVAC-2 is approximately 1,500 cfm and provides 5 tons of cooling. An additional Trane air handling unit (HVAC-3) and blower coil is located in the 1960's attic, accessed from the stairwell at the north end of the building. This unit serves the first and second floor of the 1960's building addition and provides approximately 1,500 cfm and 5 tons of cooling. The associated condensing units for the air handling units are located behind the building. Refrigerant piping is copper with flexible elastomeric insulation. Each of the cooling systems still use R-22 refrigerant. R-22 is a greenhouse gas as defined by the Montreal Protocol. Production of R-22 is limited and obtaining this refrigerant for service or replacement will only get harder over time, and by 2020 may likely no longer be available. In addition, there are two ductless split systems to provide cooling to the CATV and server room that require 24 hour cooling. The ductless split system that provides cooling to the CATV room is a Mitsubishi MR Slim unit. The condensing unit for this system is located adjacent to the Lobby entrance at the side of the building. A second ductless split system is located in a server room across the hall from the CATV room. This system is not currently working because the condensing unit, which is located with the other units at the back of the building, was damaged by falling snow and ice from the roof. Various ceiling type exhaust fans are located throughout the building to exhaust the toilet rooms. Exhaust is discharged through exterior wall grilles. The Break Room on the second floor has a small kitchen with a residential hood over the stove. The hood is a non-ducted recirculation unit and does not have fire suppression. The installation does not meet the current requirements of NFPA 96, Standard for Ventilation Control and Fire Protection of Commercial Cooking Operations. NFPA 96 shall not apply to facilities where all of the following are met: (1) Only residential equipment is being used. (2) Fire extinguishers are located in all kitchen areas in accordance with NFPA 10, Standard for Portable Fire Extinguishers. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 11 (3) Facility is not assembly occupancy. (4) The authority having jurisdiction has approved the installation This facility has assembly occupancy so the current code would require compliance with NFPA 96 at such time as a renovation was done to this area. Mechanical building plans were not available for this study. As a result the amount of ventilation air could not be evaluated to verify that sufficient ASHRAE 62.1 code compliant ventilation air is provided to each space. Plumbing The building is supplied with municipal water. The domestic water meter was reported to be down in the crawl space. Domestic water piping is copper and sanitary piping is PVC. Domestic hot water is provided to the building by an indirect water heater in the boiler room. The indirect water heater is a 45 gallon Superstor Ultra and is in relatively new condition. The main demand for hot water is for the restrooms and break rooms. The boiler has to run year round in order to provide domestic hot water to the building. There are several individual toilet rooms on each floor of the building and at least one on each floor is ADA accessible. The water closets are tank type, floor mounted vitreous china fixtures. The lavatories are wall hung vitreous china fixtures. There is a single electric water cooler in the lobby. This is not an ADA compliant installation, which requires at least one dual height installation in a facility. The kitchen sinks in the Break Room and pantry kitchen are stainless steel and are not ADA accessible. There are mop sinks in the janitor's rooms on each floor. Plumbing fixtures appear to be in good condition. The quantity of plumbing fixtures is not sufficient to comply with the current 2009 Maine State Plumbing Code. Currently there are three single toilet rooms on the first floor and two on the second floor consisting of a water closet and lavatory. There is an additional toilet room in the food pantry area, but it is in a private area and cannot be counted. For business and assembly occupancies the current Maine plumbing code requires the following minimum plumbing fixtures: Business Occupancy Water Closets Urinals Lavatories Drinking Fountains Male 1 1 2 1 Female 2 0 2 Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 12 Assembly Occupancy Water Closets Urinals Lavatories Drinking Fountains Male 1 1 1 2 Female 4 0 1 These minimum quantities only apply to new buildings, additions, and changes to occupancy or type in an existing building resulting in an increased occupant load. If building renovations do not result in a change in occupancy or type, they would not apply, although separate toilet facilities should be provided for each sex. Automatic sprinkler system The building is provided with an automatic wet pipe sprinkler system. A six inch sprinkler entrance is located in the 1960's stairwell. The six inch immediately transitions down to a four inch with a four inch shut off valve, four inch double check backflow preventer and a four inch alarm check valve. The sprinkler system was hydraulically designed. Data at the sprinkler riser stated that the sprinkler system has 299 sprinklers and was designed for 0.15 gpm/SF and an area of 1500 SF. The design flow is 240.27 gpm at 47.27 psi. A fire department connection is located at the exterior wall of the stairwell. The sprinkler system serves the entire building, including the attic and crawl space. Electrical Power The building is fed from a 75-kVA, 3-phase, 4-wire, 120/208-volt pole mounted transformer located on Falmouth Road. Electrical information from Central Maine Power for the analysis of the electrical service was not available at the time of this report. It is assumed that the electrical service is sized appropriately and that the service does not need to be upgraded. If significant electrical loads are added to the building a service upgrade could be required. The electric service travels overhead from the transformer pole, and then down a utility pole off the south west corner of the building and underground to a pedestal mounted main service disconnect switch and an automatic transfer switch. The service then travels underground to the main electrical room inside the building. The building is also served by a 100-kW standby generator located behind the building and supplies all electrical loads in the building. The main electrical room is located in the hallway between the original building and the old police station. The main distribution panelboard (MDP) is GE Spectra series, has a 600-amp main circuit breaker and is located in the main electrical room. The MDP serves branch circuit panelboards and HVAC loads located throughout the building. Branch circuit panelboards located throughout the building serve convenience receptacles and lighting circuits. Branch circuit wiring in the building appears to be mostly type NM (nonmetallic). NM wiring above suspended ceilings is not permitted in the current National Electric Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 13 Code, however when the building was renovated use of NM wire above suspended ceilings was permitted. Lighting Lighting in the building is primarily 2x4, recessed, 3-lamp T8, parabolic type fixtures. The front portion of the second floor is equipped with 2x4, recessed, 3-lamp, lensed type fixtures. The attic contains surface mounted fluorescent strip lighting. The lobby has 2x4, recessed, 3-lamp T8, parabolic fixtures, recessed down lights and pendant mounted decorative fixtures. Occupancy sensors for lighting control are found in various spaces but are not widely utilized. Lighting in the food pantry area is not fully functional. According to building staff, certain switches in the food pantry are not used because of "sparking." The building is equipped with emergency egress lighting in the form of remote heads and battery packs. Battery units were tested and only some were operational. Self illuminated exit signs can be found at most egress doors. A majority of the units appeared to be operational under power and emergency operation. Exterior building mount lighting is a mixture of residential grade incandescent fixtures, fixtures with metal halide lamps, and flood lights with halogen lamps. The building does not appear to have exterior emergency lighting at building egress points. Three pole-mounted fixtures with metal halide lamps are located outside the food pantry to illuminate the walkway area. The parking areas for the building are not illuminated to IES recommended levels. Communications The building communications services enter via underground conduit to the main electric room. Telephone punchdown blocks and surge protection are located on a backboard in the main electric room. The CATV service entrance and splitter is also found in the main electric room. Internet service and town network cabling are routed up to the second floor communications room. The communications room is equipped with a plywood backboard, wall mounted data racks, patch panels and horizontal cabling. Flush-mounted voice and data jacks are located throughout the building. Wireless access points can be found in second floor spaces. Horizontal cabling is routed above ceilings and down through wall cavities to jacks. The Council Chambers on the first floor has the capability to broadcast community television. The room is outfitted with ceiling-mounted PTZ (pan tilt zoom) cameras, a ceiling-mounted projector and screenand table-mounted microphones. Equipment for community broadcasting is located in the second floor in the CATV room. Equipment includes monitors, computers, racks and cabling. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 14 Security The building is equipped with wall- and ceiling-mounted CCTV cameras located inside only. A Bosch digital video recorder is located in the main electric room. An intrusion detection system was found in the building. The system consists of a keypad located at the building entrance outside the Council Chambers, card readers, electric door strikes, passive infrared motion detectors and magnetic door contacts. Electric door strikes are found at the front and rear entrance to the building while magnetic door contacts were found at most exterior doors. An iStar Pro control panel is located in the main electric room. Fire Alarm The building is equipped with an addressable fire alarm system manufactured by DMD. A fire alarm annunciator is located inside the back entrance to the building. Horn/strobes are found throughout the building while manual pull stations are found by most exterior doors. Magnetic door holders are located on the double doors on the first floor separating the Lobby of the town hall from the Council Chambers. In summary, the following deficiencies are noted to exist at Falmouth Town Hall: Site o o Downspouts convey roof runoff to the ground adjacent to the building foundation wall adjacent to the crawl space, where known water infiltration issues are present Landscaping at the building's perimeter and the wall-mounted flagpole are desired to be replaced with more attractive plantings and a ground-set flagpole Architectural o Exterior siding is a mix of asbestos over wood clapboard and vinyl. Asbestos is a hazardous material o The original and 1960's exterior walls of the building do not appear to be insulated o First floor glass fiber batt insulation (at roof of crawl space) is in disrepair due to crawl space moisture and rodent activity o Windows are builder's quality vinyl replacement units installed in the 1990's, which have reached the end of their usable life and cause air and moisture infiltration o Exterior doors do not have a tight seal, which causes heat loss and moisture infiltration o Crawl space has seasonal and storm-related water intrusion, which has resulted in growth of mold spores, as well as rodent infestation o A number of suspended ceiling tiles at the first floor Town Clerk's office area are stained by pipe condensation and/or rodent urine and feces Structural o If insulation is added at the roof level to convert attic storage space into office space, supporting roof girders will not structurally support the full design loads Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 15 o o Roof rafter connections to supporting members has insufficient capacity to resist code-required wind uplift forces Floor joists and girders at current office spaces (estimated to have a live load capacity of 34 psf) do most likely not comply with current building code requirements (live load capacity of 50 psf) Mechanical/Fire Protection o Due to crawl space mold issues and the abandonment of the mechanical equipment located in that space, there is currently no ventilation in the first floor general office space, and window air conditioning units are used in that space for cooling o The building's air handling and condensing units are approximately 20 years old and rely on R-22 refrigerant, which is being phased out o The condensing unit for the server room was damaged by falling snow and ice, and is inoperable o The break room stove hood does not meet current fire protection standards. If this space is renovated, code compliance would be mandated o The quantity of plumbing fixtures is not sufficient to comply with the current Maine State Plumbing Code, nor do the toilet rooms comply with accessibility requirements. This is only an issue if the building occupancy or type of use changes, or if the building is enlarged Electrical o Branch circuit NM wiring above suspended ceiling is not compliant with the current National Electric Code, however its use was permitted at the time the spaces were renovated o Food Pantry lighting is not fully functional o Emergency egress lighting was only partly operational o The building does not appear to have exterior emergency lighting at building exit points Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 16 Facility Recommendations Site Site recommendations are limited to support the building facility recommendations and a request from the Town of Falmouth to estimate the cost of connecting the Town Hall to the municipal sewer system. Additionally, the Town of Falmouth wastewater facility and the Portland Water District were not contacted at this stage, but would need to be consulted if further development is requested. Connection to Municipal Sewer A new sanitary sewer line from the Town Hall building and a sewer manhole would be required to connect to the first sewer manhole on the municipal sewer system described below. The on-site existing septic system would be removed and the pavement patched, along with landscape restoration. Connecting to municipal sewer would require approximately 1,400 linear feet of sanitary sewer line and manholes along Falmouth Road, along with removing and patching one lane of pavement from the Town Hall site down the hill to the nearest sewer manhole on Falmouth Road. A shorter, less direct route of approximately 1,100 feet to a sewer manhole at the intersection of Ladyslipper Lane and Trillium Lane could also be a possible route. It was assumed in the absence of geotechnical data, that ledge removal would be required along the entire length of the sanitary sewer line and at least 1/3 of the excavation being ledge removal. Geotechnical exploration would be required, if this project is desired in the future, to determine the extent of the ledge removal. After discussing the cost and scope of this work with town staff, it was decided that connecting Town Hall to municipal sewer is not recommended at this time. (The cost was estimated to be roughly $450,000.) Crawl Space Drainage In their "Indoor Air Quality Assessment" report (see Appendix D), NTC recommends a crawl space drainage and lining system to control soil moisture conditions. A shallow under-drain system along the inside perimeter and down the center crawl space is proposed (which could outfall near Falmouth Road). A vapor barrier would be installed, along with protection board, over the existing soil in the crawl space. A dehumidifier in the crawl space is also recommended in conjunction with the above drainage work (see Mechanical recommendations). Site Improvements A ground-mounted flagpole, with concrete flagpole base, should replace the existing wall-mounted flagpole and bracket. The flagpole could be located between Falmouth Road and the parking area, or to the left of the original building, in the landscaped area to the front of the 1960's addition. A 16- to-20 foot tall, aluminum flagpole is recommended. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 17 Existing foundation plantings should be removed and new landscaping installed, including the area in front of the 1960's building addition. A combination of ornamental grasses, deciduous flowering shrubs and evergreen shrubs (broadleaf or needled) would give a range of textures and seasonality. Plants that are drought- and salt-tolerant, as well as pest-resistant, should be selected. If plants are not to be pruned as part of regular maintenance, varieties with a mature height that does not exceed the height of first floor windows should be selected. Site Lighting Site lighting is proposed (see Electrical recommendations). Related site work would include trenching in paved and landscape/lawn areas, along with restoration of those areas. Architectural Remedial abatement of the asbestos siding should be undertaken as part of an overall fa?ade improvements project. Removing all siding, building paper, and wrap (if any) down to the sheathing is recommended. A November, 2010 report by Conestco ("Falmouth Town Hall Renovations and Additions") suggested exterior rigid insulation, however, we would recommend poured urethane expanded foam insulation at the 1900's portion for several reasons: greatest thermal improvement per unit thickness of application; integral infiltration/vapor barrier provided; minimal disruption to interior finishes at windows & doors; and superior air sealing at myriad cracks & voids present in a building of this vintage. The insulation would be installed from the exterior, thereby minimizing disruption to the interior finishes (and occupants during application). Should insulation be encountered, we have proposed alternatives for addressing the thermal improvements which can be implemented. These include exterior application of rigid board. At the 1960's addition, because the walls are constructed of concrete masonry units, rigid insulation is proposed. No additional insulation is proposed at the 1990's addition. Siding and trim is recommended to be fiber cement board smooth bevel, which is compatible with the style of the building. Windows are proposed to be clad wood with insulating glass. (In order to leave some flexibility during bidding, the base bid could have applied grids on both sides with a shadow bar between the lites, and a bid option could call for authentic divided lites.) The existing shutters are recommended to be removed and replaced in-kind, using the existing shutter dogs, where possible, and replacing where too damaged. Per the 2010 Conestco report, the roof was scheduled to be replaced, and that work was completed in the past two years. Therefore no roof work, beyond ventilation, is recommended in this project. Roof insulation at the attic level is at the ceiling line; we recommend continuing this arrangement, while improving the depth and quality of the installation, by removing and reinstalling the batts (replacing damaged batts with new). Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 18 First floor crawl space insulation is more difficult to effect because of access limitations. That space should have mold remediated, be cleaned, and be abandoned to any use for mechanical equipment beyond dehumidification. The floor registers should be removed and infilled with decking and finished floor material to match adjacent areas. For thermal improvements, batts should be removed and spray foam insulation applied from below. This will be difficult but achievable and will result in a superior air seal. The existing original basement windows will be replaced. Additionally, an under-drain system is proposed which would direct groundwater out of the crawl space (see Site recommendations). Structural The following is recommended to correct deficiencies noted and to accommodate proposed renovations. 1. Provide roof hold down anchors at existing rafter connections to increase the wind uplift resistance of the roof. 2. Reinforce floor framing in areas where proposed renovations increase the live load (2nd floor file storage area where partitions are being moved - see Space Planning Recommendations). Reinforcement of joists can be accomplished by nailing 2x framing to the sides of the joists. Girders can be reinforced by attaching steel plates or channels to the sides of the girders. It is recommended minimizing any increase in live loads since reinforcement of columns and footing would be required. The cost included in this report only includes small areas of floor, less than 100 square feet. 3. Miscellaneous framing such as floor penetrations and support of new mechanical equipment. 4. Provide posted live load signage for the attic area in the original part of the building. Mechanical We recommend that a ventilation and air conditioning system be provided for the general office area on the first floor. A new air handling system should be installed in the attic space, as the crawl space is not an accessible space for mechanical equipment and air testing has showed high levels of mold spores. The first floor offices should be sealed off from the crawl space by removing the existing floor grilles and sealing the floor penetrations (see Architectural recommendations). The existing air handling units in the crawl space should be removed as recommended by the evaluation done by Northeast Test Consultants (see Appendix D). A dehumidifier system should be installed in the crawl space to keep the humidity below 60 percent. The remaining, existing ventilation and air conditioning units are approximately 20 years old and near the end of their estimated service life. ASHRAE published service life for split systems is approximately 15 years. These units have been well taken care of but could be replaced with more up-to-date and Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 19 efficient equipment. When the units are replaced, the controls should be upgraded to a newer, nonproprietary, system. We also recommend replacing the existing ductless split system for the server room. The residential exhaust hood in the Break Room does not meet the current requirements of NFPA 96: Standard for Ventilation Control and Fire Protection of Commercial Cooking Operations. If renovations are done to this space, the current exhaust hood will need to be upgraded to a commercial kitchen hood with fire suppression according to NFPA 96. Plumbing We recommend replacing the kitchen sinks in the Break Room and food pantry kitchen with ADAaccessible sinks if these spaces are renovated or relocated in the future. The existing electric water cooler in the Lobby is not ADA-compliant. We recommend providing a dualheight unit. Electrical We recommend providing a fire alarm pull station at the exterior door within the Council Chambers. Ceiling-mounted occupancy sensors are also recommended, for lighting control throughout the building that will potentially result in energy savings. We recommend the repair of electric devices in the food pantry area to eliminate the "sparking" that has been noted by building maintenance staff. Emergency egress lighting and exit signs should be tested. Non-functioning emergency egress lighting and exit signs should be replaced. Additional coverage for emergency egress lighting and additional exit signs should be provided. Lamps of different color temperatures should be replaced. Horizontal cabling in the second floor copy room/data room should be labeled. Signage should be provided indicating when the elevator is operating on standby generator power. Antenna wiring in the fenced area (to the rear of the building) should be supported, and clearance should be provided underneath condensing units for easier maintenance. Emergency lighting on the exterior of the building should be provided at egress points. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 20 Parking area lighting that meets IES recommended illumination levels should be installed. If a ground-mounted flagpole is installed, flagpole lighting should be provided. A flagpole top beacontype light or ground uplight, with LED fixture, is recommended. The following is a summary of Oak Point Associates' recommendations: Site o o o Install a drainage and lining system (along with other measures) to control soil moisture conditions in the crawl space Replace the wall-mounted flagpole with a ground-mounted flagpole Install new landscaping at the perimeter of the building Architectural o Remove existing building siding, abate the asbestos siding, and replace with cement board smooth bevel siding o Install poured urethane expanded foam insulation at the original (1900's) building walls, rigid insulation at the 1960's addition, and no additional insulation at the 1990's addition o Replace all windows with clad wood units with insulating glass o Replace existing exterior doors with new insulated hollow metal doors o Remove and reinstall batts at attic level roof insulation o Remove crawl space ceiling insulation and floor debris, and re-insulate ceiling with spray foam o Clean and sanitize areas of surface mold within the crawl space o Remove floor registers at first floor Town Clerk's office space and infill with floor decking o Replace basement windows with new units Structural o Provide roof hold down anchors at existing rafter connections to increase the wind uplift resistance of the roof o Reinforce floor framing in areas where proposed renovations increase the live load, as well as at floor penetrations and locations of new mechanical equipment o Provide posted live load signage for the attic area in the original building Mechanical o o o o Install a new HVAC system within the attic space to serve the general office area on the first floor Remove the existing (abandoned) air handling units within the crawl space as part of the remediation work in that area Install a dehumidification system in the crawl space to keep humidity below 60 percent Phase in new HVAC units and controls to replace the existing units that are 20 years old, and which utilize R-22 refrigerant Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 21 o o Replace the inoperable, ductless split system for the server room Replace existing electric water cooler in the Lobby with a dual-height unit Electrical o o o o o o o o o o o Provide a fire alarm pull station at the exterior door within the Council Chambers Install ceiling-mounted occupancy sensors throughout the building Repair faulty electrical devices in the food pantry area Test emergency egress lighting and exit signs, and replace non-functioning units Provide additional coverage for emergency egress lighting and additional exit signs at building egress points Replace lamps of different color temperatures Label horizontal cabling in the second floor copy/data room Provide signage indicating when the elevator is operating on standby generator power Support antenna wiring in the fenced area (rear of building) and provide clearance beneath condensing units for maintenance access Install parking area lighting that meets IES recommended illumination levels Flagpole lighting should be installed with the ground-mounted flagpole Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 22 Space Planning Existing Conditions A space planning exercise was undertaken to explore the possibility of improving adjacencies within the various departments contained within Town Hall. The goal was not to completely gut and renovate the building, but instead to look at the existing floor plan objectively and efficiently and develop a plan that would not be overly expensive or intrusive. The last renovation was in the 1990's and although most everyone is pleased with the overall appearance, over the course of time programs and staff have changed, so the Town Manager felt it important to include this exercise within the study. Some of the more significant deficiencies requiring investigation include: o The Land Use Group (Planning, Assessing and Codes) is spread out over the 2nd floor when ideally the group should be collocated, along with their various files (which are currently in need of expansion). o The Finance Department is also spread out over the 1st floor when collocation would prove more efficient. o The square footage allotted to the Town Hall function could be more efficiently used allowing for more room for other departments within the building. o The Town Hall vault is undersized. o Council Chambers can be too small at times with spillover of attendees out and into the lobby. The Council furniture doesn't fit well in the existing space, and it's difficult to get to the A/V storage room when meetings are in session. o An item that is not a deficiency but rather an unknown that could impact the floor plan is the absence or inclusion of the Community Programs department at the Town Hall (see Introduction). Oak Point Associates was asked to provide layouts with this department in and out of the building. Falmouth Food Pantry The Falmouth Food Pantry is a volunteer organization serving about 350 families from Falmouth and surrounding communities. It is maintained and run entirely by volunteers. The Food Pantry is an independent 501(C)(3) and is supported one third by local donations and an annual fund raiser, one third by grants, and one third by USDA Food Programs. The volunteers supply needed food as well as other non food items, transportation, organize heating oil assistance, medical support, organize volunteer work crews for home repairs, assist with electric bills and also deliver to those who aren't able to get to the Pantry. The Food Pantry works closely with all seven Falmouth Churches, the Falmouth Lions Club and the Falmouth Rotary. The Town supports the Food Pantry by providing them with space and electricity. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 23 Currently the Food Pantry is located in the northwest corner of the Town Hall where the police station used to be. It has its own separate entrance and parking is directly in front. It is almost freestanding in that it can be occupied while the remainder of the building is locked and secured. The pantry is open eight times a month, three of which are Thursday evenings, so maintaining accessibility during non Town Hall hours is important. In addition to the hours when clients visit, the Pantry staff cleans, stocks shelves, and delivers donations seven days a week. The pantry currently occupies 550 square feet with some storage of goods spilling out into the non Food Pantry zone. It is agreed that locating the Food Pantry within town hall is ideal because of the items listed above, as well as the fact that the General Assistance program is also within Town Hall, two programs which often overlap. The largest handicap to the program however, is its lack of space. After receipt of shipments, either locally or from the federal government, there is no space to house the swell of goods. In addition to the lack of space, other deficiencies include: o o o o o o o o A portion of the entrance vestibule is currently not ADA compliant. The two inner most doors do not meet the clear floor space requirements for wheel chair clearances. There are three other doors within the Food Pantry that do not have the required wheelchair clearances. Storage shelving kept in the corridor impede upon the required width of the corridor. There is no desk space and/or counter for client sign-in and collection of information. There is currently no area for counseling clients in private. A vault space/locked cabinet should be provided for confidential files and employee belongings. There is need for an additional freezer and refrigerator, but currently no space to house them. A waiting space should be provided for clients, approximately 12-18, to wait before being serviced. Currently they wait outside in their cars until called in as space doesn't allow for multiple clients at the same time. Carpet should be replaced with resilient flooring. Lighting is faulty, resulting in poor illumination. According to Dorothy Blanchette, the director of the program, a two to three fold increase in size would benefit the program a great deal. This would increase the current 550 square feet to between 1,100 and 1,650 square feet. To better understand the workings and flow of a Food Pantry, a visit was made to the recently constructed Freeport Community Services, as well as the Cumberland Food Pantry. Paid coordinator, Sue Mack, gave us a tour of the Freeport space. The Freeport Community Services building is much larger in scale, housing other community based programs such as a teen center, thrift shop, rentable meeting spaces, a commercial kitchen, as well as other community services. The Food Pantry itself serves about 150 families from Freeport and Pownal and is open Mondays and Wednesdays. There is plenty of waiting space within the facility. There is a bakery/produce room which is self serve and another room with canned goods, refrigerated items and non food items behind a counter manned by staff. They have a walk in freezer and a walk in refrigerator. They have lots of storage in the basement, however it is rather difficult to bring goods to and from down the narrow flight of stairs. Also like Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 24 Falmouth, they rely on local retailers and farms to provide food and other supplies. Freeport has a program where local high school students plant gardens, harvest the goods and deliver to the pantry. Falmouth Food Pantry also has a permanent garden space maintained by a combination of high school students, Pantry volunteers, and clients. This year the Falmouth Food Pantry added raised beds and in the fall will build 2 cold frames using materials donated by two local companies. At the Cumberland Food Pantry, we were given a tour by Cumberland Town Manager Bill Shane who also manages the Food Pantry. Their Pantry space is currently located in a former patrol car garage bay in the town hall. It serves about 85 families and is open every Friday. The layout is open, one room, approximately 23'x 23'. They have a commercial cooler and freezer. They do not have a sink, so washing of produce is done elsewhere. There is a small space directly outside of the Pantry where clients wait to be called in. Building a freestanding Food Pantry on the site of the Town Hall is on the Cumberland agenda. Because of the similarity in size, the Falmouth Food Pantry is far more comparable to Cumberland's. (In fact the square footages of each are almost identical. The layouts are markedly different, though. Cumberland is open and well lit. Everything and everyone is visible, whereas in Falmouth, the space is split up into small rooms, poorly lit and difficult to manage multiple clients.) The Freeport facility is more of a destination in which people go not necessarily for the Food Pantry but other reasons as well; community talks, senior center, even birthday parties in one of the rentable gathering spaces. If the town of Falmouth wanted to create their own Community Center, the Freeport facility would be something to consider modeling as it appears to be working well for the towns of Freeport and Pownal. Recommendations Interviews with staff, as well as field trips to the Cumberland Town Hall and the Food Pantry in Freeport, informed the development of new floor plans. Three options were explored, ranging from minimal work to alterations approaching 50% of the area of the building. Option 3 was contingent upon the Community Programs Department relocating from Town Hall, which at this date is uncertain. Options 2 and 3 would require more reconstruction of the building and, as a result, would trigger various code-mandated upgrades. The largest mandated upgrade would be the reconstruction of the front stairwell, which is currently non-code-compliant. It would need to be rebuilt and enclosed in order to provide a fire-resistance rating of not less than 1 hour. The other two stairwells would need some enhancements as well, but not nearly as extensive. Enlarging the Council chambers by a new addition would require the addition of toilet room fixtures, as once that space increases in size, the occupant load does as well. The current fixture count in the building is inadequate (see the Mechanical Facility Conditions Assessment section of this report for more detail). Once the occupant load increases, any existing deficiencies would need to be corrected as well Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 25 as the required new fixtures installed as a result of an increased load. Devoting so much square footage and finances to increase the fixture count was determined not to be a priority at this time. Option 1 (the least intrusive and ultimately the one decided upon) rearranged staff without impeding on the existing architecture. Minimal demolition and new construction would be required in this option. Option 1 calls for some minor relocation of staff and ancillary functions (i.e., conference rooms, IT rooms). Because this option keeps the renovation at a Level 2 Alteration (as defined by the International Existing Building Code), compliance with life safety and accessibility codes would not be mandated at this time. With specific regard to the Food Pantry, Options 1 and 3 provided the most additional square footage, adding 330 square feet and 545 square feet respectively. The additional 330 square feet doesn't meet the Food Pantry leadership's stated ideal size, but is welcome. They have gained three more rooms. One of the rooms will be opened up to another to allow for a large storage room. Refrigerated storage and produce will stay where it currently is, next to the washing room area. There will be a large waiting room down in the northeast corner away from the goods, to further separate the two functions and have more control if there is limited staff. A separate room will be used for private counseling and checking in. Ceilings in the existing Food Pantry space will be replaced as they are currently in poor condition. Dated and worn carpet will be changed to resilient flooring for ease of maintenance, and painting will be done throughout. It is anticipated that fundraising will be done for an additional freezer and refrigerator, but a line item is included in the estimate for bench seating, shelving and cabinets. Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 26 Discussion of Cost The Cost Estimate contained in Appendix E is Oak Point Associates' opinion of probable construction cost based on the limited scope of investigation performed, existing documentation provided, and understanding of the scope and quality of construction desired by the Town of Falmouth. After a preliminary review of the facility assessment, Oak Point Associates met with the Town Manager and Director of Long-Range Planning to discuss prioritization of recommendations. It became clear that the deficiencies noted, and the recommended action, fell into several broad categories that could be stand-alone projects. These categories are: crawl space, exterior building envelope, building mechanical and electrical upgrades, space use inefficiencies, and site-related work items. The estimate of probable construction cost was configured so that detailed cost estimate pages are listed by discipline, but further broken down within the categories above. The summary sheets outline estimates for each category/project, which include a location factor of (-8%) based on RS Means City Cost Indices, Construction Contingency (10%), General Conditions (10%), General Contractor Overhead and Profit (10%), Escalation (7.8%), and Design Fees (8%). The estimated construction costs for each category are as follows: Crawl space $141,900 Exterior building envelope $350,243 Building mechanical and electrical upgrades $262,221 Space use inefficiencies $119,971 Site-related work items $ 55,122 Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Page 27 Appendix A - Photographs Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 1 - Town Hall in 1924 Photo 2 - Exposed sheathing at 1900's section Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 3 - Crawl space Photo 4 - Town Clerk's office Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 5 - Food Pantry Photo 6 - Crawl space abandoned mechanical equipment Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 7 - Crawl space abandoned mechanical equipment Photo 8 - Attic 1900's section Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 9 - Council chambers dais Photo 10 - Town Hall - current asbestos siding Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Photo 11 - Food Pantry entrance - 1960's wing Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix A Appendix B - Drawings Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix B CHAMBERS GENERATOR ROOM FITNESS ROOM 15 Jul, 2013 -- 2:01pm C: OFHCE OFHCE FIRST FLOOR PLAN WSCALE: LEGEND ORIGINAL CONSTRUCTION ADDITION ADDITION COMMUNHY PROGRAMS PUBUC RECORDS SECRETARY SECOND FLOOR PLAN D00 3' 4' 3' SCALE 16' 22%: CHECK GRAPHIC SCALE BEFORE USING HE EH OAK POINT ASSOCIATIS 231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 0, (D00 3 co 8 33 Bang TOWN HALL RENOVATION AND FOOD PANTRY RENOVATION Falmouth, Maine EXISTING FLOOR PLANS SCALE: DATE: AS NOTED 07-12-2013 AD001 SHEET: OF. EXIST ASPHALT SHINGLE ROOF EXIST LOU VER 15 Jul, 2013 --11:190m EXIST BRICK STAIRS ELEVATION WSCALE: 1 REMOVALS EXIST ASPHALT SHINGLE ROOF EXIST CHAIN- LINK FENCE ELEVATION REMOVALS GENERAL NOTES 1. REMOVE. DISCONNECT AND STORE EXISTING WALL MOUNTED LIGHT FIXTURE, ELECTRICAL CONDUIT, ELECTRICAL PANELS, FIRE ALARM BELL. ETC. FOR REINSTALLATION. COORDINATE WITH ELECTRICAL DRAWINGS. 2. REMOVE AND STORE EXISTING DRYER VENTS AND LOUVERS AS REQUIRED FOR SIDING INSTALLATION. COORDINATE WITH MECHANICAL DRAWINGS. 3. REMOVE BUILDING WRAP IF ANY DOWN TO EXISTING SHEATHING. EXIST ASPHALT SHINGLE ROOF EXIST ASPHALT SHINGLE ROOF EXIST CHAIN- LINK FENCE REMOVAL KEYNOTES 9 9 REMOVE VINYL WINDOW, INSECT SCREEN AND ASSOCIATED WINDOW HARDWARE. REMOVE WOOD BASEMENT WINDOW. REMOVE ALUMINUM FIXED WINDOW. REMOVE ALUMINUM STOREFRONT. DOOR AND DOOR HARDWARE. REMOVE HOLLOW METAL DOOR, FRAME AND HARDWARE. REMOVE ASBESTOS SIDING. REMOVE VINYL SIDING. REMOVE WOOD FASCIA AND SOFFIT BOARDS. REMOVE WOOD SHUTTERS. REMOVE AND STORE SHUTTER DOGS (1 PER SHUTTER) FOR REINSTALLATION. REMOVE AND STORE EXISTING GUTTER AND DOWNSPOUT SYSTEM FOR REINSTALLATION. EXIST ASPHALT SHINGLE ROOF EXIST MTL HANDRAIL REMOVALS EXIST ASPHALT SHINGLE ROOF EXIST CONC STAIRS RAMP EXIST ENTRY CANOPY ELEVATION REMOVALS REI NSTALLATI ON . REI NSTALLATI ON . SURFACES. REMOVE AND STORE EXISTING WALL MOUNTED SIGN FOR REMOVE AND STORE EXISTING WOOD WINDOW PLANTER FOR REMOVE FROM SURFACE OF EXISTING MASONRY (I KEYPLAN NOT TO SCALE NORTH GRAPHIC SCALE 8' 4' 0 8' 16' 22%: CHECK GRAPHIC SCALE BEFORE USING EH5 an: inn I-: =2 08 =5 GLH CRR GLH DESIGNED BY: DRAWN BY: TowN HALL RENOVATION AND TOWN OF FALMOUTH FOOD PANTRY RENOVATION CHECKED BY231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 PROJECT: 21304.01 271 Fa|mOuth Road Falmouth, ME 04105 Falmouth, Maine REMOVALS ELEVATIONS SCALE: DATE: AS NOTED 07-12-2013 AD201 SHEET: . OF. 15 Jul, 2013 -- C: GENERAL NOTES 1. REMOVE. DISCONNECT AND STORE EXISTING WALL MOUNTED LIGHT FIXTURE, ELECTRICAL CONDUIT, ELECTRICAL PANELS, FIRE ALARM BELL. ETC. FOR REINSTALLATION. COORDINATE WITH ELECTRICAL DRAWINGS. 2. REMOVE AND STORE EXISTING DRYER VENTS AND LOUVERS AS REQUIRED FOR SIDING INSTALLATION. COORDINATE WITH MECHANICAL DRAWINGS. 3. REMOVE BUILDING WRAP IF ANY DOWN TO EXISTING SHEATHING. EXIST ASPHALT SHINGLE ROOF D30 EXIST ASPHALT SHINGLE ROOF 7 NE swag: I AVI I . - gimliliifl A1 REMOVALS ELEVATION OUTLINE OF EXIST BLDG EXIST CANOPY EAST REMOVALS ELEVATION WSCALE: REMOVAL KEYNOTES 9 REMOVE AND STORE EXISTING WALL MOUNTED SIGN FOR REINSTALLATION. REMOVE VINYL WINDOW, INSECT SCREEN AND ASSOCIATED WINDOW HARDWARE. A REMOVE AND STORE EXISTING WOOD WINDOW PLANTER FOR REINSTALLATION. REMOVE WOOD BASEMENT WINDOW. REMOVE ALUMINUM FIXED WINDOW. REMOVE FROM SURFACE OF EXISTING MASONRY SURFACES. REMOVE ALUMINUM STOREFRONT. DOOR AND DOOR HARDWARE. REMOVE HOLLOW METAL DOOR, FRAME AND HARDWARE. REMOVE ASBESTOS SIDING. REMOVE VINYL SIDING. REMOVE WOOD FASCIA AND SOFFIT BOARDS. REMOVE WOOD SHUTTERS. REMOVE AND STORE SHUTTER DOGS (1 PER SHUTTER) FOR REINSTALLATION. REMOVE AND STORE EXISTING GUTTER AND DOWNSPOUT SYSTEM FOR REINSTALLATION. KEYPLAN NOT TO SCALE NORTH GRAPHIC SCALE 8' 4' 8' 16' 22%: CHECK GRAPHIC SCALE BEFORE USING GLH CRR GLH DESIGNED BY: DRAWN BY: TOWN HALL RENOVATION AND TOWN OF FALMOUTH FOOD PANTRY RENOVATION CHECKED BYI.I231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 PROJECT: 21304.01 271 Fa|mOuth Road Falmouth, ME 04105 Falmouth, Maine REMOVALS ELEVATIONS SCALE: DATE: AS NOTED 07-12-2013 AD202 SHEET: . OF. fifiigfi EXIST ASPHALT 3 SHINGLE ROOF EXIST ASPHALT EXIST ASPHALT 31 I SE SHINGLE ROOF SHINCLE ROOF - 2 EXIST ROOF 5 L7 8 DECK EXIST ROOF EXIST ROOF og EXIST WD ROOF DECK DECK RAFTERS EXIST wD ROOF TRUSS EXIST wD ROOF TRUSS EXIST ATTIC 2 2 DECK EXIST ATTIC EXIST ATTIC EXIST WD ROOF JOIST DECK DECK I 2' EXIST MTL DRIP EDGE A ATTIC FLOOR EXIST MTL DRIP EDGE A ATTIC FLOOR EXIST MTL DRIP EDGE REMOVE WD FASCIA *7 2 5 ATTIC FLOOR I30 TRIM I 2 REMOVE WD FASCIA 2 ELEV BD 85 TRIM 5 REMOVE 8: STORE EXIST REMOVE WD FASCIA I FOR REINSTALLATION - -- BD 8: TRIM I I - -- STORE EXIST EXIST WD BLOCKING GUTTER FOR REINSTALLATION 4 EXIST SAT CLO REMOVE VINYL PERFORATED EXIST wD BLOCKING EXIST wD BLOCKING Q3 PANELS EXIST SAT CLG EXIST SAT CLG 0 9 EXIST WD TRIM REMOVE VINYL PERFORATED REMOVE VINYL PERFORATED 0 EXIST 8x8 WD BEAM EXIST wD TRIM SOFFIT PANELS EXIST wD TRIM SOFFIT PANELS REMOVE VINYL w|NDow ac .9 REMOVE VINYL WINDOW ac .9 REMOVE VINYL WINDOW ac I ASSOCIATED EXT TRIM ASSOCIATED EXT TRIM ASSOCIATED EXT TRIM EXIST WD TRIM I EXIST FIBERGLASS I EXIST FIBERGLASS 8 STOOL WM 3' WBATT INSUL 8' I BATT INSUL EXIST wD FLOOR .. DECK EXIST GYP BD FURRING CONC FLOOR DECK EXIST FLOOR DECK 3 mg EXIST 8..i EXIST PLASTER EXIST MTL FLOOR JOIST EXIST wD FLOOR JOIST as I: FLOOR JOIST EXIST wD STUD E2 A SECOND FLOOR EXIST WD SHEATHING A SECOND FLOOR A SECOND FLOOR REMOVE VINYL SIDING AIR INFILTRATION BARRIER I: EXIST 8''8 WD BEAM EXIST SHEATHING 0 REMOVE ASBESTOS SIDING 8c BLDG PAPER EXIST wD STUD WALL REMOVE WD CLAPBOARD REMOVE VINYL SIDING 8c SIDING EXIST FIBERGLASS AIR INFILTRATION BARRIER BATT INSUL EXIST SAT CLG EXIST GYP BD I I I- EXIST wD TRIM EXIST SAT EXIST wD TRIM . '51' II EXIST BRICK VENEER 0 II REMOVE VINYL dc EXIST SAT CLG REMOVE VINYL WINDOW 6c 2 5 :3 EXT TRIM - CMU WALL ASSOCIATED EXT TRIM 3 I- EXIST wD TRIM 8c II DD 5' STOOL II EXIST GYP BD FURRING TRIM ac EXIST PLASTER -- EXIST WD DECK EXIST FLOOR DECK EXIST wp EXIST wD FLOOR JOIST REMOVE FIBERGLASS REMOVE FIBERGLASS BATT BATT 3 EXIST CONC I 3 FIRST EXIST 8X8 WD SILL SLAB -- EXIST wD SILL I: EXIST GRANITE FDN I/exusw com: row 2 I I- EXIST FINISH GRADE FIRST FLOOR EXIST FINISH GRADE FINISH GRADE 2 ID -I as E. EXIST CRAWL NJ EXIST CONC SPACE EXIST CONC FOOTING WALL If 2 I CJIL I- EXIST STONE FDN WALL 013/ 59g EXIST CONC FOOHNG 0990 EXIST CRAWL SPACE 00 SECTION (ORIGINAL BLDG) SECTION (1955 ADDITION) SECTION (1995 ADDITION) REMOVAL D30 SCALE: D30 SCALE: D30 SCALE: ADZSIJKJ WALL SECTIONS SCALE: AS NOTED DATE: 07-12-2013 GRAPHIC SCALE 2' 1' 0 2' 4' DWG.: 15 Jul, 2OI3 -- C: CHECK GRAPHIC SCALE BEFORE USING SHEET: oF_ 15 Jul, 2013 -- 1:53pm C: CONFERENCE ROOM COUNCIL CHAMBERS STORAGE sToR GENERA BOILER ROOM DRY STORAGE IN COUNSEL CONF ROOM, LAND TRUST OR REFRIGERATED PRODUCE WAITING AREA 1ST FLOOR PLAN (R) SCALE: NORTH TOWN CLERK 1,470 SF FOOD PANTRY 880 SF FINANCE DEPARTMENT 565 SF 4 OAK POINT Auocuuls KLG KLG GLH DESIGNED BY: DRAWN BY: TOWN HALL RENOVATION AND TOWN OF FALMOUTH FOOD PANTRY RENOVATION FIRST CHECKED BY: II El I1 283.4283 231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) PROJECT: 21304.01 271 Falmouth Road Falmouth, ME 04105 Falmouth, Maine FLOOR PLAN SCALE: DATE: AS NOTED 07-12-2013 point.cOm 207. AE101A SHEET: . OF. Hf'Ii 5 EH72 13231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) CON FEREN CE ROOM OR ASSESSING LAND USE GROUP - 2,105 SF 695 SF KLG KLG GLH 21304.01 DESIGNED BY: DRAWN BY: CHECKED BY: PROJECT: ROOM 865 SF OR SECOND CODES OFFICE COMMUNITY PROGRAMS LAND TRUST. CONF ROOM OR TOWN OF FALMOUTH 271 Falmouth Road Falmouth ME 04105 TOWN MANAGER ADMIN ASSISSTANT TOWN MANAGER TOWN MANAGER TOWN HALL RENOVATION AND FOOD PANTRY RENOVATION Falmouth Maine 2ND FLOOR PLAN (R) SCALE: NORTH SECOND FLOOR PLAN SCALE: AS NOTED DATE: 07-12-2013 AE102A 15 Jul, 2013 --11:42om c: WOOD SHUTTERS (TYP) REINSTALL EXIST SHUTTER DOG (TYP) 15 Jul, 2013 -- EXIST ASPHALT SHINGLE ROOF EXIST LOU VER ELEVATION EXIST ASPHALT SHINGLE ROOF ELEVATION 1* WINDOW TYPES A SCALE: 11:21am I (E) (D NOTE VERIFY IN FIELD EXISTING ROUGH OPENING AND MASONRY OPENING. 1 EXIST BRICK STAIRS EXIST CHAIN- LINK FENCE EXIST ASPHALT SHINGLE ROOF EXIST ASPHALT SHINGLE ROOF EXIST CHAIN- LINK FENCE GENERAL NOTES 1. VERIFY IN FIELD EXISTING ROUGH OPENING AND MASONRY OPENING PRIOR TO INSTALLATION OF REPLACEMENT WINDOWS AND DOORS. REINSTALL AND RECONNECT SALVAGED EXISTING WALL MOUNTED LIGHT FIXTURE. ELECTRICAL CONDUIT. ELECTRICAL PANELS. FIRE ALARM BELL, ETC. FOR REINSTALLATION. COORDINATE WITH ELECTRICAL DRAWINGS. REINSTALL SALVAGED EXISTING DRYER VENTS AND LOUVERS AS REQUIRED FOR SIDING INSTALLATION. COORDINATE WITH MECHANICAL DRAWINGS. PROVIDE SPRAY FOAM INSULATION. EXTERIOR CAVITY APPLICATION AT UNINSULATED WALLS. PROVIDE AIR INFILTRATION BARRIER. EXIST ASPHALT SHINGLE ROOF EXIST MTL HANDRAIL EXIST CONC STAIRS RAMP ELEVATION AE2O SCALE: EXIST ASPHALT SHINGLE ROOF EXIST ENTRY CANOPY FRWEST ELEVATION KEYNOTES A PROVIDE WOOD CLAD WINDOW WITH DIVIDED LITES WITH INSULATED GLAZING, INSECT SCREEN AND ASSOCIATED WINDOW HARDWARE. VERIFY IN FIELD EXISTING ROUGH OPENING. BASIS OF DESIGN IS CLAD ULTIMATE DOUBLE--HUNG WITH 7/8" SIMULATED DIVIDED LITE AND SPACER BAR. PROVIDE LOUVER AT BASEMENT WINDOW LOCATION. VERIFY IN FIELD EXISTING WINDOW OPENING. PROVIDE HOLLOW METAL DOOR, FRAME AND HARDWARE. VERIFY IN FIELD EXISTING ROUGH OPENING. PROVIDE CLAPBOARD SIDING EXPOSURE) AND 6" CORNER BOARDS. PROVIDE FASCIA AND SOFFIT BOARD. PROVIDE WOOD SHUTTERS AND REINSTALL EXISTING SHUTTER DOGS (1 PER SHUTTER). PREP AND PAINT EXISTING SHUTTER DOGS PRIOR TO REINSTALLATION. REINSTALL EXISTING GUTTER AND DOWNSPOUT SYSTEM. REINSTALL EXISTING WALL MOUNTED SIGN. REINSTALL EXISTING WOOD WINDOW PLANTER. 11 KEYPLAN NOT TO SCALE NORTH GRAPHIC SCALES 8' 4' 8' 16' 22:: 4' 2' 4' 8' 22%: CHECK GRAPHIC SCALES BEFORE USING GLH CRR GLH DESIGNED BY: DRAWN BY: TOWN HALL RENOVATION AND TOWN OF FALMOUTH FOOD PANTRY RENOVATION CHECKED BY231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 PROJECT: 21304.01 271 Falmouth Road Falmouth, ME 04105 Falmouth, Maine ELEVATIONS SCALE: DATE: AS NOTED 07-12-2013 AE201 SHEET: . OF. 15 Jul, 2013 --11:26om C: EXIST ASPHALT SHINGLE ROOF EXIST ROOF DECK EXIST WD ROOF TRUSS EXIST MTL FLASHIN SHEET TURN DOWN EXIST DRIP EDGE FIBER-CEMENT FASCIA TRIM, PNT FIBER-CEMENT FASCIA. PNT REINSTALL EXIST GUTTER 8c DOWNSPOUT SYSTEM EXIST WD SUBFASCIA FIBER-CEMENT SOFFIT EXIST SHEA THING EXIST WD STUD WALL EXIST FIBERGLASS BATT I DOST GYP BD 2" ALUM VENT, PNT FRIEZE BD. PNT 2 CONT SEALANT CLAPBOARD SIDING 1" RIGID INSUL MTL CHANNELS SOFFIT DETAIL 0? VERT Ex xE2o;/ SCALE: EXIST SHEATHING EXIST GYP BD EXIST wD STUD EXIST WD FLOOR If DECK fl EXIST FIBERGLASS ATT I SU CLAPBOARD SIDING . .. 1" RIGID INSUL - MTL CHANNELS I oc VERT EXIST WD FLOOR JOIST STARTER STRIP SPRAY FOAM INSUL EXIST CONC WALL WALL BASE DETAIL Am SCALE: EXIST WD STUD WALL EXIST WD SHEATHING POURABLE EXPANDING FOAM INSUL FIBER-CEMENT CLAPBOARD SIDING EXIST 8x8 wD SILL STARTER STRIP EXIST GRANITE FDN WALL EXIST FINISH GRADE 0 EJQFY2 WALL BASE DETAIL SCALE: EXIST GYP BD FURRING EXIST PLASTER EXIST EXIST FLOOR JOIST SPRAY FOAM INSUL EXIST CRAWL SPACE GENERAL NOTES KEYNOTES 1. VERIFY IN FIELD EXISTING ROUGH OPENING AND MASONRY A PROVIDE wooD CLAD wINDow WITH DIVIDED LITES WITH INSULATED OPENING PRIOR To INSTALLATION OF REPLACEMENT AND GLAZING, INSECT SCREEN AND ASSOCIATED WINDOW HARDWARE. VERIFY IN FIELD EXISTING ROUGH OPENING. BASIS oF DESIGN IS EXIST ASPHALT SHINGLE ROOF EXIST ASPHALT SHINGLE ROOF EXIST BLDG ELEVATION OF EXIST BLDG EXIST CANOPY EAST ELEVATION WSCALE: CLAD ULTIMATE DOUBLE--HUNG WITH 7/8" SIMULATED REINSTALL AND RECONNECT SALVAGED EXISTING WALL MOUNTED LITE AND SPACER BAR, LIGHT FIXTURE. ELECTRICAL CONDUIT. ELECTRICAL PANELS. FIRE ALARM BELL, ETC. FOR REINSTALLATION. COORDINATE WITH ELECTRICAL DRAWINGS. PROVIDE LOUVER AT BASEMENT WINDOW LOCATION. VERIFY IN FIELD EXISTING WINDOW OPENING. REINSTALL SALVAGED EXISTING DRYER VENTS AND LOUVERS AS REQUIRED FOR SIDING INSTALLATION. COORDINATE WITH MECHANICAL DRAWINGS. PROVIDE HOLLOW METAL DOOR, FRAME AND HARDWARE. VERIFY IN FIELD EXISTING ROUGH OPENING. KEYPLAN PROVIDE WOOD SHUTTERS AND REINSTALL EXISTING SHUTTER NOT TO SCALE PLAN DOGS (1 PER SHUTTER). PREP AND PAINT EXISTING SHUTTER NORTH DOGS PRIOR To REINSTALLATION. GRAPHIC SCALES PROVIDE CLAPBOARD SIDING EXPOSURE) AND PROVIDE SPRAY FOAM INSULATION. EXTERIOR CAVITY APPLICATION CORNER BOARDS AT UNINSU LATED WALLS. PROVIDE NR INFILTRATION BARRIER. PROVIDE FASCIA AND SOFFIT BOARD. REINSTALL EXISTING GUTTER AND DOWNSPOUT SYSTEM. Ebb 8' 4' 8' 16' REINSTALL EXISTING WALL MOUNTED SIGN. REINSTALL EXISTING WOOD WINDOW PLANTER. 4. 2. 4. 8. 22%: CHECK GRAPHIC SCALES BEFORE USING GLH CRR GLH DESIGNED BY: DRAWN BY: TOWN HALL RENOVATION AND TOWN OF FALMOUTH FOOD PANTRY RENOVATION CHECKED BY231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 PROJECT: 21304.01 271 Road Falmouth, ME 04105 Falmouth, Maine ELEVATIONS AND WALL DETAILS SCALE: DATE: AS NOTED 07-12-2013 AE202 SHEET: . OF. Ii 3 FIBERGLASS BATT '31 I I ATTIC INSUL ., EXIST ASPHALT SHINGLE ROOF EXIST ASPHALT EXIST ASPHALT 3 EXIST ROOF SHINGLE ROOF SHINGLE ROOF DECK -- EXIST ROOF EXIST ROOF 5 ROOF DECK DECK 5; . EXIST ATTIC EXIST wD ROOF TRUSS EXIST wD ROOF TRUSS 9* DECK E?lgg EXIST ATTIC EXIST ATTIC 4 DECK DECK 9.: EXIST EDGE 9 rm In o" SI, FASCIA - I FIBER--CEMENT FASCIA I I BD XAII REINSTALL EXIST GUTTER BE, TRIM SYSTEM REINSTALL EXIST GUTTER 8: I D: I II DOWNSPOUT SYSTEM 5' 5 5 3 EXIST wD BLOCKING EXIST BLOCKING SAT EXIST SAT CLG EXIST SAT CLC EXIST WD BLOCKING 5 FIBER-CEMENT SOFFIT SOFFIT w/ DOST WD WM CONT 2" VENT II EXIST wD CONT 2" ALUM VENT II EXIST wD 5 .. x" EXIST 8X8 WD BEAM ALUM CLAD D0UBLE--HUNG E33 5 IT .0 IND WINDOW (BASIS OE .0 ALUM CLAD DOUBLE--HUNG 035 .0, ALUM CLAD DOUBLE--HUNG - DESIGM ATE -- wD WINDOW (BASIS OF WD (BASIS OF DESIGN: MARVIN. ULTIMATE 3,35 5 DESIGN: MARVIN, ULTIMATE INSERT DOUBLE HUNG) INSERT DOUBLE HUNG EXIST WD TRIM 86 EXIST WD TRIM EXIST FIBERGLASS EXIST WD TRIM EXIST FIBERGLASS STOOL STOOL BATT INSUL STOOL BATT INSUL WD FLOOR EXIST GYP BD FURRING EXIST CONC FLOOR DECK EXIST FLOOR DECK EXIST 8..T EXIST PLASTER EXIST MTL FLOOR JOIST WD FLOOR FLOOR JOIST If EXIST WD STUD CLAPBOARD 1) SECOND Igi EXIST MID A SECOND FLOOR SECOND FLOOR w/ 5" ExposumEXIST axe WD BEAM In RIGID INSUL 5 I I I .. CLAPBOARD I ENST SHEAMNG MTL CHANNELS 2' Lu w/ 5" EXPOSURE OC VERT . 8 CLAPBOARD EXIST SHEATHING u_ POURABLE EXPANDING SIDING 5 EXPOSURE EXIST IND STUD EXIST SAT CLC FOAM EXIST FIBERGLASS 1" RIGID INSUL BATT INSUL EXIST wD TRIM CHANNELS EXIST SAT CLC EXIST GYP BD I. OC VERT -H 3 I I EXIST wD .T CLAD DOUBLE--HUNG II .N - WD WINDOW (BASIS OF 8 I- 51' DESIGN: MARVIN, ULTIMATE EXIST 8 AT Em" VENEER ALIIM CLAD DOUBLE HUNG I3 DOUBLE HUNG) it CMU WALL WD WINDOW (BASIS OF 3 DESIGN: MARVIN ULTIMATE - 1 I- EXIST TRIM Ac BD 8c INSERT DOUBLE HUNG) 9 STOOLS EXIST GYP BD FURRING EXIST wD TRIM 8c IE 0 EXIST PLASTER - 8 EXIST FLOOR DECK EXIST wD FLOOR JOIST EXIST wD DECK SPRAY FOAM INSUL II EXIST CONC 2 if.' FIRST 7/ EXIST 8X8 WD SILL -- SLAB I EXIST WD 5 xy - . ELEV 124'33i E. .. GRANNE FDN WALL EXIST CONC FDN WALL 8 I EXIST FINISH GRADE A FIRST FLOOR EXIST FINISH GRADE FINISH GRADE 0 In EXIST CRAWL EXIST CONC SPACE EXIST CONC FOOTING - a WALL SECTIONS I3 FDN WALL EXIST wD JOIST 90 EXIST CONC SPRAY FOAM INSUL FOOTING EXIST CRAWL SPACE EXIST STONE FDN WALL <3 SECTION (ORIGINAL BLDG) SECTION (1955 ADDITION) SECTION (1995 ADDITION) SCALE ASNOTED AEZOI 1DATE: 07-12-2013 GRAPHIC SCALE 2' 1' 0 2' 4' DWG.: 15 Jul, 2013 --11:28Om 1/2 C: CHECK GRAPHIC SCALE BEFORE USING SHEET: oF_ TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING STARTER STRIP DRIP EDGE FIBER-CEMENT TRIM BOARD DOOR FRAME, PNT HM DOOR. PNT EXIST WD CASEMENT MOULDING HEAD DETAIL WSCALE: TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING CONT SEALANT BOARD SEALANT DOOR FRAME, PNT INSUL HM DOOR. PNT EXIST WD CASEMENT MOULDING JAMB DETAIL WSCALE: WALL DETAIL 2/ AE301 CLAPBOARD SIDING STARTER STRIP EXIST CMU BOND BEAM EXIST BRICK VENEER EXIST STL LIN TEL SEALANT HM DOOR FRAME, PNT INSUL HM DOOR, PNT EXIST WD CASEMENT 8c MOULDING DOOR HEAD DETAIL SCALE: CMU WALL EXIST BRICK VENEER I HM DOOR FRAME, PNT HM DOOR, PNT LEXIST wD CASEMENT MOULDING .DOOR JAMB DETAIL SCALE: 15 Jul, 2013 -- II:29om C: TYP EXT WALL SYS, SEE TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING STARTER STRIP DRIP EDGE 0'1 TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING STARTER STRIP DRIP EDGE E5: TRIM BOARD TRIM BOARD IM SEALANT DOOR FRAME, PNT DOOR FRAME, PNT INSUL HM DOOR, PNT INSUL HM DOOR, PNT HEAD SCALE: EXIST WD CASEMENT 8c MOULDING DETAIL 0., EXIST WD CASEMENT 8c MOULDING QDOOR HEAD DETAIL TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING CONT SEALANT TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING '/coNT SEALANT TRIM BOARD TRIM BOARD XSEALANT HM DOOR FRAME, PNT 2' FIBER CEMENT A SEALANT DOOR FRAME, PNT INSUL HM DOOR, PNT JAMB SCALE: 1 UL HM DOOR, PNT EXIST WD CASEMENT MOULDING DETAIL XEXIST WD CASEMENT MOULDING FONDOOR JAMB DETAIL 0., SEE FLOOR PLAN FOR WALL TYPE 3-5/8" MTL STUDS SEALANT EACH SIDE 5/8" 7 2., HOLLOW METAL FRAME, PNT HEAD DETAIL SCALE: SEE FLOOR PLAN FOR WALL TYPE I SEALANT EA SIDE 5/8" 7 2., HOLLOW METAL FRAME AND ANCHOR, PNT .DOOR JAMB DETAIL SCALE: TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING STARTER STRIP - MTL DRIP EDGE ALUM POTTER CASING WINDOW TRIM SSHIM 8c BATT INSUL FILL GS REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN TLEXIST WD CASEMENT 8c MOULDING HEAD DETAIL EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING CONT SEALANT ALUM FLAT CASING TRIM SSHIM 8c BATT INSUL FILL IS REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN WD CASEMENT MOULDING JAMB DETAIL I WD STOOL 8c MOULDING CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN ALUM FLAT CASING '/_wINDow TRIM XCONT SEALANT FIBER-CEMENT CLAPBOARD SIDING TYP EXT WALL SYS, SEE WALL DETAIL SILL DETAIL SCALE: TYP EXT WALL SYS, SEE WALL DETAIL 3/ AE301 CLAPBOARD SIDING STARTER STRIP - MTL DRIP EDGE ALUM POTTER CASING WINDOW TRIM SSHIM 8c BATT INSUL FILL GS REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN EXIST WD CASEMENT 8c MOULDING HKWINDOW HEAD DETAIL WSCALE: EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING CONT SEALANT . ALUM FLAT CASING TRIM 8c BATT INSUL FILL GS REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN WD CASEMENT MOULDING JAMB DETAIL WSCALE: /4 I WD STOOL 8c MOULDING CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN ALUM FLAT CASING '/_wINDow TRIM XOONT SEALANT FIBER-CEMENT CLAPBOARD SIDING TYP EXT WALL SYS, SEE WALL DETAIL WINDOW SILL DETAIL SCALE: TYP EXT WALL SYS, SEE WALL DETAIL 2/ AE301 CLAPBOARD SIDING STARTER STRIP MTL DRIP EDGE ALUM POTTER CASING WINDOW TRIM SSHIM 8c BATT INSUL FILL REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN TLEXIST WD CASEMENT MOULDING HEAD DETAIL \,gsg/scALE: VII TYP EXT WALL SYS, SEE WALL DETAIL CLAPBOARD SIDING SEALANT ALUM FLAT CASING TRIM SSHIM 84: BATT INSUL FILL GS REQUIRED ALUM CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN EXIST WD CASEMENT MOULDING JAMB DETAIL WSCALE: EXIST WD STOOL 8c MOULDING CLAD DOUBLE-HUNG WD WINDOW INSECT SCREEN ALUM FLAT CASING TRIM XGONT SEALANT FIBER-CEMENT CLAPBOARD SIDING TYP EXT WALL SYS, SEE WALL DETAIL WINDOW SILL DETAIL SCALE: 1 GRAPHIC SCALES 55:5: CHECK GRAPHIC SCALES BEFORE USING Hfili Mai '31 I- 0. GLH CRR GLH DESIGNED BY: DRAWN BY: TOWN HALL RENOVATION AND TOWN OF FALMOUTH In - I- 0 II In FOOD PANTRY RENOVATION CHECKED BY231 Main Street, Biddeford, Maine 04005 (T) 207.283.0193 (F) 207.283.4283 PROJECT: 21304.01 271 Fa|mOuth Road Falmouth, ME 04105 Falmouth, Maine DETAILS SCALE: DATE: AS NOTED 07-12-2013 AE602 SHEET: . OF. Appendix C - Project Scope and Meeting Minutes Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix C Request for Professional Services Town of Falmouth Town Hall Renovation and Food Pantry Renovation 271 Falmouth Road,Falmouth, ME 04105 October 2012 The Town of Falmouth invites you to submit a proposal for professional services to evaluate the future needs of the Town Hall building located at 271 Falmouth Road including, but not limited to, space design, supporting mechanical systems, energy efficiency, air quality, structural integrity, and interior finishes. Proposals must be submitted to Nathan Poore, Falmouth Town Manager, no later than 4:00 p.m. on November 27, 2012 EST. Proposals shall be submitted in sealed packages labeled "Town Hall and Food Pantry Renovation, Attn: Town Manager." Introduction and Background to the Falmouth Proposal The Town of Falmouth has determined that it is in the best interest of the Town to develop a short and long range plan to renovate, and possibly expand, the Town Hall and Food Pantry. The Town has recently renovated the interior of the second floor, installed a new heating system and new roof. The Town expects that there are several aspects of the building condition that must be considered such as air handling, air conditioning, insulation, windows, siding, and optimum use of space. Scope of Services The Town has identified the following minimum requirements for the project: Phase I. Concept Design and Cost Estimating 1. Meet with Town officials to determine current and future space needs. 2. Complete a Condition Assessment based on an inventory of all available information/studies and observations related to building features and condition. All collected information must be incorporated into any conceptual plans. 3. Review existing and past work associated with the structural integrity and condition of Town Hall. Perform additional work as deemed necessary. 1|Page 4. Develop short and long range concept space designs and site plans (as required) based on the needs analysis performed in item #1 and limitations found in items #3 and 4. Proposals should consider a certain number of revisions to these designs 5. Develop professional estimates including present value costs for all options. 6. Attendance at all necessary meetings with Town representatives to complete the tasks. Proposal should include six (6) meetings and unit cost for additional meetings, if deemed necessary. 7. Prepare a final report of findings detailing the results of the work and recommendations, including graphics and plans. (Ten copies shall be provided to the Town along with 3 CD ROM copies of all finished products.) Phase IA. Falmouth Food Pantry Since 2008 the Falmouth Food Pantry has occupied 475 sq.ft. of Town Hall space vacated by Falmouth Police Department (which relocated to a new police station). The move into the former police dispatch area and storage areas was accomplished with minimal renovations. Due to increased user demand, a renovation of this space and approximately 325 sq.ft of additional space is projected to meet the Food Pantry's current needs. In November 2010 the Falmouth Town Council indicated a preference to have the Town Hall offices remain in their current location. This has cleared the way for the Food Pantry to start long-term future planning and become a more formal "tenant" in Town Hall. The Food Pantry Board determined that the Town Hall location is preferred in the community, in part due to the proximity to General Assistance clients who already come to Town Hall. The Town received a 2011 CDBG Planning Grant for work associated with the Food Pantry. A copy of the grant application is attached. Tasks included in this grant include: ? Review existing Town Hall floor and site plans, ? Visit other Food Pantry locations, e.g. Freeport Community Services, ? Determine program requirements for Falmouth Food Pantry, ? Develop concept plan options, ? Select preferred concept plan, ? Conduct soil test to verify construction feasibility (as required) and Note: Preparing a schematic floor plan and elevations and specifications that can be used for cost take off and/or construction purposes is not allowed to be part of the CDBG-funded project, but should be incorporated as part of Phase I item 5 above. The Town's original thinking in the CDBG grant was to explore a new addition for the Food Pantry (due to internal space limitations at Town Hall). This may still be the preferred option, 2|Page however relocation of certain Town offices to locations outside Town Hall is under consideration and may free up sufficient space for an internal reorganization of space use. The above components in phase I and IA are intended as minimum requirements outlining the Town of Falmouth's intent and objective for this project. Proposals should expand upon these minimum requirements to develop a scope of services responsive to the intent and objective of the Town. Each proposal will be evaluated on the content of the RFP submittal, approach, qualifications, and responsiveness to the Town's goals and objectives. Phase II and III are described below for informational purposes only and are anticipated by the Town upon completion of Phase I and IA. They do not need to be addressed in this proposal. Phase II. Full Design and/or Design Build Management This Phase includes two options: 1) Cost for providing full design services and construction bidding services, and 2) Costs for providing management of design-build process and construction bidding services. Phase III. Construction Management This Phase includes costs associated with providing construction management and inspection services. Minimum RFP Submittal Requirements for a Complete Proposal 1. General Qualifications of Firm ? ? ? ? ? ? 2. Personnel and Resources ? ? 3. Profile of similar projects Firm introduction and background QA/QC Representative client listing References for similar projects Subconsultants and project team Resumes of project manager and other key personnel Assignments of personnel. Project Approach and Scope of Services 3|Page Provide a detailed explanation of the project approach and scope of services demonstrating responsiveness to the Town's RFP requirements and overall project goals and objectives. Include a description of the approach and ability to meet the project schedule. 4. Fee Schedule ? ? 5. Include a schedule of fees keyed to each component of the Phase I and IA scope of services. The fees for this project shall be lump sum for each component of the project. Proposals shall include a narrative describing cost control measures, ability to meet project budget, and past performance on cost control. Include hourly rate schedule for all personnel who will work on this project. Mandatory Pre-Bid Meeting There will be a mandatory pre-bid meeting for any interested party at the Falmouth Town Office on Tuesday, November 6, 2012 at 2 PM. This meeting will include a tour of the Town Office. Questions and Inquiries All questions should be directed to Town staff at the pre-bid meeting. Selection Criteria Selection criteria will be the based upon the following: ? ? ? Project approach, responsiveness to the RFP, qualifications of the Project Team, and ability to meet the project schedule. Past experience on similar or related projects. Lump sum cost to complete project. The Town of Falmouth reserves the right to accept or reject any or all proposals for any reason, to negotiate with any individual or firm and to select one or more of the proposals. Project Schedule ? ? Mandatory pre-bid meeting Proposals Due November 6, 2012, 2:00 PM EST November 27, 2012, 4:00 PM EST ? Interviews: December 3-6, 2012 ? Firm Selected December 17, 2012 ? Notice to proceed: December 24, 2012 ? Final Report: March 31, 2013 4|Page Project Approach and Scope of Services Oak Point Associates proposes the following scope of work and project approach to complete the work outlined in the RFP. Phase I. Concept Design and Cost Estimating Task 1: Interviews/Space Planning An initial meeting will be held with Town officials to review the scope of work, project schedule, and project communication. Initial thoughts on current and future space needs will be discussed at that time, and a schedule for interviews with department heads, town officials, and other key individuals will be developed so that key stakeholder input at a more detailed level is ensured, and so that expectations to be addressed by the design solution are established early in the project. Through this collaborative process, overlapping needs and opportunities for space and program efficiencies can be identified, helping set priorities for the design development. In addition to interviewing the staff and departments, Oak Point Associates will conduct field visits to verify dimensions and spaces indicated on existing floor plans, and to take additional measurement of existing spaces and their adjacencies in order to document the existing building. We will then compare the existing space configurations to desired space needs expressed by the Town to analyze the opportunities and constraints that exist at the current Town Hall. A space program will be developed that compares existing space areas to desired space needs, and forms the basis for schematic design. Upon completion of the interview process, a detailed space program matrix will be developed and used to develop floor plans as described below in Task 4. The information gathered to date, as well as the space program matrix, will be reviewed with Town staff before proceeding with schematic design. Task 2: Condition Assessment Architects, landscape architects and engineers will conduct field investigations to determine the condition of the facility and associated systems. These investigations will review existing systems, documentation, and asbuilt conditions to establish a background for design and increase the accuracy of estimates of probable cost. In addition to field investigations, Oak Point Associates will review previous studies and reports. Recommendations will be developed to correct any deficiencies noted during the review. The intent of this task is to develop a comprehensive Facility Condition summary, which will be included in the Final Report. The findings will also be incorporated into the schematic design. Task 3: Structural Integrity The structural systems of the existing building will be evaluated as part of the Condition Assessment (Task 2). Additionally, the structural integrity of the building will be evaluated for the effect that any proposed renovations would have on it. Recommendations will be developed to correct any deficiencies noted during review. Town of Falmouth-Town Hall and Food Pantry Renovation November 27, 2012 Project Approach and Scope of Services Task 4: Schematic Design The purpose of the project is to develop short- and long-term solutions for improving the spatial efficiency, interior appearance, energy efficiency, structural integrity, and indoor air quality of the Town Hall building. The work should build on the recent renovations that have been conducted, and prioritize improvements so that they provide the greatest cost-benefit to Town stakeholders. Oak Point Associates' in-house architecture and engineering disciplines will work together to deliver an integrated design that meets project goals, is in compliance with applicable codes and regulations, and meets budget requirements. Our architects and interior designers will assist the Town in creating an environment that communicates a dedication to the community. Space plans will be generated to determine maximal utility and cost effectiveness. Our engineers will strive to provide energy efficient structural, mechanical and electrical systems that provide long-term value. Utilizing the space program developed, Oak Point Associates will develop "bubble diagrams" that organize the proposed spaces into a color-coded diagram that indicates adjacency relationships and relative sizes of all spaces. This is a precursor to floor plans, and is a method of confirming spatial sizes and relationships with our clients prior to moving to the more detailed exercise of developing floor plans. Following refinement and approval of the space program and bubble diagrams by the Town, schematic floor plans will be developed. Town staff will be involved in the development and refinement of the proposed plans. Revisions will be made as needed until a final plan is developed. If the schematic design requires, elevations will also be developed during this process. Schematic site plans will be developed as needed based on the schematic building plans developed, and will illustrate the building location, proposed building additions and land acquisition (if applicable), parking and vehicular circulation modifications, site utilities, and other site improvements deemed desirable. Task 5: Estimates of Probable Cost Utilizing all information obtained during the work mentioned above, Oak Point Associates will develop estimates of probable cost for the various improvements that are proposed, including work associated with the Food Pantry. Cost estimates will be presented in spreadsheet format, with line item sub-contractor costs by discipline (i.e. Architecture, Structural, Civil, Electrical, Mechanical, Fire Protection, etc.), and with a summary page that incorporates Contractor O&P, general conditions, construction contingency, escalation and any other mark-ups that are determined to be appropriate for the project. If project phasing is discussed, separate estimates will be developed for each phase that reflect the re-mobilization and escalation costs that would be required by a phased project. Task 6: Meetings Based on the RFP, a presentation and attendance at six Town Hall workshop meetings and presentations has been planned for. Town of Falmouth-Town Hall and Food Pantry Renovation November 27, 2012 Project Approach and Scope of Services Task 7: Final Report Oak Point Associates will assemble a report that incorporates all work products to date, including: o o o o o o o o Space program Bubble diagrams Conceptual floor plans and building elevations Illustrative perspective rendering of building (if needed) Conceptual site plans Illustrative site plans (if needed) Facilities condition assessment Budget estimate of probable construction cost Phase IA. Falmouth Food Pantry The Town has received a CDBG Planning Grant to pursue expansion of the Falmouth Food Pantry, based on increased demand for its services. The expansion may be able to be accommodated within the existing building footprint, or may require an addition to the building. This will be determined as part of the design phase of the project. The work for this phase will parallel the work conducted in Phase I, including interviewing stakeholders, measuring existing space, conditions assessment, visiting other food pantries, program development and space planning, and concept design. Any cost estimating or schematic design that evolves out of this work is included within Tasks 4 and 5 of Phase I. Soil tests can be conducted to assess the capacity of the existing soil to accommodate a building addition, if the desired design solution includes such an addition. Getting an accurate estimate for geotechnical investigations will depend on the location of the building addition, and the degree of mobilization and repair required to conduct soil borings and/or test pits. Therefore, this cost has not been included in the fee proposal at this time, but if parameters for the work can be identified, we would be happy to solicit a fee for that work. Timeline The Oak Point Associates team is prepared to start work immediately upon award. Our team members are committed to design excellence and will provide the necessary amount of time and attention to ensure a successful project. Town of Falmouth-Town Hall and Food Pantry Renovation November 27, 2012 MEETING MINUTES - Kick-Off Meeting Date: January 22, 2013 Project: Falmouth Town Hall and Food Pantry Renovations Falmouth, Maine Attendees: Name Rick Mackie Dorothy Blanchette Nathan Poore Theo H.B.M. Holtwijk Robert Boschen Glenn Harmon Kristy Gauthier Allison Towne DiMatteo Representing Falmouth Facilities Manager Falmouth Food Pantry Director Falmouth Town Manager Falmouth Director of Long Range Planning Falmouth Finance Director Architect, Oak Point Associates Interior Designer, Oak Point Associates Project Manager, Oak Point Associates Items Discussed: 1. 2. 3. 4. Introductions were made, and points of contact, roles and responsibilities were discussed. Theo will be the main Point of Contact for the Town; Allison will be the main Point of Contact for Oak Point Associates (OPA). Theo and Nathan will have joint involvement in the project. The scope of work was reviewed. The project cost must be under $1 Million, so a minimalist approach to improvements must be taken. Priorities include 'must do' maintenance items which include: siding, insulation, windows, moisture infiltration, tel/data, HVAC, and air quality improvements. The space planning goals (second priority to 'must do' maintenance above) include: o o o o o o 5. 6. Keeping the Land Use Group together (Code Enforcement, Planning and Assessing). They have the greatest filing requirements. Keeping the Land Trust somewhere in the building. Consolidating/relocating the Finance Department and improving acoustic separation between the Food Pantry and Finance. Expanding the Council Chambers (or reconfigure dais layout). The Town Clerk intake counter area will remain, however, it is graciously sized and could be reconfigured to allow for other tenants nearby if strategically placed. Four service windows are more than adequate as increasingly services are online. Community Programs (5 staff/1 customer window) may be moving to Mason-Motz. Study options should be included with and without them leaving. Consider utilizing the attic space (currently storage). Elevator and egress issues to resolve. Food Pantry experienced 10-fold growth in past the 4 years, and currently serves approximately 350 families. It is an all-volunteer organization which maintains service adjacencies with the general assistance program. Issues include inadequate storage, lack of freezer or refrigerator, lack of handicap accessibility, lack of seating space, and potential regionalization. Dorothy distributed a list of Food Pantry needs (attached). _________________________________________________________________________________________________________ 231 Main Street, Biddeford, Maine 04005 TEL 207.283.0193 FAX 207.283.4283 www.oakpoint.com 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. Additional cosmetic improvements may be privately funded by the Food Pantry. Structural integrity of the building has not been evaluated; OPA will look to validate the issues that were raised in the Conestco report. Rick will provide construction documents of building additions showing structural elements, if available. Fridays are the best day of the week for field work, to verify plans, and have engineers walk through. Interview schedule TBD (Monday-Wednesdays work best), Nathan & Theo to write preparatory staff memo to frame the scope of the project. OPA will prepare interview questions, and should include a question on staff's perception of air quality. The current boiler appears to be adequately sized, and no major expansion is envisioned. Portions of the building's siding contain asbestos. The Town would like to maintain a traditional look for new siding. OPA will attempt to determine what type of siding was original to the building and be sensitive to historic considerations. Alternative energy ideas should be entertained. The Town will provide OPA with utility bills/costs (post meeting note: a minimum of 2 years of costs is desired). Construction is desired during the summer of 2013, if possible. Food Pantry is Phase 1A, a separate scope of work from remainder of study. Total staff in Town Hall is 23. Freeport was indicated as model for food pantry setup, consider site visit to see operation. Dorothy and Theo will discuss sites/schedules for off-site tours. Dorothy suggested that OPA visit the Falmouth Food Pantry on a Tuesday afternoon to see how it operates. Sewer connection should be revisited. Town Clerk vault is to be relocated and/or enlarged if possible. The final report is due at the end of March. The above items are true to the best of the writer's knowledge. If there are any errors or omissions, please notify Allison Towne DiMatteo of Oak Point Associates at the next scheduled meeting. If no corrections or additions are noted at that time, these minutes will become a permanent record of the proceedings. If corrections or additions are made, these changes will be noted in the minutes of the next scheduled meeting. Meeting Minutes - Kick Off Meeting ? Falmouth Town Hall and Food Pantry Renovations ? Falmouth, Maine January 22, 2013 ? Page 2 of 2 Falmouth Food Pantry Space Needs l.Wheelchair accessible spaces: Although We have an accessible entrance our hallway is too narrow due to need to locate shelves in halls. Currently we must deliver supplies to the clients who require eversized. wheelchairs. -- 2.Desk space and counter for client sign-in and information -- 3.-a private area where manager can meet with clients in acute situations; this space can also be used for some storage as long as there is room for a minimum of 2 chairs. 4.locked. cabinet space for client files 5.increased easy to access storage space -- 6. increased space for 1 additional chest freezer and 1 additional refrigerator - 7.improved flooring in main client space -- lighting in main client space - -9.an area Where clients waiting to be served can be seated. inside. This area should accommodate at least 12-18 clients. This space is needed especially for chronically ill, handicapped, elderly, and pregnant clients. a The overall increase in space must provide 2-3X the current storage area and a bit more space for clients to make selections. Appendix D - Hazardous Materials Report Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix D TEST FALMOUTH TOWN HALL 271 FALMOUTH ROAD FALMOUTH, MAINE NTC JOB #13458--2013 Prepared by: NORTHEAST TEST CONSULTANTS 587 SPRING STREET WESTBROOK, ME 04092 Prepared for: Glenn Harmon Oak Point Associates P. O. Box 1259 231 Main Street Biddeford, ME 04005 February 12, 2013 587 Spring Street a Westbrook a Maine 04092 (207) 854-3939 FAX (207) 854-3658 NORTHEAST TEST February 12, 2013 Glenn Harmon Oak Point Associates PO. Box 1259 231 Main Street Biddeford, ME 04005 RE: Limited Indoor Air Quality Assessment Falmouth Town Hall 271 Falmouth Road; alrnouth, ME NTC Job #l3458--20l3 Mr. Harmon: Please find enclosed the documentation for the Limited Indoor Air Quality Assessment conducted by Northeast est Consultants on February 7, 2013 at the Town of Falmouth Town Hall situated at 271 Falmouth Road, Falmouth, Maine. PRPE This assessment action was performed to determine current airborne mold spore activity for general sampling locations performed on the First Floor, Second Floor, and Attic Space. This action was not intended to be a comprehensive investigation action, but to determine if elevated mold spore levels existing that would warrant additional evaluation and assessment actions to identify causes of mold growth and the locations of source reservoirs requiring possible remediation actions. PROCEDURES This activity was comprised of the collection of 7 indoor air samples and 1 outdoor control. The sampling conducted was performed in accordance with the Environmental Criteria and Assessment Guidelines, recommended by the U.S. EPA Environmental Criteria and Assessment Office, Office of Health and Environmental Assessment, US EPA 600/ 8-91/202 (ECAO-R--03 American Conference of Governmental Industrial Hygienists and the National Institute of Occupational Safety and Health (N IOSH). 587 Spring Street is Westbrook a Maine 04092 (207) 854-3939 FAX (207) 854-3658 Page 2 Mr. Harmon NTC Job #13458--20l3 Biological Airborne Activity: Air samples were collected to determine indoor air quality relating to mold spores utilizing an Allergenco--DTM air sampling cassette collected for a ten-minute period at a flow rate of 15 liters per minute for a total sample volume of 150 Liters. The Allergenco--DTM Air Sampling style cassette is a sampling device desigied for the rapid collection and analysis of a wide range of airborne aerosols. These include fungal spores, pollen, insect parts, skin cell fragments, fibers, and inorganic particulates. QVERVIEW of SAMPLING DATA Biological Airborne Activity: Airborne biological sampling indicated total mold spore levels indoors ranging from 340 - 32,340 ct/m3. The outdoor mold spore level was <53 ct/m3 (no spores detected) at the same time of sampling indicating that spore activity detected indoors other than the common outdoor isolates typically present outdoors (Ascospores, Basidiospores, and Unknown Dematiaceous spores) is due to indoor sources. The species detected indoors that are contributed to indoor source growth were comprised of spores detected at 11,000 - 32,000 ct/m3 for Sample A-2 (General Office Area) and A3 (Lobby) collected on the First Floor of the original building section, as well as Cladosporium spores at 1,500 Ct/1113 detected in sample A-3 (Lobby). Currently there are no regulatory levels for mold spore activity, but most persons typically do not have any adverse reactions to general environmental mold spore levels <5,000 ct/m3. The most recent research by the various organizations indicate that Aspergillurs /Penicillium sp. spore activity for indoor environments can be expressed as follows: "Clean" residential buildings Typical levels: 230 ct/m3 630 Buildings with flooding/water damage Typical levels: 2,200 ct/m3 Mold~darnaged buildings Typical levels: 36,000 ct/m3 587 Spring Street a Westbrook a Maine 04092 (207) 854-3939 FAX (207) 854-3658 Page 3 Mr. Harmon NTC Job #13458~2013 Normal indoor levels of Cladosporium spores are typically 500 ct/m3. Of note is that no Chaetomium, usarium, Memnoniella, Stachybotrys, or richoderma mold species were identified in the indoor air environment at the time of this testing. These species are indicators of long-term and ongoing moisture issues and/or water intrusion problems. Clzaetomium, usarium, Memnoniella, Stachybotrys, or riclwderma mold species are organisms that are zero tolerance organisms for the indoor environment as they have the capability to produce mycotoxins and microbial volatile organic compounds (rnvoc's) and can seriously compromise a building and/or the health of occupants. These effects for human health can be worse for immune compromised persons (such as those with HIV, the elderly, terminally or seriously ill patients (cancer patients>>, persons with preexisting breathing conditions or asthma, and the very young. Refer to attached analytical data sheetsfor reference as the type andfrequerzcy ofmold spore species detected during this sampling evem'. SUMMARY of FINDINQS The detection of elevated and moderate levels of Cladosporium spores in samples A-2 and A-3 indicate that sources of moisture in the presence of suitable nutrient sources is causing mold growth occurrence in the structure. The limited nature of this assessment action does not allow adequate information so as to provide information regarding the cause of moisture influences and the locations of source reservoirs in order to provide recommendations for corrective and remediation actions at this time. The levels of Aspergillus/Penicillium-like and Cladosporium spore activity can create an environment in which persons can create cold-like and individuals can experience upper respiratory issues such as stuffy nose and minor throat irritations. These typically do not persist for an extended period of time for normally healthy individuals upon vacating the impacted spaces; however persons with specific allergies, or asthma or other breathing conditions may experience more intense temporary The mold species isolated indoors during this investigation may be causative agents for such as headaches, dizziness, sleepiness, general lethargy, coughing and watery eyes. Similar may also occur because of other indoor air pollutants or other common medical problems. 587 Spring Street a Westbrook (R) Maine 04092 (207) 854-3939 FAX (207) s54.--3e5s Page 4 Mr. Harmon NTC Job #13458-2013 A medical professional should be consulted for a proper medical diagnosis for any persons experiencing such RECOMIVIENDATIONS 1. Irnrnuno compromised persons (such as those with HIV, the elderly, terminally or seriously ill patients (cancer patients)), persons with pre-existing breathing conditions or asthma, and the very young should limit their time in the First Floor area of the original structure. 2. It is currently hypothesized that the First Floor area of the original structure is not the actual source of detected spore activity but may be due to Crawl Space condition influences. 3. Further evaluation actions comprised of a through physical assessment of the First Floor area of the original structure and Crawl Space, moisture evaluations, and additional airborne and possible surface sampling actions are required to determine cause of activity and to provide recommendations for corrective actions and remediation actions. The findings relating to physical conditions observed during this investigation were not intended, nor do they attempt to identify every possible source of contaminants, such as chemical or mold, throughout the entire structure. Any measured results, analysis data, and physical conditions observed are valid only for the period in which this inspection was conducted. Any additional degradation of building materials or contamination from new or reactivated sources, or areas inaccessible at the time of the inspection are not documented in this report. Historical events or ambient air conditions that may have existed in the past cannot be correlated in any way with the enclosed data. No warranty, real or implied, is made as to what was or is the exact cause or source that rnayhave adversely affected the indoor air quality in the past. Please review the enclosed analytical sampling data, interpretation of mold activity, explanation of isolates identified, and marked drawing. 587 Spring Street Westbrook as Maine 04092 (207) 854-43939 FAX (207) 854-3658 Page 5 Mr. Harmon NTC Job #13458--2013 Should you have any questions regarding this report, please feel free to give me a call. Sincierelyf? fix' M. ax Attachments 587 Spring Street Westbrook a Maine 04092 (207) 854-3939 FAX (207) 854-3658 NTC Job #13458-2013 MTCROBIOLOGICAL SAMPLING DATA Oak Point Associates Falmouth Town Hall 271 Falmouth Rd Falmouth, Maine Sample Date: February 7, 2013 Sample Type: Air Sample Volume: 150 Liters Device: A11ergenco--D Cassettem ID Sample Location Count/m3 IDENTIFIED ISOLATE . - _.T_etai Moifi 3' . -. Outside Control A4 IHA3O38004 Ambient Air 0 <27 None Detected 1 1. A eve 1,200 32,000 AspergiHus/Penicillium-like A-2 1HA303 8005 General Office9 Centered 7 190 Smuts/Myxomycetes/Periconia . . 5 130 Mycelial Fragments Ambient Air 4 110 Unknown Dematiaceous Spores 3; A . 2 53 Ascospores Level 1_ Lobby 425 11,000 Aspergillus/Penicilliulndike IHA3038OO6 9 10 270 Baslchospores Ambient Air 55 1,500 Cladosporium 5 130 Smuts/Myxomycetes/Periconia 8 210 Mycelial Fragments 6 160 Unknown Dematiaceous Spores Level 1, In--393 7 - 9 A4 IHA3038O07 Food pantry' Corridor 3 80 Aspergillus/Penicillium--Iike I I 290 Cladosporium Ambient Air 5 130 Unknown Dernatiaceous Spores KEY: Count/m3 Total Count per cubic meter of air The National Allergy Bureau has established relative exposure guidelines with respect to the raw count of mold spores per cubic meter of air. These values are not related to any specific medical condition but rather alert sensitive or allergy stricken individuals when to avoid prolonged exposures. Those guidelines are as follows: Allergen Very Low Low Medium High Very High M01 Less Than 500 500-1000 1000-5000 5000--10,000 Greater Than 20,000 Spores Spores Spores IM3 Spores fM3 Spores The results should be correiated with any available medical evidence of infections, allergies or of individuals occupying the space. Analytical Lab: Northeast Laboratory Services 587 Spring Street Westbrook Maine 04092 (207) 854-3939 FAX (207) 85443658 NTC Job #13458-2013 MICROBIOLOGICAL SAMPLING DATA Oak Point Associates Falmouth Town Hall 271 Falmouth Rd Falmouth, Maine Sample Date: February 7, 2013 Sample Type: Air Sample Volume: 150 Liters Device: Allergenco-D Cassettem ID Sample Location Count/m3 IDENTIFIED ISOLATE Level 2; 5 130 A-5 IHA3038008 Community Programs 2 53 Basidiospores . . 5 130 Cladosporium Ambient Alt 2 53 Unknown Dematiaceous Spores Level 1,200 A-6 Area 2 53 Cladosporium . . 3 80 Myceliai Fragments Ambient Air . 9 240 Unknown Dematzaceous Spores 1 Level 2; 8 210 Sweets :0 :23 Ambient Air 2 53 Smuts/Myxomycetes/Periconia 3 80 Unknown Dematiaceous Spores . 2 53 A 'll '11' ~11; A-8 5 130 C1 Ambient Air 3 Ogpormm 1 27 Mycehal Fragments 2 53 Unknown Dematiaceous Spores KEY: Count/m3 Total Count per cubic meter of air The National Allergy Bureau has established relative exposure guidelines with respect to the raw count of mold spores per cubic meter of air. These values are not related to any specific medical condition but rather alert sensitive or allergy stricken individuals when to avoid prolonged exposures. Those guidelines are as follows: Allergen Very Low Low Medium High Very High M01 LESS Than 500 500- I 000 1000-5000 5000-10,000 Greater Than 20,000 Spores Spores Spores Spores Spores The results should be correlated with any avaiiable medical evidence of infections, aliergies or of individuals occupying the space. Analytical Lab: Northeast Laboratory Services 587 Spring Street a Westbrook Maine 04092 (207) 854-3939 FAX (207) 854-3658 MOLD INTERPRETATION Molds can be detected both indoors and outdoors year round. Ideal conditions for the proliferation of molds are humid environments, typically in basement/crawl spaces, bathrooms, and water compromised building materials. Mold spores are considered a normal and essential component of all environments. Typically three key conditions are necessary for the proliferation of mold spores: a favorable physical environment (light temperature), a source of food, and moisture. Mold spores are almost always found in outdoor air, although their type and population will vary depending on environmental and climatic conditions. Doors and windows, mechanical ventilation equipment, and everyday foot traffic provide easy access to the interior of buildings. It is normal to find some quantity of mold spores in indoor air, although their numbers should be significantly less than outdoor levels. Currently, there are no regulatory standards fiir acceptable levels of mold spores in bi0--aerosols, wipes or bulk samples derived firom the indoor environment for interpreting health risks associated with molds. The sampling analysis data provides a medical professional the information necessary to determine the appropriate treatment for individuals with chronic lung disease, persons who are immune compromised, or for individuals with allergies or exhibiting other relating to upper respiratory complaints. I Current recommended guidelines in the US EPA 's publication, Indoor Air Quality in Schools, suggests that fiingal spore species identified in samples collected from the indoor environment should not be different than those species found in the outdoor air at the same time of sampling. Also, fungal spore activity present in the indoor environment should be at levels of one-third to one--half of those found outdoors. Indoor levels of similar genera higher than one-third to one--half of outdoors may indicate inadequate fresh air exchange or poor air filtration. Fungi identified indoors that are of different genera than found outdoors may indicate contamination of interior building materials and substrates. Chaetomium, usarium, Memnoniella, Stachybotrys and richoderma are zero tolerance organisms for the indoor environment as they have the capability to produce mycotoxins and microbial volatile organic compounds (mvoc's) and can seriously compromise a building and/ or the health of occupants. These effects for human health can be worse for immune compromised persons (such as those with HIV, the elderly, terminally or seriously ill patients (cancer patients>>, persons with preexisting breathing conditions or asthma, and the very young. The National Allergy Bureau has established relative exposure guidelines with respect to the raw count of mold spores per cubic meter of air. These Values are not related to any specific medical condition but rather alert sensitive or allergy stricken individuals when to avoid prolonged exposures. Those guidelines are as follows: Allergen Very Low Low Medium High Very High M01 Less Than 500 5001000 1000-5000 5000-10,000 Greater Than 20,000 Spores Spores Spores Spores Spores 587 Spring Street a Westbrook a Maine 04092 (207) 8543939 FAX (207) 854-3658 EXPLANATION OF Ascosgores Ascospores are a general category of spores that have been produced by means of sexual reproduction (in a sack-like structure called an ascus). These are ubiquitous saprobes and plant pathogens, many of which are easily identifiable Chaetomium). This group contains potential opportunistic pathogens, toxin producers, and allergens depending on the genus and species. A rupture in the top portion of the ascus disperses the spores during rain or in times of high humidity. Some asexual fungi, such as Aspergillus and Penicillium can become sexual under specific conditions, these are then considered ascornycetes and are given distinct names. Asgergillus/Penicillium-like Aspergillus and Penicillium spores are indistinguishable Via direct microscopic examination. Aspergillus tends to colonize continuously damp materials such as damp wallboard and fabrics. Penicillium is commonly found in house dust, on water--damaged wallpaper, behind paint, and in decaying fabrics. Aspergillus is a common Type I allergen. There are more than 160 different species of Aspergillus, sixteen of which have been documented as etiological agents of human disease but rarely occur in individuals with normally functioning immune systems. Perzicillium species are common contaminants on various substances. This organism causes food spoilage, colonizes leather objects and is typically an indicator organism for damp indoor conditions. Some species are known to produce mycotoxins. The health of occupants may be adversely affected in an environment that has an amplification of Penicillium. This fiingal species is usually identified in source reservoirs such as chronically wet building components. Penicilliuni is typically one of the first fungal species to grow on moistuiecompromised materials. Penicillium is characterized by rapidly growing colonies having conidial structures resembling brushes. It commonly produces a strong musty odor. Basidiosgores Basidiospores are a general category of sexual spores that have been released from the basidium of a fungus. A ubiquitous type I allergen, saprobe and plant pathogen, mainly found in gardens, forests, and woodlands. Spores disseminate during rain or in times of high humidity. Rarely opportunistic pathogens, Basidiospores may produce toxins, including amanitins, monomethyl-hydrazine, rnuscarine, ibotenic acid, and psilocybin. Basidiospores are an agent of dry wood rot, which may destroy the structure wood of buildings. 587 Spring Street as Westbrook 8 Maine 04092 (207) 854-3939 FAX (207) 854-3658 Cladosgorium Cladosporium, with the ability to sporulate heavily, ease of dispersal, and buoyant spores makes this fungus the most important fungal airway allergen; and together with Alternaria, it commonly causes asthma and hay fever in the Western hemisphere. A few species of this genus cause disease, which range from phaeohyphomycosis, a group of rnycotic infections characterized by the presence of demataceous septate hyphae. Mgcelial/Hgghal Fragments Fragments of rnycelium that have the potential to reproduce are counted. Mycelium can be a form of reproduction of certain fungi. However, due to indistinct properties, these fragments cannot be classified as to what particular species they may grow into. Smuts/Mgxomgcetes/Periconia Smuts are ubiquitous, type I allergens that are parasitic plant pathogens, which require a living host to complete their life cycle, and are not usually found growing indoors. Srnuts are most often found on corn, grass, weeds, flowering plants and other fungi; they are usually disseminated by wind. They are called smuts because they form black powdery spore masses that resemble soot or smut. Smuts are indistinguishable from Myxornycetes and Periconia under 600x microscopy. Unknown Dematiaceous sgores All other non--distinctive unidentifiable dark colored spores seen on a sample are placed into this category. The common factor among the dematiaceous fiingi is the presence of melanin pigments in the cell walls and spores. The dematiaceous fungi are found throughout the world in soil and decaying vegetation but appear to be especially common in tropical and subtropical regions. Dematiaceous fungi have melanin--lil>-3658 Page 3 Mr. Harmon Job 3 Two areas along the north wall (cast and west ends) wl.1.et"e.fi.7und to have stained suspended ceiling tiles. The western ceiling area was lionnd to have accurnulations of cellulose insulation dislodged by rodent activity. The source of the cellulose debris i.s frorn above the original splined ceiling system. The cellulose insulation debris is being impacted lay condensation tirorn a pipe and rodent urine which i.s the cause of the staining to the ceiling tiles. The eastern ceiling area was found to have stained cei1i.ng tiles due to condensation from a pipe located above the suspended ceiling systern. Passive air tnovernent from the crawl space into the occupied space via the tloor ventilation return and supply grates was detected by use of srnoke generation. No other significant issue relating to conditi.ons that could contribute to poor IAQ prob"! ems were observed at this time. 1" "Floor: East Add--Dn Building Section Overall the Floor area of the East Add-On Building Section. was found to be free of any source reservoirs tier rnold. damaged wall areas were observed 'under windows, however m.ateria|s were dry and no visible mold source reservoirs were present. A perirneter door in the Lobby has a significant gap at the bottom edge that is a _potential water intrusion, rodent and .insect point, as well. as potential point for in gross of vehicle ex'l'1aust. The perirneter door in the C'o'u11ci1 Chambers has a gap at the "lower side of the door where moisture/air infiltration is occurring and visible mold growth is present. No other significant issue relating to conditions that could contribute to IAQ problems were observed at this time. Crawl Space: Original 'l3uilcl.ing Section. The crawl space under the Original l3uildin.g Section was found to have moisture for soils and insulation materials and evidence of rodent activity". Two M-IU units are present in the space. units have visual indications of being subjected to seasonal water ir1tn.1sion/ flooding as evidenced by the high 587' Spring Eiitreet Westbrook": a Maine 04092 FAX 85445658 Page 4 Mr- Harmon i.'ilTCl Job watertnarlcs observed and the rusting lower metal components, particularly for the condensate pans and lower coil areas, This area of the crawl space has had a thin layer of cement applied over poly sheeting on an earthen floor. in several areas the cernent is hrolten revealing deteriorated poly sheeting conditions. A.dd.ition.ally, .heavy silt/sand deposits which are water saturated are present on top of the cement layer indicating liistorical tlooding conditions. The insulations for th.e floor decking areas are deteriorating and "Falling out of place. Overall the 'wood tloor joists and floor decking are not currently a major source of fi;1ng.al growth and only light sporadic growth is present. A heavy odor is present due to mold growth occurrence for soil.s and insulations. Of note is that an exterior access 'through the tioundation wall was not accessible due to high snow aecurnalation. Crawl Space: East Acld--0n Building Section The crawl space under the East .l?3uildi.ng Section was found to have moisture 'issues for soils and insula't'ion materials and evidence of rodent activity. Poly slteeting-3, placed sporadically on the earthen floor is deteriorating and not providing any barrier to moisture. A s.ignit'1cant source of standing wat.er a.ccu'mt1latitm was present around the con.crete hase of the elevator shatitt The insulations for the floor decking are deteriorating and falling out of place. Overall the wood floor joists and floor decking are not currently a. major source of the fungal growth and only light sporadic growth is present. A heavy musty odor is present due to mold growth occurrence for soils, irisnlations, cardboard sononihes, and plywood :ti;>rrns for concrete supports. as?' spring Street. a Westbrook a Maine 04092 eseesae FAX (207) as-asses I'ege 5 Mt'. l--zlernton Job #l3>>t73v20.l3 Az'rh0r'nt-2 Aetivztv Airborne hiologiesl sampling isndiested total mold spore levels of 1,312,730 et/'m3 in t.he Czrewl Spsee end 14,000 ct/m3 firont t'l1epessivesi1.' flow out of one of the non--opershle floor supply diffusers in the Original Building SeetionThe outdoor mold spore level was 1.10 et/1'0 at the senie tnne o.l sampling indicating that spore activity cleteeted indoors other then the eommon outdooi: isolates typies'l.ly present outdoors and spores) is due to The species detected indoors that are attributed to indoor source growth. were eomprised of the following: Floor Supply Diffuser (Sample A-2) 1 1,000 et/n1_3 Mvcrelial 2,100 et/m3 Crawl Space (Sample A-3) l. ,300,000 .Myc:elz'n! Fr'ttgmerz2's '1 '1 ,000 C'.un'ently there are no rep;nlstoi"y' leve.ls for mold s-pore eetivity, but most persons typieelly do not have sny adverse to gen.er0.l envirotimentsl mold spore levels 3 et/m . The most recent resesteli by the various orgeni;-zetions intlieste that /Pezzieilli-inn sp. spore eetivity tin' indoor en'vit*onments (lit-ltl he as follows: "'Cleen'" residential buildings Typiesl levels: 230 Qt/1113 l3uild:ings with tlooding,/water dsitiege Typiesl levels: 11* 2,200 -st/mg' hnilding_s Typical levels: is 36,000 etf1'n3 Typical indoor levels spores are -i 150 et/mi'. Of note is that no Chaetcmtium, .Fusrm'mn, or Trielmrlemm mold species were in the indoor air at the time of this testing. These species are indientors of end issues and/or water intrusion "problems. Cheemmiurn, FHSm"tllH'fl, or Trieiimlerme mold speeies are that are zero tolerance organisms for the indoor environment es they have the espahilit.y to produce and mierohiztl 587 Spring iffireet is Maine 040020 (207) ms Page 6 Mr. Harmon Job #13473-2013 volatile eoiupouncls (mvocfs) and can. seriously compromise a hui'lcli1'1g arid/or the health of occupants. These elifeots for human health can be worse for eomprornised persons (such as those with HIV, the elderly, terminally or seriously ill patients ("cancer patients_)), persons with breat.hia.g conditions o1'asthma., and the very young. Rcgfiar to arzc1!ytic*cr! (later slzsert. *1 for rejfi:erarrcs as the {tape detecrasal (Fits evemf. ace [in I lflullt sampling indicated the foll.owiag: E-I l?Z1*afi paper t"or'Ir1s'alation Level "Ir: Crawl Space Cladrraporimn sp. Level 1* "Wipe sampl.i11g_.{ indicated the W-1 Plywood torm for Level. 5* concrete siipports "l The' qtirziifcitiva O=no11e observed, l=lowest (trace) to Swhighest (heavy or higlily ahunclant) Rs-far as cz.Iml'yric'czZ draft: slzeezfiir as the {pins ofrn.cJld spam: sper:ia.s* during .s'arrtpir':1g fifi "No issues were deteotecl prior to entry into the Crawl Space for measured values of CD, and The detection of elevated levels and M.yceI.ial in samples A-2 and A-3 iridieate that sources of moisture in the presence of suitable nutrient sources is oaus.i1.1graold. growth oeearrenee in the Crawl Space that is impacting the Floor, particularly in tlte Griginal BLtiIclin.g Section due to air flow *f'ra~1rr the Crawl Space via the floor supply and return vents associated with the aomoperatiorral This eondition is also the cause ofmusty odors that are at the site. Based on visible eond'itions observed, it 'appears that the Crawl S_paeeis'_pro1'1e to sigltitieartt water intrusion daring springtime snow melt and possibly during times of heavy rain. 587 Spring Street a Westbrook es Maine 04092 (207) 854-3939 (Bil?) Page 7 Mr. I-lannon l'~l'l'C Job #1 3473-2013 .In addition to t.he observed water/moisture issues in the Crawl Space, there is a.lso evidence of rodent a.cti.vi.ty with feces and urine impacting ce.iling,' i.nsulatio.ns. No moisture or water intrusion issues are present that would cause mold growth of sigtiificatice for the 1" I-"iloor area.s comprised of the Driginal and East Building, Sections. Dne ceiling area for the north wall, east end, (hf the Original Building Section was found to have cellulose ceiling, insulat.ions dislodged and piled on top of the suspended ce.i.li.ng, tiles. insulation debris is .im._pacted with rodent feces and urine, as well as some moisture due to condensation l'i'Ol't't a pipe in the same area above the ceiling. Several sta.ined ceiling, tiles were observed for the Floor' area; howeve.r they were dry and did not exltihit any visible sig,1i.s of fungal growth activity. 'l'h.e mold. species isolated indoors during, this investigation. may he causative agents for such. headaches, sl.eep.iness, general l.et.ln1rgy, coughing and watery eyes. Similar may also occur hecause ovt" other indoor air pollutants or other common medical prohlerns. A rnedical. professional should be consulted for a proper rnedical diagnosis for any persons experieltcing, such 1. All floor venti.la.tion. return and supply diffusers in the tloor of the Original Building Section need to be sealed. The heat sh.ort--terrn solution is to install 6--rnil poly s'l1eeting sealed with duct tape. For the long-term, these vent/openings shou.ld he removed and wi.th floor 2. No ventilation system shou.ld he placed in this Crawl Space area.. 3. Mold remediation actions should be implemented to remove all Crawl Space insulation, tloor debris, and cleanfsanitiae sonotuhe and plywood form materials. A.dditionally, any floor and surfaces exl.1iliiting surface mold growth need to be cleai.1edXsanitiaed. Operations should only he periiorrned by personnel that have the experience and training in the i mplernentation of engineering controls and work practices an.d subsequent decontamination of surfaces to reduce airborne emission generation of hazardous air pollutants. Spring Street ii>> Westlaroolt a Maine 04092 854~3939 FAX 85-it--3858 Page 8 Mr- I-iarmo11 NTC Job #1 347320 1 3 li'ersom:iel perforiniitg direct cleari up, and any packaging of couttaminated materials should he required to utilize fiillabody disposable clothing and respiratory protection. Northeast C'orrsuh.'em.s' stroitgly recommends that all remediation be conducted guidelines establishetl by the New York City Depart'rne.nt of Health. The document produced by the New York City .Depa.rt1"nent of H'ea.ltli .1?-tweau of .Erwi1'onr.nental. and Dccupa.ti.onal Disease E_pid.emiology entitled on Ass :*..*smerzr and Reriiedittficm. ofiFmz,a'z' in .Irtdr,Jor outlines work practices and eq_uip'1nent to be utilized. during the remediation procedure and recornrnendations outlined in US EPA: Mold Ren'ie?'iir1titm. in C't'nf3yi2ercit:zl l3za'la'iita'.3. Publicatioii EPA Iw.vvI- Tlie cleaning/sa.nitia.ii.1g of materials in which biocidca or sanitizing agents are utilized to kill, clean, or otherwise control mold growtli must be performed properly by a licensed Master Applicator certified by the Maine Buretm. 4. The suspended ceiling tiles along the north wall. of the Original. Bttilding Section need to have the accumu'l.atioris oticellclose insulations inliusetl with rodent feces and urine cleanedz'rernoved. Operations should only be performed by personnel that have the expaefience and training in the implementa'tion of engineering controls and work practices a.nd suhseq_ue1'1t decontarniriatiozn of surfaces to reduce emissioii generat'ioi.i of liazaardous air po'llutants. Personnel perfonrming direct rernoval, clean up, and any packaging of contaminated 'n1ater.ials should be required to utilize fu.ll-ubody disposable c.loth.ing and respiratory protection. Isolation of the a.rea._. use of drop cloths, and I-IEPA vacuum techniques are the work practice. 5. Following rnold remediation actions in the Crawl Space, insulation should be reinstalled. in the cei'ling with the application ofa sealed vapor barrier system and then. overlaid with a metal meal': ('41 'xi: grid opening) to prevent rodents from nesting in the insulation materials. 6. Consideration should be given to the installatioii ofa crawl space drainage and lin'i.ng system to control moisture coad'itions for soils. A pest control specialist sliotlld be retained. to perfonn a tliorougli perimeter irispection and seal all rodent access points. 58'? Spring Street a a Maine 04092 (207) 854-3i'-J39 FAX (207) 854--3.658 In addition to the inspection and of access point, an Pest Manageinent needs to be iinpleinented at the site that focuses on control and prevention methods. 8. The condit.i.ons tor the poorly sealed doors should be corrected to prevent potential intrusion points For water, rodents, and insects. The minimal surface mold growtli for the lowe.r area of the 'pe.rirneter door in the Council chanibers can be cleaned with a simp.l.e soap solution. No harsh cheinical usage is recommended. The findings 1"elat.irig to pliysical conditions observed dui'.ing this investigation were not intended, nor do they attempt to identify possible source ot" contaminants, such chemical or mold, th'rongl1i)ut the entire structure. Any inea.sured reso.lts, analysis data, and physical conditions observed are valid only for the 'period in which this inspection was conducted. Any additional degradation of'bnild.ing materia.ls or contamination from new or reactivated. sources, or areas inaccessible at the time of the inspection are not documented in this report. I-listorical events or ambient air conditions that may have existed in the past cannot be correlated in. any way with the enclosed data. No warranty, real or implied, is made as to what was or is the exact cause or source that may have adversely afliectecl the indoor air quality in the -past. Please review the enclosed analytical sampling data, interpretation of mold activity, e'x.planat.ion of isoll ates identified, pl1otograpli..l.og, and niarked draw.in.g;. Sltionld you have any questions regarding this report, please lieel free to give me a ca.ll. Atta.cli.ments cc: Allison Towne Dimatteo C)a.lc Point Associates Box 1259 23] Main Street Bidde-Ford, ME 04005 58'? Spring Street a Westbrool-: a Maine 04092 85-$3939 FAX (207) 85-fl-"3658 Job #1 3473-20 1 3 MECROBKOLUGKCAL DATA Oak Point Associates 271 Read Falmeuth, Maine Sample Date: 15, 2013 Sample Type: Wipe Szimple Miercasenpic Examination . . I I . ID sample if>> Ltieatmn Mold Curewth (2) w_1 Gav"; 3 5 -- Aspergillus I Penieilliuniwlilce Crawl Space, Centerentl KEY: QU i=L-owes! (Trace), Or Presence) (1) pzmieles include ergzmie and inmgmiie debris tiem EL vexiety ef seurees, and generally as a result from at1ei.1.'be'me state. (2) Mold observed with e.sseeiat.eo:i vegetative structures .in.dieeting that grewth has eecurred 01' is at the site sampled. in addition to 21 reietive numerical rating, molds present are identified to the highest level possible. Mold growing at level 4 or above eeuid obscure the visibility efother, smaller meld growing under end/er within the heavily growing meid. The results should he with any available metiieul evidence of infections, niiergies or of individuals mteupying the space. Amilyticul Lab: 5537 Spring Street Weetbroek er Maine 04092 (1207) 8546939 FAX (207) 85443658 Jeb 3 MIECIROBIULOGECAL SAMPLING DATA flak Point Associates 271 Falnmuth Road Maine $zm1plc.I)stc: February 15. 2013 Sample Type: Bull-: Sample -- Microscopic II) Sample Location Mold Growth B4 M33 0 4 6001 "Paper Ifihcr Glass Insulation; 3 1 I Crawl Espace, Hm-th End 1 Cladosponuxn sp. Qmalitetivc Scale: Umlfifet Observed, fSfl(I-Iesvy Abundemt Presence) (1) pa1'tic1esi.11clude end '1'mr11 variety of sources, and generally occm as a result: of en eirlocmme state. (2) with associated 'vegetative structures indicating that growth has eccurrcci or is CJcc:L11Ting at the site sampled. In addition to E1 1'ela'tivc Iltuneritr?fl molds re the highest level possible. "Mold g1'owin.g at level 4 or ehcwe ccruld obscure the visibility of otlsex', s.tns.Uc1"mo1cI growiug;u11.der zancl/or witlim the heavily growing mold. The results shculd he cnrrelsted with any medical. evidence of allergies er nf individuals occupying the space. Anniytical Lab: Nartiacast .Lc:bcn'r:te:f3* crvicres 587 Spring $trest Westbmacnk Maine 04092 FAX 85-$36358 NTCT Job #-'13-403-2013 SAMPLING DATA Oslo: Point Associates 27]. Fiilmeuth Reed li'slmoiit.h, Maine Simipie Date: February I5, 2013 Sample Type: Air Sample Velume: 150 Liters Device: Csissettem ID Sample Isrimre. A-.1 IH.A304000 I 2 Eesidiespores A.i11hiex1tAir 2 53 'Unlcnewn Derrietiscecris Spores is 0 Original Structure, Fleur; 425 11,000 Aspergiilus/Penicilliulwiilce . . General Office Su I Vent 3 310 A 2 MABOWOOB 3 PP 3! 3 30 Arrlbient Air 80 2,100 Mycel'iel Fragments I5 -100 Deimitiseeuus Spares Original Structure; i Crawl Space Basegnentfl 50,000 1,300,000 A.-3 Cfintered 20 530 400 11,000 Air 45 1,200 'U1iknc.wvi1Ijematieceous S-lpm-es "fetal Comm per cubi.c meter cf air The Nrrtimml Allergy has estsb.l.i.slicc.l relative exposure guidelines with respect to the spores per cubic "meter cfeir. 'l'.'.hese values are not related to any specific merlical ccinditicm but rather alert sensitive or striclszeii i.ndi.v'idusl.s Wl'1cn.tri eveid proloiiged exposures. These are as follows: "Allergen Very Low Lew Very High Mum "Less Than 500 5000000 10005000 5000-] 0,000 Greater Than 20,000 Spores Spores Spores Spares fill!" The results slmulrl be cerreleterl with shy iiwliiflilliil merlicsl evidence of allergies or of indivirhmis the space. Analytical 1.430}: Northeast Ser'vz'c.'es 58'? Spring Street is Westbrook er Maine 044-092 FAX 854-~3658 MOLD INTERPRETATION Air are collected to determine indoor air e4_ual.it.y relating to mold spores utilizing Allergettcowlfm cassettes collected for a ten--mi.nnte period at a flow rate of 15 liters pe.r minute for a tota.l volume of 150 Liters per sample. The air sampling style cassette is a saniplitig device designed for the rapid collection and analysis o.t'a wide range ofairlrlotne aerosols. These include l'unga.l spores, pollen, insect parts, sltin cell l'ihers, and inorganic particulates. All air sampling is perforinetl by collection of an outside control before entering the building and subsequent inside samples from areas of lesser 'potential activity to greatest. area of activity to elirninatcl reduce the for cross coritatti.ination of collection rncdia by handl.i.ng. Also, no p.hys'i.cal or disturbance of materials are until. air sample collection is coitipletecl tor the same considerations. Bull-t, va.cuu.m/tlust and wipe samples are collected to detertnine indoor air quality relating to mold spores. Built, tape lift, built, swab, wipe and santpling are techniques used. for direct microscopic examination. A direct exam allows for the immediate detenninatiozn of the presence of l'1tn.ga.l spores as well as what. types of fungi are 'present. This test should only he 12terl'onnec1 it'visi.ble tnold growth is present. Molds can be detected both i.ndoors and outdoors year round. Ideal co.n.ditions for the proli'l"eration ot'mo.lds are humid environments, typically in hascrnent/cra.wl spaces, and water compromised 'i:ruilt.li..ng ztnaterials. Mold spores a.re considered a normal and essential component of all environments. Typically three key conditions are necessary for the proliferation of mold spores: a. favorable p.hysica.l environment (light at tcinperature), a source of l"ood_. and rrtoisture. "Mold spores a.re almost always liound in outdoor air, although their type and will vary depending on environmental and climatic ctmditions. Doors and windows, .t.nec'hanical. ventilation et1uiptneitt', and everydajy foot tralzlic provide easy access to the interior It is normal to find some quantity ofmold spores in indoor air, although their nurnhers should be significantly less than outdoor levels. Carrerirlr. there tire Ito levels ofmold spores in or ltutllr .s.stritp1es the t'rtrl'oor Izealth risks with The sampling analysis data provides a -medical prot'essional the in.t'ormatio'n necessary to determine the appropriate treatment for individuals with chronic lung disease, persons who are iintnune COt1tpt'0't'tli.tiieC.l, or for i.ndividual.s with allergies or other relating to upper respiratory complaints. C'urrent recommended guidelines in the EPA publication, Air" in suggests that titngal spore species identified in satn_pl.es collected tziotn the indoor environment should not he than. those species found in the outdoor air at the same time of sampling. Also, fungal spore activity _present in the indoor environment should be at levels of one--third to of those oul'.dtio.rs. .l.ndoor levels of similar genera higher than onc-t.hird to oneahalf of outtl.oors may indicate inadequate air ex.c.l'ttiitgc or poor air li1trati.ott.. Ft1t'tgi. ide.ntitied indoors that are of diiterent genera than found outdoors may indicate contamination ofinterior building .materials and suhstrates. The Work! Heeltit puhlicati.on, lntloor Ail' Qttalitvr does not set numeric standards foi'ait'lio1'ne 'Fungi in indoor environtnents; however, this organisation recorrunend.s that any irtdoor .mirborne pres'enee amt char-mm be t.'onSt.'deretI The Allergy Burerm has established relative exposure g'u.'i.delincs with respect. to the raw count of mold spores per cubic meter of air. These values are not related to any specific medical condition but rather alert sensitive or a.l.le.t"gy striclten i.nc].ividuals when to avoid prolonged exposures. Those gtuitlelities are as follows: - Mlergett Very Low Low int} v_ High .M.0m Less Than 500 500~l000 1000-?5000 S000-l 0,000 Cireater "than 20,000 i i spore spore spore /Mr' arsore 587 Spring Street a Westbrooit a Maine 04092 854-3939 (207) OF Aspergillus and spores are Via direct m.icroscopi.o examination. tends to colonize continuously damp materials such as damp wallboard and fabrics. commonly found in house dust, on 'wal1pa'_pe1', behind paint, and in decaying; fabrics. is a. common Type I 3.: al1erg_a,en. There are more than 160 different species of Aspergillus, sixteen of which have been docu.m.en.ted as etio].ogica1 agents of liurnan disease but rarely occur in ir1d.ividuals with normally fu'nction:ing immune systems. species are common contaminants on various substances. This organism causes food spoilage, leather objects and is typically an indicator organisrn for damp indoor conditions. Eiome species are lonown to produce The health of occupants may he adversely affected in an environment that has an amplification of Penicillium. This fungal species is usually identified in source reservoirs such as chronically wet components. Penicilliurn is typically one of the first. t'u'ngal species to grow on moisturewcompromised materials. Penicilliurn is characterizaed by rapidly g1'owing colonies having, conidial structures resembling hrushes. it cornrnonly produces a strong .musty odor. are a general. category of sexual. spores that have been .released from the hasidiurn ofa furigus. A ubiquitous t.ype I 8: l'.l.l allergen, saprobe and plant pathogen, mainly fm.1n.d in gardens, forests, and woodlands. Spores disseminate during rain or in times of hi gh humidity. Rarely pathogens, Basidiospores may produce toxins, i.ncluding, amanitins, menomethyl--hydra:sine, tnusearlne, ihotenic acid, and psilocyhin. Easidiospores are an ttgeiit of dry wood rot, which may destroy the structure wood ol'"ouiltlings. with the ability to sporulate heavily, ease of dispersal, and buoyant spores makes this fLll.'tgl.lS the 'most important fungal airway allergen; and together with Alternaria, it commonly causes asthma and hay fever in the Western hernis_phere. A few species of this genus cause disea.se, which raznge from pltaeohyphomycosis, a group of mycotic "infections characterised by the presence of dernataceous septate hyphae. Iiragrnents of mycelium that have the potential to reproduce are counted. Mycelium ca.n he a form of reproduction of certain fungi. "I-lowever, due to indistinct properties, these fragments cannot be classified as to w.ha.t species they may grow into. -wuuwv VI. 5:iE:l'? Spring Street Westbroott a Maine 040532 854-3939 FAX (207) S1nL1t$ are ubiquitcaua, type I allargana that are parasitic plant pathogens, wl'1'ioh raquira a living hoat to their lifa cyala, and are nut 1'1a'LIa11y"fou11d growing incloora. Smuta are most ofix-3.11. on grass, wtsefla, 'flawan'ug planta and m11a=::r fungi; they an: uaually cIiaac:1nina.tad by wind. Tluay are callcad amuta they fitwnn black powdary apora masses; that soot or amut. Smuta ara indiati11gL1ia11.abla ffOlTl and u.11dar 600x All u'nidantif"1a'b1a dark colored aporaa scan on a arc: placad into this catcgory. aommon faaiitcfw alnong the fungi is tha pigmuitnts in the call walla and 'I"1'1a damatiacaoua fungi are: found th.roL1gl.1outtl1a-: world in am] 21nd vegetation but appaat" to be aa_pacia11y c.om'n'1m1 in ancl fungi have pigmmta .i.nt'l.'1e: call walls and Liam cauae: a variety i.11'.fiactiona in humans as pha.aol1yp'ho'n'1ycoaia (phaao is Graak for "dark") ar chronm111yc:0$ia. The nmat aavara of the of the llarvcnus system Referenceax Bioaamaola: Aaatrastixullt and Cm1tr('J1: 17. and C'.hapta1' 19. 19313, I937, Ifmvia at cm, 1988, I-iaanain a: mi, 1985, Lahrar at (11, Santilli at 1985? Erwimnmc-:ntal Microbinloav; Aaadclnic Press, 2000. 2.2. E-Invirmunamal Amclaxnia Press, 2000, Chapter 2.3. Em? $3001. Aria.-2 of Mnulda in Eurtma causina raaniratmv Allarav; F0undatim1 Fm' Allargy in Eiclitcul by and Suaarnna Ihtisliahing, Danmark, 1984. Manual afMn.-dical John 'I'humc: Cfiriaay. I-Iaicii Parish; Blackwali Scielwcaa, I995 Allergens are any aubatance that can an irmnuna raapcmziaa Or can cause an in auacapti'|ala people. are types of raapcvmas: iljrpa A.na'pl1ylactic, Tfirpce HI: Immune Type .1 Mediateci 587 Spring 55tI'eE:t Maine 04092 854-6939 FAX (207) 85-4<<3f558 NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falmouth Town Hall 271 Falmouth Road; Falmoutb, Maine Original Structure, general office area, level one Water damaged ceiling tiles seen in the original structure level one - northeast wall area Water damaged in tbeoriginal structure level one wall area .). . - Above damaged ceiling tiles, disturbed cellulose insulations by rodent activity Rodent disturbed inulations on tp celing of tile, visible signs of rodent urine and pipe condensation 587 Spring Street In Westbrook I Maine 04092 (207) 854-3939 FAX (207) 854-3658 ET NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine . ,1 . I. Ventilation return in floor for original Passive air movement out of non-operating structure level one - north side ventilation supply floor vent Ventilation return in floor for original Poor housekeeping behind cubical sections structure level one -- south side up against the exterior wall areas . . Passive air movement out of non-operating Heavy wear for carpets in wlkways, may ventilation supply floor vent contribute to elevated particle activity 587 Spring Street I Westbrook a Maine 04092 (207) 85-$3939 FAX (207) 854-3658 NTC Job #13473-2013 1 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine Door sweep gapallows for rodentlinsect Council Chambers with water damage to access and exhaust fume infiltration paint on the south side of the exterior wall below the window . Council Chambers, add-on structure area A large gap in the Chambers Room door level one with visible mold growth for door surface 'v . 15:01' Council Chambers with a crack in south Access to the er-hwlsae in Council side exterior wall below the window Chambers closet 587 Spring Street 4- Westbrook no Maine 04092 (207) 854-3939 FAX (207) 854-3658 NORTHEAST TEST CONSULTANTS NTC .lob#l3473-2013 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine .: The areas around each AHU have loose fiberglass insulation and damp soils The AI-IU's are dirty unmantained and have mold g_1'_cJvr_r_t_hnon the outsride paint 'a 'pix.., The AHU's are dirty, unmaintained and The AHU appears to have soils within the have mold growth on the outside paint unit, likely from high water levels 587 Spring Street 1: Westbrook a Maine 04092 854-3939 FAX (207) 854-3658 NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine iile indication figh wat mark on One of several locations with useald holes in ventilatioh ductwork One of several locations where crawlpace air infiltrates the ductworlt Vnufine east end of the crawlspaee (atld-oi: structure), has damp/wet sand floor with a 4 tattered . or barrier . .. . . Soiiotobes within the erawlspaee hate visible mold growth Plywootl formslaround steel postehave visible heavy mold growth 587 Spring Street a Westbrook - Maine 04092 (207) 854-3939 FAX (207) 854-3658 NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falrnouth Town Hall 271 Falmouth Road; Falmouth, Maine Wipe Sample W-1 from a plywood form in Standing water a ound base of elevator the west end of the erawlspaee shaft in crawl space - I 7 '4 .7 This window appears to allow water and The paper faced insnlations are moldy, rodents access into the erawlspaee moisture damaged, and have rodent urine Soils below window above show. signs of Insulation damage due to crawlspaee routine water intrusion humidity, mold growth and rodent urine 587 Spring Street I Westbrook a Maine 04092 (207) 854-3939 FAX (207) 854-3658 NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine I itMold growth covers much of the paper Settled damp soil covers the cement floor covering for fiberglass insulations in crawl area at west end of crawlspace space "ti. . Settled damp soil covers the cement floor Wet/damp soils cover much of the crawl area at west end of crawlspace space floor around both AHU's 587 Spring Street - Westbrook - Maine 04092 (207) 854-3939 FAX (207) 854-3658 NORTHEAST TEST CONSULTANTS NTC Job #13473-2013 Falmouth Town Hall 271 Falmouth Road; Falmouth, Maine - ifExterior access point into the east and Snow melt is contributor to crawispace crawispace area (access blocked with snow) water intrusion via window units Conditions behind ridged foam board for Window appears to be an access point for crawl space foundation walls water and rodent intrusion Snow accumulations covering crawlspace windows 587 Spring Street I Westbrook Maine 04092 (207) 854-3939 FAX (207) 854-3558 INDOOR AIR QUALITY ASSESSMENT FALMOUTH TOWN 271 FALMOUTH FALMOUTH, MAINE Wall damage, crack and water damage COEJN-CEL CHAHEERS Gap at bottom side of door, mold JRESTROGM growth lower door 1 . A Gap under door, potential GE water intrusion, rodent, . . be fa: an RDDH /fl}-Si Water stained ceiling tiles Water stained ceiling tiles from pipe condensate from pipe condensate and rodent urine with insulations KEY: fallen on top of ceiling tiles VENTILATION SUPPLY FLOOR VENT FIRST FLOOR R. VENTILATION RETURN FLOOR VENT AIRBORNE SAMPLE LOCATIONS - (mold spore only) CRAWL SPACE ACCESS HATCH NORTI 'l'l'lH'l' NTC JOB #13473-2013 ITC DRAWING NOT TO SCALE 2-21-2013 -IMB DRAWING DATE: AIR QUALITY ASSESSMENT FALMOUTH, MAINE FALMOUTH TOWN 271 FALMOUTH ROAD . . .. . . . . . .. . . . .. .. . . . . ., .. . . . . Elevated moisture areas for crawl space floor mg . .- . .-. 5 -7.. Stand water around ha Elevator se of elevator shaft Exterior crawl space RAWL PACE access hatch (inaccessible due to snow cover) KEY CRAWL SPACE ACCESS HATCH WIPE SAMPLE for MOLD EVALUATION FLOOR INSULATIONS IN POOR CONDITION FROM MOISTURE AND RODENT URINE. PARTIALLY POLY NTC JOB #13473-2013 COVERED FLOOR AREA WITH DAMP BULK SAMPLE for MOLD EVALUATION SOILS AIRBORNE SAMPLE LOCATIONS (mold spore only) THIN LAYER OF CEMENT OVER POLY SHEETING WITH DAMP SOILS. FLOOR INSU LATIONS IN POOR CONDITION. DRAWING DATE 2-21--2013 JMB DRAWING NOT TO SCALE Appendix E - Cost Estimates Summary Report o Town Hall and Food Pantry Renovation Falmouth, Maine o July 12, 2013 o Appendix E COST ESTIMATE DATE PREPARED sheet 1 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL TITLE SHEET CRAWL SPACE TOTAL: $141,877 EXTERIOR ENVELOPE REPAIRS TOTAL: $350,243 MECHANICAL/ELECTRICAL UPGRADES TOTAL: $262,221 SPACE PLANNING TOTAL: $119,971 SITE-RELATED ITEMS TOTAL: S/N 0105-LF-1335 $55,122 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 2 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SUMMARY - CRAWL SPACE $29,886 $53,850 $16,500 $3,000 Civil Architectural Mechanical Electrical Subtotal Location Factor (published) (-8%) -8.0% Subtotal Construction Contingency (10%) 10.0% Construction Subtotal Design Fee General Conditions General Contractor Overhead and Profit Escalation (4.5% per year through 2014) 8.0% 10.0% 10.0% 7.8% CRAWL SPACE TOTAL: Rounded to S/N 0105-LF-1335 $103,236 -$8,259 $94,977 $9,498 $104,475 $8,358 $10,447 $10,447 $8,149 $141,877 $141,900 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 3 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SUMMARY - EXTERIOR ENVELOPE REPAIRS $254,853 Architectural Subtotal Location Factor (published) (-8%) -8.0% Subtotal Construction Contingency (10%) 10.0% Construction Subtotal Design Fee General Conditions General Contractor Overhead and Profit Escalation (4.5% per year through 2014) 8.0% 10.0% 10.0% 7.8% EXTERIOR ENVELOPE REPAIRS TOTAL: Rounded to S/N 0105-LF-1335 $254,853 -$20,388 $234,465 $23,446 $257,911 $20,633 $25,791 $25,791 $20,117 $350,243 $350,200 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 4 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SUMMARY - MECHANICAL/ELECTRICAL UPGRADES $23,430 $142,682 $2,175 $22,517 Architectural Mechanical Plumbing Electrical Subtotal Location Factor (published) (-8%) -8.0% Subtotal Construction Contingency (10%) 10.0% Construction Subtotal Design Fee General Conditions General Contractor Overhead and Profit Escalation (4.5% per year through 2014) 8.0% 10.0% 10.0% 7.8% MECHANICAL/ELECTRICAL UPGRADES TOTAL: Rounded to S/N 0105-LF-1335 $190,804 -$15,264 $175,540 $17,554 $193,093 $15,447 $19,309 $19,309 $15,061 $262,221 $262,200 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 5 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SUMMARY - SPACE PLANNING $87,297 Space Planning Subtotal Location Factor (published) (-8%) -8.0% Subtotal Construction Contingency (10%) 10.0% Construction Subtotal Design Fee General Conditions General Contractor Overhead and Profit Escalation (4.5% per year through 2014) 8.0% 10.0% 10.0% 7.8% SPACE PLANNING TOTAL: Rounded to S/N 0105-LF-1335 $87,297 -$6,984 $80,313 $8,031 $88,344 $7,068 $8,834 $8,834 $6,891 $119,971 $120,000 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 6 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN: JOB ORDER NUMBER Concept ITEM DESCRIPTION SUMMARY SHEET QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SUMMARY - SITE-RELATED ITEMS Civil Electrical $17,900 $22,210 Subtotal Location Factor (published) (-8%) -8.0% Subtotal Construction Contingency (10%) 10.0% Construction Subtotal Design Fee General Conditions General Contractor Overhead and Profit Escalation (4.5% per year through 2014) 8.0% 10.0% 10.0% 7.8% $40,110 -$3,209 $36,901 $3,690 $40,591 $3,247 $4,059 $4,059 $3,166 SITE-RELATED ITEMS TOTAL: Rounded to S/N 0105-LF-1335 $55,122 $55,100 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 7 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL CIVIL CRAWL SPACE Removals Mobilization/Access Erosion control Dust control Maintenance Sawcut ACP Remove ACP Clean debris on crawl space floor Clear and grub Excavation (by hand in crawl space) Excavation (trench) Excavation (rock) Disposal (soil and acp) Misc removals LS LS LS LS LF SY LS LS CY CY CY CY LS New Work Vapor barrier Filter fabric 4" perforated pipe 6" drain line Crawl space pipe clean out Clean out (exterior) S/N 0105-LF-1335 1 1 1 1 160 90 1 1 30 52 26 71 1 4000 200 420 140 3 1 SF SY LF LF EA EA $1,000.00 $200.00 $200.00 $200.00 $3.00 $5.00 $600.00 $400.00 $75.00 $10.00 $120.00 $6.00 $500.00 $0.09 $2.15 $0.59 $1.60 $60.00 $150.00 $360.00 $430.00 $247.80 $224.00 $180.00 $150.00 $1,000.00 $200.00 $200.00 $200.00 $480.00 $450.00 $600.00 $400.00 $2,250.00 $520.00 $3,120.00 $426.00 $500.00 $1,000.00 $200.00 $200.00 $200.00 $3.00 $5.00 $600.00 $400.00 $75.00 $10.00 $120.00 $6.00 $500.00 $1,000.00 $200.00 $200.00 $200.00 $480.00 $450.00 $600.00 $400.00 $2,250.00 $520.00 $3,120.00 $426.00 $500.00 $0.25 $5.00 $1.25 $10.10 $80.00 $150.00 $1,000.00 $1,000.00 $525.00 $1,414.00 $240.00 $150.00 $0.34 $7.15 $1.84 $11.70 $140.00 $300.00 $1,360.00 $1,430.00 $772.80 $1,638.00 $420.00 $300.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 8 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION QUANTITY CONSTRUCTION COST NUMBER Crushed stone Protection board (over vapor barrier) Pipe bedding Backfill (reuse) Aggregate subbase Aggregate base Compaction ACP wearing course ACP binder course FDN wall penetration Topsoil Fine Grade Seed & mulch Rip rap Misc site work 60 4000 28 41 19 6 94 90 90 1 9 157 1 1 1 CRAWL SPACE SUBTOTAL: S/N 0105-LF-1335 UNIT CY SF CY CY CY CY CY SY SY EA CY SY LS LS LS 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL $25.00 $0.32 $16.00 $1,500.00 $1,280.00 $448.00 $8.00 $12.00 $152.00 $72.00 $6.33 $10.55 $150.00 $35.00 $569.70 $949.50 $150.00 $315.00 $40.00 $50.00 $500.00 $40.00 $50.00 $500.00 UNIT COST $35.00 $0.36 $12.00 $10.00 $12.00 $12.00 $2.00 $7.00 $9.00 $300.00 $10.00 $2.00 $75.00 $100.00 $500.00 TOTAL $2,100.00 $1,440.00 $336.00 $410.00 $228.00 $72.00 $188.00 $630.00 $810.00 $300.00 $90.00 $314.00 $75.00 $100.00 $500.00 ENGINEERING ESTIMATE UNIT COST $60.00 $0.68 $28.00 $10.00 $20.00 $24.00 $2.00 $13.33 $19.55 $450.00 $45.00 $2.00 $115.00 $150.00 $1,000.00 TOTAL $3,600.00 $2,720.00 $784.00 $410.00 $380.00 $144.00 $188.00 $1,199.70 $1,759.50 $450.00 $405.00 $314.00 $115.00 $150.00 $1,000.00 $29,886.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 9 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL SITE-RELATED ITEMS Site Lighting Removals Mobilization Erosion control Sawcut ACP Remove ACP Strip topsoil Remove shrubs/mulch bed Excavation Misc site removals Disposal (soil and acp) New Work Conduit bedding Aggregate subbase Aggregate base Light pole base Backfill (reuse) Compaction ACP wearing course ACP binder course Topsoil Fine grade Seed and mulch Misc site work S/N 0105-LF-1335 1 1 90 20 7 1 48 1 27 LS LS LF SY CY LS CY LS CY 14 4 2 4 34 54 20 20 9 78 1 1 CY CY CY EA CY CY SY SY CY SY LS LS $750.00 $300.00 $3.00 $9.00 $20.00 $175.00 $10.00 $500.00 $6.00 $16.00 $8.00 $12.00 $500.00 $224.00 $32.00 $24.00 $2,000.00 $6.33 $10.55 $35.00 $126.60 $211.00 $315.00 $50.00 $250.00 $50.00 $250.00 $750.00 $300.00 $270.00 $180.00 $140.00 $175.00 $480.00 $500.00 $162.00 $750.00 $300.00 $3.00 $9.00 $20.00 $175.00 $10.00 $500.00 $6.00 $750.00 $300.00 $270.00 $180.00 $140.00 $175.00 $480.00 $500.00 $162.00 $12.00 $12.00 $12.00 $200.00 $10.00 $2.00 $7.00 $9.00 $15.00 $1.50 $100.00 $250.00 $168.00 $48.00 $24.00 $800.00 $340.00 $108.00 $140.00 $180.00 $135.00 $117.00 $100.00 $250.00 $28.00 $20.00 $24.00 $700.00 $10.00 $2.00 $13.33 $19.55 $50.00 $1.50 $150.00 $500.00 $392.00 $80.00 $48.00 $2,800.00 $340.00 $108.00 $266.60 $391.00 $450.00 $117.00 $150.00 $500.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 10 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST Site Improvements Remove existing foundation plantings New foundation plantings / landscaping Flagpole and Base QUANTITY NUMBER 1 1 1 UNIT LS LS LS 21304.01 MATERIAL COST UNIT COST $1,500.00 $2,800.00 LABOR COST TOTAL $1,500.00 $2,800.00 UNIT COST $3,000.00 $1,000.00 $1,000.00 TOTAL $3,000.00 $1,000.00 $1,000.00 ENGINEERING ESTIMATE UNIT COST $3,000.00 $2,500.00 $3,800.00 TOTAL $3,000.00 $2,500.00 $3,800.00 SITE-RELATED ITEMS SUBTOTAL: $17,899.60 CIVIL TOTAL: $47,785.60 S/N 0105-LF-1335 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 11 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL ARCHITECTURAL CRAWL SPACE General Conditions Mobilization Dumpster Rental Disposal Final Cleaning General Conditions Subtotal: 1 1 1 1 job job job job $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $3,410.00 Haz Mat Abatement Removal and disposal allowance Abatement Subtotal: 1 job $20,000.00 $20,000.00 $20,000.00 $20,000.00 $20,000.00 Removals BATT insulation (crawl space) Misc. Removals Removals Subtotal: 4800 sf 1 job $0.25 $500.00 $1,200.00 $500.00 $0.25 $500.00 $1,200.00 $500.00 $1,700.00 Construction Basement window Crawl space insul (spray foam) Floor register infill Construction Subtotal: CRAWL SPACE SUBTOTAL: S/N 0105-LF-1335 4 4800 32 ea sf sf $350.00 $3.50 $8.00 $1,400.00 $16,800.00 $256.00 $75.00 $2.00 $12.00 $300.00 $9,600.00 $384.00 $425.00 $5.50 $20.00 $1,700.00 $26,400.00 $640.00 $28,740.00 $53,850 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 12 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL EXTERIOR ENVELOPE REPAIRS General Conditions Mobilization Dumpster Rental Disposal Final Cleaning General Conditions Subtotal: 1 1 1 1 job job job job $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $1,280.00 $750.00 $750.00 $630.00 $3,410.00 Removals Haz Mat Abatement Asbestos Siding, trim Wood clapboard siding behind asbestos siding Vinyl Siding, trim Fascia & soffit Salvage roof gutter Salvage downspout Vinyl windows Wood basement window Fixed aluminum window Wood shutters Salvage existing shutter dogs Aluminum storefront HM door, frame & hardware Salvage existing signage Salvage existing window planter Misc. Removals S/N 0105-LF-1335 1 job 4200 sf 4200 sf 5700 sf 600 lf 190 lf 185 lf 66 ea 4 ea 4 ea 53 ea 54 ea 1 ea 6 ea 1 ea 2 ea 1 job $7,500.00 $3.60 $1.20 $1.00 $1.50 $3.00 $2.00 $40.00 $25.00 $30.00 $10.00 $5.00 $100.00 $100.00 $50.00 $25.00 $1,000.00 $7,500.00 $15,120.00 $5,040.00 $5,700.00 $900.00 $570.00 $370.00 $2,640.00 $100.00 $120.00 $530.00 $270.00 $100.00 $600.00 $50.00 $50.00 $1,000.00 $7,500.00 $3.60 $1.20 $1.00 $1.50 $3.00 $2.00 $40.00 $25.00 $30.00 $10.00 $5.00 $100.00 $100.00 $50.00 $25.00 $1,000.00 $7,500.00 $15,120.00 $5,040.00 $5,700.00 $900.00 $570.00 $370.00 $2,640.00 $100.00 $120.00 $530.00 $270.00 $100.00 $600.00 $50.00 $50.00 $1,000.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 13 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST Removals Subtotal: Construction Fiber cement siding and trim 1" Rigid wall insulation Mtl "Z" channel furring Fiber cement fascia board Fiber cement soffit board Fiber cement frieze board Paint fiber cement siding Reinstall existing roof gutter Reinstall existing downspout Alum clad wood window Wood shutters Reinstall/paint existing shutter dogs HM door, frame and hardware Reinstall existing signage Reinstall existing window planter Wash existing masonry surface Pourable expanding foam insul (orig bldg walls) Attic BATT insulation (original bldg) Roof Hold Down Anchors Misc. Repairs Construction Subtotal: EXTERIOR ENVELOPE REPAIRS SUBTOTAL: S/N 0105-LF-1335 TOTAL $40,660.00 10500 sf 3100 sf 3100 sf 600 lf 600 lf 600 lf 11300 sf 190 lf 185 lf 70 ea 27 pr 54 ea 7 ea 1 ea 2 ea 800 sf 4100 sf 2500 sf 1 job 1 job $2.75 $1.25 $0.75 $2.50 $4.00 $2.50 $1.25 $28,875.00 $3,875.00 $2,325.00 $1,500.00 $2,400.00 $1,500.00 $14,125.00 $750.00 $250.00 $2.00 $1,500.00 $52,500.00 $6,750.00 $108.00 $10,500.00 $0.50 $2.50 $0.50 $1,500.00 $750.00 $400.00 $10,250.00 $1,250.00 $1,500.00 $750.00 $2.00 $0.75 $2.00 $1.75 $6.00 $2.00 $1.00 $6.00 $4.00 $150.00 $50.00 $5.00 $300.00 $50.00 $25.00 $1.00 $1.25 $0.25 $2,500.00 $250.00 $21,000.00 $2,325.00 $6,200.00 $1,050.00 $3,600.00 $1,200.00 $11,300.00 $1,140.00 $740.00 $10,500.00 $1,350.00 $270.00 $2,100.00 $50.00 $50.00 $800.00 $5,125.00 $625.00 $2,500.00 $250.00 $4.75 $2.00 $2.75 $4.25 $10.00 $4.50 $2.25 $6.00 $4.00 $900.00 $300.00 $7.00 $1,800.00 $50.00 $25.00 $1.50 $3.75 $0.75 $4,000.00 $1,000.00 $49,875.00 $6,200.00 $8,525.00 $2,550.00 $6,000.00 $2,700.00 $25,425.00 $1,140.00 $740.00 $63,000.00 $8,100.00 $378.00 $12,600.00 $50.00 $50.00 $1,200.00 $15,375.00 $1,875.00 $4,000.00 $1,000.00 $210,783.00 $254,853 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 14 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL MECHANICAL/ELECTRICAL UPGRADES General Conditions 1 1 1 1 Mobilization Dumpster Rental Disposal Final Cleaning General Conditions Subtotal: job job job job $625.00 $375.00 $375.00 $315.00 $625.00 $375.00 $375.00 $315.00 $625.00 $375.00 $375.00 $315.00 $625.00 $375.00 $375.00 $315.00 $1,690.00 Removals Remove Ceiling at clerk's office area Floor Removal at 2nd floor Misc. Removals Removals Subtotal: 2400 sf 100 sf 1 job $0.60 $10.00 $1,500.00 $1,440.00 $1,000.00 $1,500.00 $0.60 $10.00 $1,500.00 $1,440.00 $1,000.00 $1,500.00 $3,940.00 Construction Provide Ceiling at clerk's office area Floor Patch at 2nd floor Duct Chase Misc. Framing Misc. Repairs Construction Subtotal: 2400 sf 100 sf 100 sf 1 job 1 job MECHANICAL/ELECTRICAL UPGRADES SUBTOTAL: ARCHITECTURAL TOTAL: S/N 0105-LF-1335 $2.50 $5.00 $7.00 $1,500.00 $750.00 $6,000.00 $500.00 $700.00 $1,500.00 $750.00 $1.50 $15.00 $5.00 $2,500.00 $250.00 $3,600.00 $1,500.00 $500.00 $2,500.00 $250.00 $4.00 $20.00 $12.00 $4,000.00 $1,000.00 $9,600.00 $2,000.00 $1,200.00 $4,000.00 $1,000.00 $17,800.00 $23,430 $332,133 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 15 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL MECHANICAL CRAWL SPACE Crawl space dehumidification Removals Remove air handler units Mechanical Dehumidifiers Controls 2 2 1 ea ls $0.00 ea $2,000.00 $1,000.00 $2,500.00 $5,000.00 $2,500.00 $5,000.00 $4,000.00 $1,000.00 $3,000.00 $500.00 $6,000.00 $500.00 $5,000.00 $1,500.00 $10,000.00 $1,500.00 CRAWL SPACE SUBTOTAL: $16,500.00 MECHANICAL/ELECTRICAL UPGRADES Town Office Air Conditioning Air handling unit Return fan Condensing unit Hot Water Pipe and Fittings Hot water Pipe Insulation Refrigerant Tubing and Fittings Refrigerant Pipe Insulation S/N 0105-LF-1335 1 1 1 1 1 1 1 ea ea ea ls ls ls ls $4,375.00 $1,400.00 $3,850.00 $1,890.00 $339.00 $875.00 $475.00 $4,375.00 $1,400.00 $3,850.00 $1,890.00 $339.00 $875.00 $475.00 $1,550.00 $900.00 $2,600.00 $4,260.00 $1,626.00 $85.00 $2,310.00 $1,550.00 $900.00 $2,600.00 $4,260.00 $1,626.00 $85.00 $2,310.00 $5,925.00 $2,300.00 $6,450.00 $6,150.00 $1,965.00 $960.00 $2,785.00 $5,925.00 $2,300.00 $6,450.00 $6,150.00 $1,965.00 $960.00 $2,785.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 16 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST Ductwork Insulation Diffusers Intake and relief vents Controls Testing and Balancing: Air Air handling unit Diffusers Testing and Balancing: Water Coils Air cooled condensing unit Town Office Air Conditioning Subtotal: Replace Air Conditioning Units in Attic Removals Air handling unit Condensing unit Mechanical Air handling unit - 3.5 tons Air handling unit - 5 tons Air handling unit - 7.5 tons Return fan Return fan Condensing unit - 3.5 tons Condensing unit - 5 tons Condensing unit - 7.5 tons S/N 0105-LF-1335 QUANTITY 21304.01 MATERIAL COST LABOR COST NUMBER UNIT UNIT COST TOTAL UNIT COST 900 390 15 2 1 lbs sf ea ea ls $0.68 $0.37 $81.00 $1,500.00 $2,500.00 $612.00 $144.30 $1,215.00 $3,000.00 $2,500.00 $7.22 $3.75 $67.00 $500.00 $2,500.00 1 15 ea ea 1 1 ea ea TOTAL $6,498.00 $1,462.50 $1,005.00 $1,000.00 $2,500.00 ENGINEERING ESTIMATE UNIT COST TOTAL $7.90 $4.12 $148.00 $2,000.00 $5,000.00 $7,110.00 $1,606.80 $2,220.00 $4,000.00 $5,000.00 $780.00 $78.00 $780.00 $78.00 $780.00 $1,170.00 $126.00 $239.00 $126.00 $239.00 $126.00 $239.00 $48,786.80 5 5 2 2 1 2 3 2 2 1 ea ea ea ea ea ea ea ea $0.00 $0.00 ea ea $3,500.00 $3,500.00 $4,375.00 $1,275.00 $1,400.00 $1,700.00 $2,375.00 $3,850.00 $455.00 $400.00 $2,275.00 $2,000.00 $455.00 $400.00 $2,275.00 $2,000.00 $7,000.00 $7,000.00 $4,375.00 $2,550.00 $4,200.00 $3,400.00 $4,750.00 $3,850.00 $1,375.00 $1,375.00 $1,550.00 $900.00 $900.00 $1,300.00 $2,300.00 $2,600.00 $2,750.00 $2,750.00 $1,550.00 $1,800.00 $2,700.00 $2,600.00 $4,600.00 $2,600.00 $4,875.00 $4,875.00 $5,925.00 $2,175.00 $2,300.00 $3,000.00 $4,675.00 $6,450.00 $9,750.00 $9,750.00 $5,925.00 $4,350.00 $6,900.00 $6,000.00 $9,350.00 $6,450.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 17 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER Misc piping Controls Testing and Balancing: Air Air handling unit Testing and Balancing: Water Coils Air cooled condensing unit Replace Air Conditioning Units in Attic Subtotal: Replace Duct Split System for Server Room Removals Remove ductless split system Mechanical Ductless split system Refrigerant tubing Replace Duct Split System for Server Room Subtotal: UNIT 1 5 ls ea 5 5 5 21304.01 MATERIAL COST UNIT COST $2,500.00 $2,000.00 LABOR COST TOTAL $2,500.00 $10,000.00 ea ea ea UNIT COST $2,000.00 $1,500.00 ENGINEERING ESTIMATE TOTAL $2,000.00 $7,500.00 UNIT COST TOTAL $4,500.00 $17,500.00 $780.00 $126.00 $239.00 $780.00 $126.00 $239.00 $4,500.00 $3,500.00 $3,900.00 $630.00 $1,195.00 $90,475.00 1 1 1 ea ls $0.00 ea $844.00 $1,000.00 $154.00 $154.00 $154.00 $154.00 $844.00 $1,000.00 $922.00 $500.00 $922.00 $500.00 $1,766.00 $1,500.00 $1,766.00 $1,500.00 $3,420.00 MECHANICAL/ELECTRICAL UPGRADES SUBTOTAL: $142,681.80 MECHANICAL TOTAL: $159,181.80 S/N 0105-LF-1335 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 18 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL PLUMBING MECHANICAL/ELECTRICAL UPGRADES Removals Electric water cooler 1 ea Plumbing Electric water cooler 1 ea MECHANICAL/ELECTRICAL UPGRADES SUBTOTAL: S/N 0105-LF-1335 $100.00 $1,450.00 $1,450.00 $100.00 $100.00 $100.00 $625.00 $625.00 $2,075.00 $2,075.00 $2,175.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 19 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL ELECTRICAL CRAWL SPACE Crawl space dehumidifier connections 1 LS $3,000.00 CRAWL SPACE SUBTOTAL: $3,000.00 MECHANICAL/ELECTRICAL UPGRADES Food Pantry Repairs Labor Miscellaneous Materials Provide fire alarm pull station in Council Chambers Manual pull station FPLP/FEP teflon #18, 1pair EMT conduit 3/4" FPE Testing, Reports, As-Builts Provide occupancy sensors Occupancy sensor-ceiling-dual tech Remote power pack MC cable #12-2 Test/Replace Egress Lighting and Exit Signs Exit sign 1 face LED w/ battery S/N 0105-LF-1335 8 HR 1 LS $65.00 $520.00 $65.00 $300.00 $520.00 $300.00 $300.00 $300.00 EA CLF LF HR $157.30 $77.55 $1.06 $157.30 $38.78 $53.00 $85.50 $77.25 $4.53 $200.00 $85.50 $38.63 $226.50 $400 $242.80 $154.80 $5.59 $200.00 $242.80 $77.40 $279.50 $400.00 25 EA 13 EA 2.5 CLF $194.70 $40.15 $80.30 $4,867.50 $521.95 $200.75 $95.25 $61.50 $268.50 $2,381.25 $799.50 $671.25 $289.95 $101.65 $348.80 $7,248.75 $1,321.45 $872.00 5 EA $150.70 $753.50 $143.25 $716.25 $293.95 $1,469.75 1 0.5 50 2 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 20 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER Emergency light w/Nicad battery Label Horizontal Cabling Labor Miscellaneous Materials Provide Generator Signage for Elevator Sign with illuminated background MC cable #12-2 LV #14-2 cable Relay 1 pole Programming Support Antenna Wiring Labor Miscellaneous Materials Provide Exterior Emergency Egress Lighting Light-wall mount MC cable #12-2 MECHANICAL/ELECTRICAL UPGRADES SUBTOTAL: S/N 0105-LF-1335 UNIT 5 EA 8 HR 1 LS 1 1.5 2.5 1 2 EA CLF CLF EA HR 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL $200.00 $150.70 $120.45 $66.00 $25.00 $850.50 $4,252.50 $520.00 $65.00 $200.00 $520.00 $200.00 $143.25 $268.50 $88.50 $65.00 $65.00 $143.25 $402.75 $221.25 $65.00 $130.00 $293.95 $348.80 $114.90 $90.00 $65.00 $293.95 $523.20 $287.25 $90.00 $130.00 $520.00 $65.00 $400.00 $520.00 $400.00 $154.50 $268.50 $927.00 $161.10 $393.20 $348.80 $2,359.20 $209.28 $200.00 $150.70 $80.30 $26.40 $25.00 $787.50 $65.00 $3,465.00 $157.50 $65.00 $693.00 8 HR 1 LS $400.00 $400.00 6 EA 0.6 CLF $238.70 $80.30 $1,432.20 $48.18 $22,517.03 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 21 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER UNIT 21304.01 MATERIAL COST UNIT COST LABOR COST TOTAL UNIT COST ENGINEERING ESTIMATE TOTAL UNIT COST TOTAL SITE-RELATED ITEMS Provide Parking Area Lighting Steel pole 14' Area luminaire LED PVC sched 40 conduit 1"-underground 600V #12 cable Time switch,SPST,7day Site work for Parking area lighting Flag pole light 4 4 250 7.5 1 1 1 EA EA LF CLF EA LS EA $808.50 $1,500.00 $1.24 $13.64 $171.60 $500.00 $3,234.00 $6,000.00 $310.00 $102.30 $171.60 $500.00 $199.50 $280.50 $2.39 $54.26 $187.50 $180.50 $798.00 $1,122.00 $597.50 $406.95 $187.50 $180.50 $1,008.00 $1,780.50 $3.63 $67.90 $359.10 $680.50 $4,032.00 $7,122.00 $907.50 $509.25 $359.10 $8,599.60 $680.50 SITE-RELATED ITEMS SUBTOTAL: $22,209.95 ELECTRICAL TOTAL: $47,726.98 S/N 0105-LF-1335 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 22 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST QUANTITY NUMBER 21304.01 MATERIAL COST UNIT UNIT COST LABOR COST TOTAL UNIT COST TOTAL ENGINEERING ESTIMATE UNIT COST TOTAL SPACE PLANNING General Conditions Mobilization Dumpster Rental Disposal Final Cleaning General Conditions Subtotal: 1 1 1 1 job job job job $1,250.00 $750.00 $750.00 $630.00 $1,250.00 $750.00 $750.00 $630.00 $1,250.00 $750.00 $750.00 $630.00 $1,250.00 $750.00 $750.00 $630.00 $3,380.00 Removals Flooring Ceiling Walls Removals Subtotal: 6370 615 540 sf sf sf $0.75 $0.60 $2.15 $4,777.50 $369.00 $1,161.00 $0.75 $0.60 $2.15 $4,777.50 $369.00 $1,161.00 $6,307.50 Construction Walls Flooring Base Ceiling Doors Paint Misc. Repairs Council Chambers Furniture Food Pantry Furnishings Solar tube and shaft Reinforce Floor Framing S/N 0105-LF-1335 970 sf 6685 sf 2130 lf 650 sf 4 ea 21250 sf 1 job 15 lf 1 ls 1 job 1 job $1.70 $2.00 $1.50 $2.50 $700.00 $0.15 $1,000.00 $400.00 $300.00 $1,250.00 $2,500.00 $1,649.00 $13,370.00 $3,195.00 $1,625.00 $2,800.00 $3,187.50 $1,000.00 $6,000.00 $300.00 $1,250.00 $2,500.00 $2.50 $2.00 $1.25 $1.50 $150.00 $0.60 $500.00 $60.00 $2,700.00 $1,250.00 $2,500.00 $2,425.00 $13,370.00 $2,662.50 $975.00 $600.00 $12,750.00 $500.00 $900.00 $2,700.00 $1,250.00 $2,500.00 $4.20 $4.00 $2.75 $4.00 $850.00 $0.75 $1,500.00 $460.00 $3,000.00 $2,500.00 $5,000.00 $4,074.00 $26,740.00 $5,857.50 $2,600.00 $3,400.00 $15,937.50 $1,500.00 $6,900.00 $3,000.00 $2,500.00 $5,000.00 U.S. Government Printing Office: 1884-705-0121/17884 2-1 COST ESTIMATE DATE PREPARED sheet 23 of 23 12 July 2013 ACTIVITY AND LOCATION CONSTRUCTION CONTRACT NUMBER IDENTIFICATION NUMBER ESTIMATED BY CATEGORY CODE NUMBER Town Hall and Food Pantry Renovations; Falmouth, ME PROJECT TITLE Oak Point Associates Falmouth Town Hall and Food Pantry Renovation STATUS OF DESIGN JOB ORDER NUMBER Concept ITEM DESCRIPTION CONSTRUCTION COST Live load Storage Sign Construction Subtotal: SPACE PLANNING SUBTOTAL: S/N 0105-LF-1335 QUANTITY NUMBER UNIT 1 job 21304.01 MATERIAL COST UNIT COST $25.00 LABOR COST TOTAL $25.00 UNIT COST $75.00 ENGINEERING ESTIMATE TOTAL $75.00 UNIT COST $100.00 TOTAL $100.00 $77,609.00 $87,296.50 U.S. Government Printing Office: 1884-705-0121/17884 2-1 4 OAK POINT I I '3 ASSOCIATES - - i1 ARCHITECTURE I ENGINEERING I PLANNING 231 Main Street, Biddeford, Maine 04005 TEL 207.283.0193 FAX 207.283.4283