forest theater renovation 07-01-14

8/12/2019 Forest Theater Renovation 07-01-14

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July 1, 2014 Council Meeting Packet Page 7

June 24, 2014

City ofCarmel by the SeaPUBLIC SERVICES DEPARTMENTPOST OFFICE BOX CCCARMEL-BY-THE-SEA, C 93921(831) 620-2070 OFFICE(831) 624-2132 FAX

REQUEST FOR QUALIFICATIONSNOTICE FOR CONSULTING SERVICES

SENT VIA E MAIL

THE CITY OF CARMEL-BY-THE-SEA IS INVITING CONSULTANTS TO SUBMITSTATEMENTS OF QUALIFICATIONS OR THEFOREST THEATER RENOVATIONThe City of Carmel-by-the-Sea Public Services Department (City) is requesting Statements ofQualifications (SOQs) from qualified Architectural Engineering (AE) firms to provide consultingservices for the design, preparation of plans , specifications, and estimates (constructiondocuments) for the Forest Theater Renovations (Project).The City is seeking an AE firm whom can provide comprehensive full-service consulting services toperform the Project. The consulting services entails determining and addressing the ForestTheater's needs in order to comply with the Building Official's Notice and Order (Notice) of anUnsafe Structure ; see attached. The City has developed a preliminary needs assessment(Assessment), see attached. The hired Consultant will clarify the Notice, peer review theAssessment as needed, and identify appropriate solutions for the City to allocate resources directedtowards developing and implementing a feasible and applicable solution to re-occupy the facility .The consultant shall gather appropriate and sufficient data and process it for developing effectiveconstruction documents from which renovations can be implemented. The Project will be designed,bid, and built - possibly in a phased approach and/or with alternative bid options.The hired Consultant will review the existing site, construction documents developed to date, projectfiles, etc. The construction documents will comply with the California Building Code (CBC),California Fire Code (CFC), American with Disabilities Act, and incorporate any applicable historicalcodes that would benefit the Project. The Consultant will be responsible to assist the City's ProjectManager with bidding the project, obtain permits from the City's Department of Community Planningand Building, as well as provide support during construction activity.The construction documents will be developed and completed following a fast track schedule.The proposal should be brief and include the following : Cover letter, overview of the consultant,summary of the consultant's applicable project experience within the last 10 years, includingworking on theatres and references. Also include applicable experience for those whom willperform work for the project, key staff resumes, etc., and proposed sub-consultants if any.

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If your firm is interested, then submit one electronic SOQs to me via y e-mail address;[email protected] l.ca.us, before 4:00 PM, July 8, 2014. The SOQs shall not exceed 25 singlesided pages and 10 MB in size.The tentative schedule for selecting a consultant is as follows : SOQs submitted to City by 4:00 PM on July 8, 2014.

City to select candidate(s) to interview by July 12 , 2014. City to interview candidate(s) by July 22, 2014. Notify selected consultant by July 23, 2014.Consultant selection policy & process: Consultant selection shall be in accordance with City's consultant selection policy. The City reserves the right to make the consultant selection based on any factors, whetherquantitatively and/or qualitatively identifiable or not. The City reserves the right to choose the scope of services which may be assigned to theconsultant. The City reserves the right to define and/or redefine the scope of services throughamendments to an Agreement. This solicitation for SOOs does not commit the City to enter into a contract. This solicitation for SOOs does not commit the City to pay any costs incurred by a consultantin the preparation of their SOQs. The City reserves the right to accept or reject any SOOs, or to cancel in part or in its entiretythis solicitation for SOQs. The City reserves the right to re -advertise for consulting services at any time in this process.Award of an Agreement: A City of Carmel-by-the-Sea Professional Services Agreement (Agreement) will bedeveloped and administered for the project, see attached. The selection of a consultant will typically be executed with the consu ltant whose fees and

qualifications are judged as providing: 1 best value, 2) best interest of the City, and 3 theobjectives of the project.Sincerely,Andy Vanderford

~ ~ r r ~ ~ ~ e tProject ManagerCity of Carmel-by-the-SeaPublic Services DepartmentOffice: 831-620-2078Attachments: Notice and OrderAssessmentAgreementC: Sharon Fried richsen, Department Director

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City of a n n e l b y t h ~ S e aNotice and Order for Forest TheaterApril23, 2014Page2 ofprovide the Building Safety Division with a letter from a California licensed Electricianthat ll electrical outlets and wiring re n working order and maintenance-free condition;andprovide the Building Safety Division with a letter from a California licensed Engineerthat the structural hazards on stage and surrounding set walls have been repaired and arein s fe condition.

No person shall remain in or enter the facility which has been so posted, except that entry bemade to repair. No person shall remove or deface any such notice after it is posted until therequired repairs, demolition or removal have been completed and a certificate ofoccupancyissued pursuant to the provisions of heBuilding Code.Any person having any record title or legal interest in the building may appeal from this noticeand orderor any action of he Building Official to the Board ofAppeals, provided the appeal ismade n writing as provided n the International Property Maintenance Code, 2012 and filed withthe Building Official within 20 days from the dateofservice of his notice and order. Failure toappeal will constitute a waiver of ll right to an administrative hearing and determination of hematter.Filingofan appeal does not negate the requirement to t ke the above-required actions within thetimes specified.Please c ll our office t 831) 646.5642 i you have any questions regarding this matter.Sincerely,

rz ud l ltdBuilding OfficialJDK.;lfc Jason Stilwell, City Administrator


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Item5 0

5.02

5.03

5.04

5.05

5.06

5.07

5.085.09

5.106 00

6.016.026.036.046.057 00

7.01

7.02

DescriptionStage Items

Gen. W irinQStage PowerConnectionTerminals

House Wo rkLiqhts

House LightDimmingHouse LtgControl

Audio Systems

Electrical PanelSupport

Cable TrenchWeather RatedConnectionsOutdoor Ltg

Gen. WiringGen ltQ FixtLow Level FixtInternal Lt FixtParkg Lot Fixt

m e ~ g e n e y tgNew BackupPower BranchCircuitsPanelTransfer Switchbet LineBackup Power

A - MAIN STAGE USE ELECTRICAL SAFETY - Page-2 of 3Forest Theatre, Carmel(1) Life-Safety Remedy for Reopening of Theatre Site

(3) Remedy ProposedPerformance Systems PowerPresent power wir ing fails electrical, NFPA-70 codes. Rewiring from distributionpanel to production power terminals at booth, stage exterior and/or interiorlocations is necessary for safety reliability.Existing terminal panels are extreme fire/electrical safety hazards. Replacementis necessary with approved (NEMA, NFPA, CAL Elect Code) terminal panelsrated for theatre use in exterior or interior locations as app ly.House & work lighting is non-existing. No portable cable, lights or suspensionsys tems are prov ided for tenants of the Forest Theatre leaving suchinfrastructure out of City control. Liability for electrical physical sa fety demandsa stock of quality, safe, maintained ded icated equipment items (cable ,connectors liQhts), be available on a professional theatre operator basis.Dimming house lights is a theatrical and a code sa fety feature. House dimmersare non-existent integral to items in 5.04 (but located, operated maintainedseparately) . Availability of modern dimmer technology in safe working order ismandated for assembly safety.Alternate control options are available fo r house lighting , coordinate with items5.04 & 5.05 . CBC Electrical Occupancy codes require specific controls forhouse work lighting systems fixtures .Audio system features for fire & life-safety are non-existing. System responsewith exit instruction is required for power interruption, sprinkler ac tivation or firealarm. The sound system also is an ADA requirement without compromise item12.09).Power panels at the booth on-stage right are extreme fire hazards for lack ofrated construc tion. Prior to panel replacement (5.04 ) 1-hr rated constructionmaterial upgrades are mandatory throughout all spaces prior to installing new[panels wiring .No cable trenching presently exist. Under floor trenching removes trip-hazard ofexposed cable benefits liability pedestrian exit safety.Weather rated power sound wiring serving existing audience-towers is non-existing. Alternative solutions require choice between hard-wire circuits inconduit to under-floor cab le trenches.Source, olor, CoverageBranch panels, circuits wiring are non-existing serving exter ior low-level orpathway lighting. New ;unction boxes conduit is required throughout all areas.Replace existinq wi th appropriate pattern Lamp-type, wattaqe.Replace existinq , with appropriate pattern, Lamp-type, wattaqe.Replace existing with appropriate pattern, Lamp-type, wattaQe.Replace existing with appropriate pattern Lamp-type, wattage.Light Source., CoverageProvision not currently provided, assuming centralized power source, transferswitch (Item 5.04) feeds new Emergency Branch Circuit disconnec t panel thatin turn powers directional, ex it , & egress liQhtinQ .necessary & preferred for reliability over separate hot wire circuits to multiplebattery packs. Pack-transfer switches require regu la rly scheduled maintenance &testing. Choice will involve construction cost-benefit compared to futuremaintenance cost.

(1) lnd1cates 1em requ1red discussed w1th AHJ (Authonty Hav1ng Junsd1Ct1on)(2) Indicates reference Section of CBC, 2013 ed. , effective Jan 1, 2014, note that similarSections occur in CBC, 20 10 ed . (effective prior to Jan 1, 2014), with different sectionnumber references for select items.

(3) Indicates mitigating design, materials, & other specifics to be determined(4) Indicates Plumbing Code Section (Not Applicable to this Page)(5) References California Mechanical Code for Ventilation (Not Appl icable to this Page)(6) References NFPA-70 Code(7) References Relevant Calif Electrical CodeIES References Illumination Engineering Society Standards

Code Ref

(6) 70-71, 70-470 (7) 520.27(6) 70-461 , (7)

520 .50, 520.51 ,520.53

(6) 70-463

6} 70-466

(6) 70-468

(6) 70-558

(6) 110.26(7) 334.12

(6) 70-470

(7) 210, 225.7IESIESIESIES

?)Art 700

(7) Art 700


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Item8.00

8.01

8.028.03

8.04

A - MAIN STAGE USE STRUCTURAL SAFETY - Page-3 of 31e- a ety erne l or eopemng o ea re 1e. ores ea re,S f t R d f R . f Th t s t F t Th t Carme

Description (3) Basic o problem scope of work to correct (8) Code RefSuspension Lighting Sound Towers Trusses[Anchor framing under on-stage west tower base plate has Significant deflection thusare under-designed and/or incapable to last long term, or non-existing. Two towerslocated off-stage are anchored to concrete footings of unknown design. Presume alltower anchoring designed by the same person provides reasonable basis to replacetower supporting structures for all four towers. Off-stage towers require relocation with

Tower Anchors , seat revisions as noted on Page B. Provide new threaded rod anchors embedded intoFootings , etc. new footing where required through under wood-stage floor blocking where required. Title-8

Install cable rigging for tower truss lateral stability. Rigging-eyes are non-existing;add tension cables hook onto eyes to stabilize free-standing towers trusses

Rigging Eyes supporting lighting scenery. Title-8Pre-Fab Susp 1) Reference Item 5.04 Title-8Masking Panels

akaProsceniums 1) Reference Item 8. 1 Title-8(1) lnd1cates 1tem requ1red discussed w1th AHJ (Authonty Hav1ng Junsd1ct1on)(2) Indicates reference Section of CBC, 2013 ed ., effective Jan 1, 2014, note that similar sections occur in CBC , 2010ed. (effective prior to Jan 1, 2014), with different section number references for select items.(3) Indicates mitigating design, materials, other specifics to be determined(4) Indicates Plumbing Code Section (Not Applicable to this Page)(5) References California Mechanical Code for Ventilation (Not Applicable to this Page)(6) References NFPA-70 Code(7) References Relevant Calif Electrical Code(8) References Calif Title-8 Industrial Safety Orders


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Item9 QO

9.01

9.02

9.03

9.04

9.05

9.06

9.07

9.08

9.09

9.10

9.11

9.12

9.13

9.14

AUDIENCE SEATING EXIT SAFETY ISSUES(1) Life-Safety Remedy for Reopening of Theatre & Site

Description (3) Basic Problem Scope of Work to CorrectAs Noted Seating Egress SafetyAudience (1) Audience capaci ty is determined by formula that d ivides total length of benchCapacity seating (939') by a specified width per occupant (1.5'). 939/1.5 =626. This calculationFormula is basis for 9 .05 & 9.06 be low.

(1) Maximum , average distance be tween audience seating & area(s) of exi t safety isspecified by fire-life safety code to be 200'. Actual measurement does not comp ly.

Travel Distance Solution is new oaths to exits referenced 19.11\ below .(1) Dedicated exit paths do not presently ex ist & fire-life-safety requires 44 wide paths{1 12 running-slope, 1 48 cross-slope) with stable, firm & slip resistant surfaces leadingfrom seating side-aisles to crosswalks in parking & continuing to public street refuge(item 9.11 ). Substantial amounts of new Path installations will cut-&-fill over existingcontuors and incorporate steps as needed. Wh ere slope exceeds 12.5% (1 8) path

Common Paths handrails are required.(1) Calculated main exit width totals 11 -feet when applying the code specified factor of

Aggregate Site 0.2 per occupant to capacity (626) calculated in item 9.01. Such width does not exist.Exit Width Solution is 3-separated exits on se_n_arate boundaries of the site 19.11) below.

(4) Row Spacing provides clear passage between bench seats & the back of the rowahead. Clearance of 12 applies for rows with 14 or fewer capacity & increases by 0.3

Row Spacing per each occupant over 14. Requirement based on average bench length below theBelow Wide crossover is 14 clearance compared with 11 - 1/2 ex isting. Solution is removal.Cross aisle replacement of all benches below wide aisle).

(4) Row Spacing provides clear passage between bench seats & the back of the benchahead. Clearance of 12 appl ies for rows with 14 or fewer capacity & increases by 0 .3

Row Spacing per each occupant over 14. Requirement based on average bench length above theAbove Wide cross aisle is 17 clearance compared with 11-1 /2 existing . Solution is remova l.Cross aisle reolacement of all benches above wide aisle.Seating Aisle (1) Conversion of ramped aisles to stepped aisles through seating involve replacingConversion to existing slope (approximating 22%) with 4 (average) stepped risers. Stepped-aisle row-Stepped Aisle land ings approximate 30 running, with 11 -1/2 sttm surface between.

(1) Surfacing through rows of bench seating is decomposed granite (DG) which isgranular, erodes with moisture, & creates slipping hazard as it spreads onto access

Row Surface aisles. Safe travel requires replacing DG with stable, firm & slip-resistant alternate thatMaterial also allows percolation of moisture.

Aisles serving seating are required to have handrails. W here seating is one side, railshould be continuous along the opposite side. Where seating is both sides, rails should

Aisle Handholds center in the aisle & be discontinuous to allow seat access.Aisle lighting provides exit safety & is mandated during public occupancy. For black-outeffects in performance, aisle lights can d im provided electronic equipment is installedthat returns full brightness in event of fire-a larm, sprinkler flow, or power outage. Aisle

Aisle Lighting lighting requ ires connection to backup power (item-1.04).(1) Lif e-safety exiting from the site requires the determined minimum width (11' fromitem 9.01) be divided between 3 approximately equally separated outlets. One ex it each

Refuqe/Access is therefore required to Santa Rita Street, Guadalupe Street and Mountain View Street.(1) Exit signs with illumination for night visibility are mandated for safety. Specific typeof illumination is a design decision & relates to eventual choice of type of emergencyExit Signage back-up power.Power Backup does not exist. Thus install system. Type of backup is undetermined atpresent and dependent on design details and owners final selection between a central

Power Backup system generator storage batteries, or individual battery-pack fixtures.x1t Path

through Parking {1) Each path of exit travel is required to be continuous with required light level & lead toLot a public way that provides a refuqe from hazard or allows assisted rescue.(1) lnd1cates 1em requ1red & discussed w1th AHJ (Authonty Havmg Junsd1ct1on)(2) Indicates reference Section of CBC, 2013 ed ., effective Jan 1, 2014, note that similar

Sec tions occur in CBC, 2010 ed. (effective prior to Jan 1, 2014} , with different sectionnumber references for select items.

(3) Indicates mitigating design, materials, & other specifics to be determined(4) Clear space between seat rows increases by capacity excess over 14-occupants

(2) Code Ref

1004.4,1028.6.31015.1.1,

1015.2, 1028.7,1016.2

11 B-206.2.2,1029, 1028.2

1004.5, 1007.2,1027.5 1028.3

1028.10.2.1

1028.10.2.11013.3,

1028.11 ,1028.11.21028.11 '1028.9 1 ,101 0 8 1

C ' IU:J. O, C -505.2 1009.101028.13

1028.13.1

1006.20,1006.30

1028.20,1037.00

1022.90,1011.60,7 .2.17 .2.3

7 .2.4 2702.2.6

1006.1 ' 1007.2


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Item11.00

11.01

11 .02

11 .03

11 .04

11.0511 .0611.07

11 .07

D ACCESSORY FACILITIES- Page-1 of 1Life-Safety Remedy for Reopening of Theatre Site. Forest Theatre, Carmel

Description {3) Basic of problem scope of work to correctAs Noted Services Facilities

Accessible path{s} of travel to and from this building to and from other occupiedareas (patrons employees) of the facility is required, including wheel chairaccess. All of the existing paths do not comply due to a variety of significantissues: existing too steep, cross slopes too great, missing level intermediatetop/bottom landings, no handrails, not paved, too narrow, they don't exist at all

Concession where requ ired, stairway(s) within route(s), etc. Thus construct accessibleSales lpath{s) of travel.

Accessible path(s} of travel to and from this building to and from other occupiedareas (patrons employees) of the facility is required, including wheel chairaccess. All of the existing paths do not comply due to a variety of significantissues: existing too steep, cross slopes too great, missing level intermediatetop/bottom landings, no handrails, not paved, too narrow, they don't exist at allwhere required, stairway(s} within route(s}, etc. Thus construct accessible

Ticket Sales lpath(s) of travel.Accessible door control. Most if not all doors, thresholds, hardware, etc. requiresome sort of modification, replacement, etc. in order to comply with

Door Access requirements. Inventory to be provided in later staQes of desiQn.Grade level accessory areas require travel paths not presently existing. Path

Approach width , slope, surfacing plus handrails wheel guides are additions to beAccess constructed as appJicable accordino to CBC.

Accessible paths of travel require adequate lighting and also e-powered if alsoan exit path. Existing lighting of pathways is far below requirements and there isno e-power system. Thus construct new path of travel lighting systems inconjunction with new required paths of travel as noted elsewhere, along with

Path ltQ backup power where required as noted elsewhere .Backup Power Refer to 1 04Construction Fire Life Safety

Frame construction on the main stage includes non-rated walls roofs. Wallsroofs of structures on stage are required to be 1-hr construction plus beequipped with fire sprinklers. Upgrade of walls roofs to 1-hr rating is required .The total amount of work to correct, along with other problems noted elsewhereType-VA may lead to decision it is better to totally replace.(1} lnd1ca tes 1tem reqwred discussed w1th AHJ (Authonty Havmg Junsd1ct10n)(2} Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similarSections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014) , with different sectionnumber references for select items.

3) Indicates mitigating design, equipment, other specifics to be determined

{2 Code Ref

118-904

118-9 4

1008

1014.3

1006.2, 1006.32702

3401.4.2,3401.5


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Item12.00

12.01

12.0212.0312.04

12.05

12.06

12.07

12.08

12 .09

12.10

E D COMPLIANCE - Page-1 of 1Life-safetv Reme lY for Reopening o eatre 1te. orestf Th & s F Th eatre, carmeDescription (3) Basic of problem scope of work to correctAccess Calif. Access Compliance1- roblem A : 1ollets w1th1n the ex1st1ng restroom ouumng are non-accessible due to; 1)the landings outside the restroom entrance doors are too small and uneven, 2) doorthresholds are too high, 3) door widths are too narrow, and 4) toilet compartments aretoo small. Thus: construct new landings, replace or remove thresholds, widendoorways, and enlarge toilet compartments . Enlarging toilet compartments results inremoval of one of two toilets in woman's, and the only urinal in the men's, thus leavinga total of 1 toilet for each sex. Lavatories, dispensers, etc. are non-complaint and thusreplace and relocate . In addition the restroom has not been maintained to code: Thusrepaint interior, cover concrete floor (paint, tile, etc.). The end result is Option A) totalinterior remodel, or Option B) remove building , or Option C) replace building. Problem8 : Although not explicitly required within the building code (however highlyrecommended by the Building Official), but is required within the ADA, is the quantity

Toilets incl. of toilets needed to properly accommodate the occupant load. Approximately aLavatories, minimum of 6 additional fixtures (toilets/urinals incl. lavatories, dispensers, etc) needAccessories, to be added. Thus: Option A) install additional single user portable toilets , or OptionDispensers, B) provide short-term portable restroom trailer(s) , or Option C) construct permanentetc . building(s).

For existing urinal ; remove pursuant to item 12 .01 Problem A. For additional urinalsUrinal Fixtures see 12.01 Problem B.ConcessionsSales Counter Concessions transaction counter height is too high, thus lower transaction counter.Open StairRisers Reference 1.01Paths accessible by wheelchairs (WC) do not exist & upgrade expenditure triggers 44"

wide paths of limited slope 1 :20 running-slope, 1 48 cross-slope) & stable, firm & slipresistant surfaces. Slope limits require that seating cross aisles & pathways run

Wheelchair parallel to site contuors between vehicle off-loading points on Guadalupe & Santa RitaAccess to-&- streets and seating cross aisles. Paths additionally include wheel-edge-guides &from Seating guard rails where drop-offs occur adjacent the path.

Wheelchair (WC) seating is neither dedicated nor enclosed, non-level & without WCedge-guides & guardrails . Stage visibility is less than comparable from bench seating.Requirements include cross aisle (wide-aisle between upper & lower seating) access

Wheelchair with dedicated, protected area for 6-wheelchairs, re-graded for sightline clearanceSeating Space over bench seating & centered on the stage, & including "companion seats" & ability& Locations for wheelchair patrons to sit side-by-side.

ADA "semi-ambulatory seating" (SA) does not exist & upgrade expenditure triggers 6-semi-ambu latory seats. SA seats require 24" clear leg room at locations available by

Semi-Ambulant & on accessible aisles.1ne main stage shall be accessible to the disabled (performers & crew) & such accessdoes not exist. Ramp access (see item 12.05) requires 40' ramp length across thefront of the stage with added space for top & bottom landings (impractical duringperformance) & 200' of ramp back-stage (impractical & expensive). Thus a platform liftis solution at front stage or a lift or elevator are needed back stage. Note : Height

w utt varies with natural qrades: 2' or more front to over 8' backstage.Assistive Listening is an ADA requirement where sound reinforcement systems are inuse for public assembly events. An assistive listening system is to be purchased,Assistive installed & head-sets made available for patron use . The Assistive listening system is

Listening also required to have backup power.For deaf patrons strobe-light fire alarm & a scrolling message panel are required byCBC for assembly events to occupancy over 300. Neither systems exist, and require

Visual Backup purchase & installation.(1 ) Indicates 1em requ1red discussed w1th AHJ (Authonty Hav1ng Junsd1ct1on )(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similarSections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different sectionnumber references for select items.(3 ) Indicates mitigating design, equipment, & other specifics to be determined

2) Code Ref

11 B-604.111 B-605.1118-904

11 B-504.3

1007.1, 118-802.1 3, 11 8-505

118-221 .2.1 ,118-221 .2.2,118-221 .2.3 ,

11 B-802.2

118-802.511 8-410, 11 8-

41 0.7, 118-410.6, 118-207.2, 118-

207.2.6

907.2 .1.2, 118-219

118-810.7


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Professional Services greementTHIS CONTRACT is executed this x day of x 2014, by and between the CITY OF CARMEL-BYTHE-SEA, hereinafter referred to as CITY, and X. hereinafter called CONSULTANT.IT IS HEREBY MUTUALLY AGREED AS FOLLOWS:

1. Scope. CONSULTANT hereby agrees to provide to CITY, as the scope of servicesunder this Contract the services set forth in the attached proposal to assist with negotiations forfranchise agreement and incorporated herein by th is reference:2. Timely Work. CONSULTANT shall perform all duties incidental or necessary in awithin XX days of the City 's issuance of the Notice to Proceed; and shall be performed diligently ,competently and in accordance with professional standards of performance. Failure to so performis hereby deemed a material breach of this Contract, and CITY may terminate this Contract with nofurther liability hereunder. CITY may agree in writing with CONSULTANT to an extension of time.It is expressly agreed and understood that CONSULTANT shall not be held responsible for delaysoccasioned by factors beyond their control , nor by factors that could not reasonably have been

foreseen at the time of execution of this CONTRACT.3. Term. The work under th is Contract shall commence x, and shall terminate on x4. Compensation . CITY shall pay CONSULTANT on a lump sum basis in the amountof x. The amount is not to be exceeded for services described in the attached proposal unlessadditional services are agreed upon in advance by CITY per Section 5 of this Contract.

Compensation under this Contract shall become due and payable thirty (30) daysafter CITY'S approval of CONSULTANT'S submission of monthly written invoices. Writteninvo ices shall clearly itemize each charge. The payment of any compensation to CONSULTANThereunder shall be contingent upon performance of the terms and conditions of this Contract to thesatisfaction of the City Administrator.If the City Administrator determines that the work set forth in the written invoice has notbeen performed in accordance with the terms of this Contract CITY shall not be responsible forpayment until such time as the work has been satisfactorily performed .

5. Additional Services . In the event that CITY should request additional services notcovered by the terms of this Contract, said services will be provided by CONSULTANT and paid for byCITY only after a fee for said services has been agreed upon between CONSULTANT and CityAdministrator and the City Administrator provides written authorization for the additional work.6. Meet and Confer. CONSULTANT agrees to meet and confer with CITY or its agents oremployees with regard to services as set forth herein as may be required by City Administrator toinsure timely and adequate performance of this Contract.7. Indemnification. CONSULTANT hereby agrees to the following indemnification clause:To the fullest extent permitted by law (including , without limitation, California Civil Code Sections 2782and 2782.6), CONSULTANT shall defend (with legal counsel reasonably acceptable to the CITY) ,indemnify and hold harmless CITY and its officers , designated agents, departments, officials,representatives and employees (collectively lndemnitees) from and against claims, loss , cost,


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no less than A:VI; r2) an insurance company with a current A.M. Best rating of no less thanA:VIIException may be made for the State Compensation Insurance Fund when notspecifically rated.

B. Each insurance policy required by this Contract shall be endorsed to state thatCITY shall be given notice in writing at least thirty (30) days in advance of anycancellation thereof, except CITY shall be given TEN 1 0 days notice fornonpayment of the premium.C. The general liability and auto policies shall :

1 Provide an endorsement naming CITY, its officers, officials, andemployees as additional insureds under an ISO CG 20 10 07 04 or ISO 20 3707 04 or their equivalent.2 Provide that such insurance is primary and non-contributing insuranceto any insurance or self-insurance maintained by CITY.3 Contain a Separation of Insu reds provision substantially equivalent tothat used in the ISO form CG 00 01 10 01 or their equivalent.4 Provide for a waiver of any subrogation rights against CITY via an ISOCG 24 01 10 93 or its equivalent.

D. Prior to the start of work under this Contract CONSULTANT shall file certificatesof insurance and endorsements evidencing the coverage required by thisContract with the City Admin istrator. CONSULTANT shall file a new oramended certificate of insurance promptly after any change is made in anyinsurance policy which would alter the information on the certificate then on file.E. Neither the insurance requirements hereunder, nor acceptance or approval ofCONSULT ANT'S insurance, nor whether any claims are covered under anyinsurance, shall in any way modify or change CONSULTANT'S obligationsunder the indemnification clause in this Contract, wh ich shall continue in fullforce and effect. Notwithstanding the insurance requirements contained herein,CONSULTANT is financially liable for its indemnity obligations under thisContract.F. Any deductibles or self-insured retentions must be declared to and approved byCITY. At the option of CITY either: the insured shall reduce or eliminate suchdeductibles or self-insured retentions as respects CITY, its officers, officials,employees and volunteers; or CONSULTANT shall provide a financialguarantee satisfactory to CITY guaranteeing payment of losses and related

investigations, claim administration, and defense expenses.9. Ownership of Work. Upon completion of any work under this Contract , ownership andtitle to all materials and deliverables produced as part of this Contract will automatically be vested inCITY and no further contract will be necessary to transfer ownership to CITY.


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10. Licensing . CONSULTANT represents that it is properly licensed to perform the workspecified under this Contract, including but not limited to, possession of a current city businesslicense.11. Termination. This Contract may be terminated by either party upon thirty (30) calendar

days written notice to the other party. In the event of such termination, CITY shall pay CONSULTANTfor all services performed to the satisfaction of CITY to the date of receipt of notice of termination. Anitemized statement of the work performed to the date of termination shall be submitted to CITY. Inascertaining the services actually rendered hereunder up to the date of termination of this Contractconsideration shall be given to both completed work and work in process of completion, and tocomplete and incomplete drawings and other documents whether delivered to CITY or in thepossession of the CONSULTANT.12. Ag ency. In performing the services specified under this Con tract CONSULTANT ishereby deemed to be an independent CONSULTANT and not an agent or employee of CITY.13. Authority of the City Administrator. CONSULTANT shall perform all necessaryservices provided under this Contract and outlined in the proposal and shall do, perform, and carry out

said work in a satisfactory and proper manner as determined by and to the satisfaction of the CityAdministrator. The City Administrator reserves the right to make changes, additions or deletions, tothe scope of work as deemed necessary or advisable to implement and carry out the purposes of thisContract. The City Administrator is authorized to execute change orders.14. Responsibility of Consultant. By executing this CONSULTANT represents and states toCITY that he /she possesses, or will arrange to secure from others, all necessary professional capabilities,experience, resources and facilities necessary to provide to CITY the services contemplated under thisContract. CONSULTANT further warrants that he/she will follow the current generally accepted practicesof the profession to make findings, render opinions, prepare factual presentations, and provideprofessional advice and recommendations regarding the project for which services are rendered underthis Contract.15 . Materials and Equipment. CONSULTANT shall furnish at his/her own expense all materialsand equipment necessary to carry out the terms of this Contract.16. Digital Files. CONSULTANT shall furnish copies of all materials and deliverables oncom pact disks (for example, final report) in digital format. Fi les shall be compatible with the currentversions used by PC computers.17. Audit Authority. CONSULTANT shall keep full and detailed accounts and exercise suchcontrols as may be necessary for proper financial management under this Contract; the accounting andcontrol systems shall be satisfactory to CITY. CITY and CITY S auditor shall be afforded access toCONSULTANT S records, books, correspondence and other data relating to this Contract.CONSULTANT shall preserve these records, books, correspondence and other data relating to thisContract for a period of four 4) years after final payment, or for such longer period as may be required by

law. In addition, CONSULTANT agrees to make said records, books correspondence and other datarelating to this Contract available to CITY at CITY S principle place of business upon seventy-two (72)hours advance written notice. The City Administrator, or his or her designee, shall at all times have theright to inspect the work, services, or materials. CONSULTANT shall furnish all reasonable aid andassistance required by CITY for the proper examination of the work or services and all parts thereof. Suchinspection shall not relieve CONSULTANT form any obligation to perform said work or services strictly in


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accordance with the specifications or any modifications thereof and in compliance with the law.18. Notices. All notices herein provided to be given, or which may be given by either party tothe other, shall be considered fully received when made in writing and deposited in the United States mail ,certified and postage prepaid , and addressed to the respective parties as follows:

CITY: xCONSULTANT: x

19. Entire Contract. This Contract constitutes the entire contract between the parties heretoand supersedes any and all prior contracts, whether oral or written, relating to the subject matter thereof.Any modification of this Contract will be effective only if it is in writing signed by both parties hereto.2 . Validity. If any provision in this Contract is he ld by a court of competent jurisdiction to beinvalid, void or unenforceable, the remaining provisions wi ll continue in full force without being impaired orinvalidated in any way.21 . Assignment of Interest. The duties under this Contract shall not be assignable, delegable,or transferable without the prior written consent of CITY. Any such purported assignment, delegation, ortransfer shall constitute a material breach of this Contract upon which CITY may terminate this Contract

and be entitled to damages.22. Conflict of Interest. CONSULTANT shall at all time avoid conflicts of interest, or theappearance of conflicts of in te rest, in the performance of this Contract. CONSULTANT shall fi lestatements of financial interest on forms provided by CITY to the extent and at the times required byCITYS Conflict of Interest Code and applicable law.

During the term of this Contract CONSULTANT shall not directly or indirectly , either as apartner, employer, employee, consultant, principal , agent or in any individual or representative capacity,engage or participate in any business or voluntary activity on behalf of any other party on any propertylocated with in the City of Carmel-by-the-Sea without notification to City Ad ministrator.23. Non-discrimination/Affirmative Action. CONSULTANT will no t discriminate against any

employee or applicant for employment because of race, creed, color, sex, age, national origin, maritalstatus, physical or other motor handicap, unless based upon bonafide occupational disqual ification .CONSULTANT will take affirmative ac tion to ensure that applicants are employed and thatemployees are treated during employment without regard to their race, creed, color, sex, age, nationalorigin, marital status, physical or other motor handicap.

24. Counterparts. This Contract may be executed in multiple originals, each of which isdeemed to be an original , and may be signed in counterparts .25. Laws. CONSULTANT agrees that in the performance of this Contract it will reasonablycomply with all applicable state, federal and local laws and regulations. This Contract shall be governedby and construed in accordance with the laws of the State of California and the City of Carmel-by-the-Sea.26. Attorneys Fees and Court Venue. Should either party to this Contract bring legal actionagainst the other, (formal judicial proceeding , mediation or arbitration), the case shall be handled inMonterey County, California, and the party prevailing in such action shall be entitled to a reasonableattorney s fee which shall be f ixed by the judge, mediator or arbitrator hearing the case and such fee shallbe included in the judgment, together with al l costs.


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27. Severability. If any term of th is Contract is held inval id by a court of competent jurisdictionthe remainder of this Contract shall remain in effect.

IN WITNESS WHEREOF th is Contract is entered into by the parties here to in CarmelCalifornia on the day and year first bove written.

CITY OF CARMEL- Y-THE-SEA CONSULTANT

y : - y :Its: _ Its:


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FORE ST THEATRE

LIFE-SAFETY REMEDY PUNCH-LIST FOR REOPENING OF THEFOREST THEATRE SITE

Date: 06/02/2014v vt R.F. McCann & CompanyTheatre ArchitectureAR I TECTS For Performing Arts and the Entertainment Industry

40 E.Montecito,Sierra Mad.re, CA 91 024(626) 836-1060 Fax 626) 836-1090


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FOREST THEATRE UPGRADI: PLANNING, Cannel, CA

t ;NERAL

EXECUTIVE SUMMARYLife Safety Remedy for Reopen ing of Forest Theatre SiteDate: June 2, 2014

T ~ V ' ~ " p ~ L ~ - ~ ~ .fo-U e o . . d . d , v ~ ~ w ~ ( h ~ I M A W v v p Yojuf:Wi.;fYt..


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rOREST TIJEATRL UPGRAD[ PLANNING, Carmel. CA

E ~ p a . ~ wi.fVv ~ ~ ~ e . - ~ U : g l t v / - ~ , ~ ~ p-owu- Joy vtM- ~ V ~ ~ j , U I . - { ~ ~ ~ _k.aui- ~ I71 V ~ y ye.yvu: .,> ~ ~ ~ ~ ~ o w f u - r - ~ f o - d M . f y ~ y0fe ~ ~

~ r - e f v < - 9 e . E ~ r-a-fyY/ ~ d M - ~ ~ ~ ~ ' - < 1 - 9 e . - ~ ~ V 0 ~ ~ ~ ~ for~ / l P v ~ 9 ~ A ~ ~ y{e.p-y, 9 t M . W M ~ ~ ~ ~ ~ ' I71 V ~ d , y J o y ~ w ~ ~ ~ ~ ~ ~ ~ ~ c . . < : ~ b-y ~ - i d ~ y

o f fY.h ~ \ . C h > Spa;('}.ms t;o as$J$t; hf.l l imff Wei r.isua.lly pnr ed m em.b( }J S o hq a.ud( }.a c( }

u. ACCESSORY FACILITIES COMPONENT SCOPEA ~ j f ~ i - e . y ~ ~ ~ fo-U,e.fy> ~ ~ ~ VN/Yy wvvfro{ C L Y ~~ e . v ~ p - v ~ i?oo+N.Y). ~ Joy L i f e - - ~ 5-0{f./fy ~ W V ' v Y / r ~~ ~ o..p-r:wo-o..c..Yv ~ ~ f?1}ve.w ~ ~ J o y ~ e p


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FOREST THEATRE UPGRADE PLANNING Carmel C

~ t i y of ~ I V . , - ~ e . y 0 of o..d.o..p We.- o . - . - ~ e . o { v v y o - l . ~~ ~ ~ r - ~ > ~ l o r r ~ Co> fo- r - ~ y ~ l o r r ~r - ~ t . y f r C 7 W v . 2 ~ f o - 4 - ~ ~ v ~ e . y ~ 2 4 - ~ 3 6 w . o ~ ,C


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Item1.00

1.01

1.02

1 03

1.04

1.052.00

2.01

2 02

2.032 04

2 053.00

3.014.00

4.015-7 008.00

A - MAIN STAGE USE & EXIT SAFETY ISSUES- Page-1 of 3( 1) Life-Safety Remedy for Reopening of Theatre & Site. F ores Theatre, CarmelDescription (3) Bas ic of pro blem & scope of work to correctEx it System Facili_y & Egress Safety

Risers are open and some t reads have deteriorated beyond limits, thus enclose nsers anrt replace thoseidentified treads. And stair frames are over-stressed for required des ign loads. thus needing tram1ngmember supplements . Upon add itional evaluation a full replacement of stairways maybe necessa ry for

Exit Stairs Bulidif1Jl Official acceptance.'::> tage ano \1 ) lnsutfJCJenl guard height & s1ze of guard open ngs, lo ng w tn strength limitS of ex1stmg anchors &Stairway Guard connections reducing load resistance and safety below CBC minimums . Th us full ra11 eplacemen t isRaiiinqs necessary for Building Official acceptance.1) Ext Signs w1th illummatton for mght VIsibility are mandated for safety (Extstmg ts substantially lacKmg,non-conforming, non-operational, etc.) Thus install illuminated exi t signs. Specific type of illumination is aExit Signs/ltQ desiqn decision & relates to eve ntual choice of type of emerqency back-up power.'\ 1) Add a system (e-power pnmamy ror ex t lightmg & signs). 1ype or oacKup s unaetermmed at present

and dependent on design de tails and owners final selec tion between a central system generator, storagePower Backup batteries. or individual battery-pack fixtures .{1) construct 2-N I::W common-patn walKways ror ambUlatory persons, 1ead1ng to pu011c streets, 1nvo11nggrading & paving from po int of merger wi th separate paths f rom each exit stair. Paths will approximate 100-Exit Travel foot length over surface that presently lacks compliance or is non -existing,Construction Fire & Life Safetyuoservea concrete walls ma1care neea .or umnea cracK & exposed steel remrorcmg repair agamst motsturepenetration. Superstructures (wood frame) added without permit w1l be evaluated for increased loads on

previously ex isting concrete wa lls & footings. Depending on ca lculat ions a defined scope of work m yq u i lower level supplemental support in areas where frame structures exceed design loads on ex istingsupport elements such as footings. walls, joists & beams. Further evalualion may determine major

Concrete retrofitt inQ or possible removal / re-design & replacement of the dressing rooms.Frame construchon at stage level and front & s1de masking walls are structurally madequa te. Stage nghtsupport framing could collapse with current post support, combined with sill plates & roof-wall intersectionsthat are unrestrained against potent ia l seismic or wind fo rces. Anchorage & framing required by theExist:ng Building Code & "E lectrica l Code" apply to occup1ed areas & walls with stage electrical panels.

Structura l Structural safety requires add ing proper footings w1th walls at the lower level to support all existingWood Framing construction above which may result in removal or replacement of existing stage right frame construction .

Type-V Stairs See Item 1 01Spnnklers added without permit, thus wi ll be evaluated for coverage. Seating & stage within in-doorFire Sprinklers theater need sprinkler coverage evaluabon for "ordinary hazard".ji::XJtng & mtenor part1t1on construcuon matena1s re substandard & rire & m safety nazaros. HazaraEduca tional removal includes an enclosed. rated exit path that does not inc lude intervening spaces, plus replacementSpace of all non-rated partitions with materials & installation specified In the fire code.

Plumbing Fixtures & Facil ities(1 ) Separate-sex ADA accessible toile ts are required for stage performers & crew at main stage level. Onlyone unisex non-accessible toilet room serves the stage now Thus add one more restroom for stage

Toilet Count performers & crew at main stage level and remodel existing restroom for accessibili tyVentilation Exhaust & Air-Exchange(1) Lack of mechanical exhaust with gnl s for outSide-makeup all requ11e add1ng exhaust fans for health &

Occupied fire code comp liance. Thus add mechan1cal ventilation for dressing rooms & restroom at stage level.Areas Evaluate mechanical systems within enclosed theater for compliance (SODA occupant area).Electrical Power & LightingElect Enqr List 1}Refer to Paqe-2

Structural Suspended & Bracfld Items & EquipmentList '11) Refer to Page-3(1) lnd1cates 1tem reqUIIed & discussed w1th AHJ (Authonty Havmg Junsd1c11on)(2) Indicates reference Section of CBC, 20 13 ed ., effective Jan 1, 2014, no te that similarSections occur in CBC, 2010 ed . {effective pnor to Jan 1, 201 4), with different sectionnumber references for select items.(3) Indicates mitigating design. materials, & other specifics to be determined(4) Indicates Plumbing Code Sec tion(5) References Cal ifornia Mechanical Code for Ven tilation

{2) Code Ref'IIU .O.I,410 5.2,410.6.1.41 0 6.2 ,

1009.7.5.3101 2 .1 , 1012.2,1013.2, 1013 3

102.10,1011 .60,

1006.2 1006.32702.00,1006.3101 4.30,1016.10

3404 .3, 3403.4

3401.4.3,3401 .5J4U1A.


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Item5 00

5 02

5.03

5.04

5.05

5.06

5.07

5.085.09

5.106.00

6 016.026 036.046.05700

7.01

7.02

DescriptionStage Items

Gen. WiringStage PowerConnectionTerminals

House & WorkLights

House LightOimminqHouse LtgControl

Audio Systems

Electrical PanelSupportCable TrenchWeather RatedConnections

Outdoo r Ltg

Gen. W iringGen Ltg FixtLow Level F1xtInternal Lt FixtParkg Lot F1xtEmergency LtgJNeW t:laCKUDPower BranchCircuits &PanelTransfer Switchbet Line &Backup Power

A MAIN STAGE USE & ELECTRICAL SAFETY - Page-2 of 3Forest Theatre, Carmel(1) Life-Safety Remedy for Reopening of Theatre & Sitel3 Remedy Proposed

Performance Systems & Power1-'resent power wmng tailS electncal, NrPA-10 codes. Kewmng from diStribUtionpanel to production power terminals at booth, stage exterior and/or interiorlocations is necessary for sarety & reliabil ity.E:x1stmg terminal panels are extreme tre/electnca1 satety hazards. Keplacementis necessary with approved (NEMA, NFPA, CAL Elect Code) terminal panelsrated for theatre use 1n exterior or interior locations as apply.

1 House 1:5 wor ugmmg IS non-ex1stmg No portaOie ca01e, ugms or suspens1onsystems are provided for tenants of the Forest Theatre leaving suchinfrastructure out of C1ty control. Liability for electrical & physical safety demandsa stock of quality, safe, maintained dedicated equipment items (cable,connectors, lights), be available on a professional theatre operator basis.u 1mmmg nouse ugms 1s a meamca1 ana a coae sarety reature. House mmersare non-existent & integral to items in 5.04 (but located, operated & maintainedseparately). Availability of modern dimmer technology m safe working order ismandated for assembly safety.Alternate control opt1ons are available tor house lightmg, & coordmate w1th 1tems5.04 & 5.05. CBC Electrical & Occupancy codes requi re speciric controls forhouse & work lighting systems & fixtures.Audio system features for fire & life-safety are non-existing. System responsewith exit instruction is required for power interruption, sprinkler activation or firealarm. The sound system also is an ADA reQUi rement without compromise_{itemPower panels at the booth & on-stage right are extreme fire hazards for lack ofrated construction . Prior to panel replacement (5.04) 1-hr rated construction &material upgrades are mandatory throughout all spaces prior to installing newpanels & wiring.No cable trenchmg presently ex1st. Under floor trenching removes trip-hazard ofexposed cable & benefits liability & pedestrian ex it safety.

1Weather rated power & sound wmng servmg ex1sting "audience-towers IS non-existing. Alternative solutions require choice between hard-wire circuits inconduit to "under-floor'' cable trenches.

Source, Co lor, CoverageBranch panels, circuits & wir ing are non-existing serving exterior low-level orpathway lighting. New unction boxes & condui t is required throughout all areas .Replace existing, with appropriate pattern, Lamp-type, wattage.Replace existing, with appropriate pattern, Lamp-type, wattage.ReJ:Jiace existing, with appropriate pattern, Lamp-type, wattage.Replace existing, with appropriate pattern, Lamp-type, wattage.

Light Source, CoverageProvision not currently provided, assuming centralized power source, transferswitch (Item 5.04) feeds new "Emergency Branch Circuit" disconnect panel thatin turn powers directional , exit, & egress lighting.Not currently prov1ded, purcnase & msta11at1on ot a central transter sw1tcn ISnecessary & preferred for reliability over separate "hot" wire circuits to multiplebattery packs. Pack-transfer switches require regularly scheduled maintenance &testing . Choice will involve "construction" cost-benefit compared to future

(1) Indicates 1tem reqwed & discussed With AHJ (Authonty Havmg Junsd1Ct1on)(2) Indicates reference Section of CBC, 2013 ed., effective Jan 1, 2014, note that similarSections occur in CBC , 2010 ed. (effective prior to Jan 1, 2014) , with different sectionnumber references for select items(3) Indicates mit igating design, matenals, & other specifics to be determined(4) Indicates Plumbing Code Section (Not Applicable to this Page)(5) References California Mechanical Code for Ventilation (Not Applicable to this Page)

(6) References NFPA-70 Code(7) References Relevant Calif Electrical CodeIES References Illumination Engineering Society Standards

Code Ref

(6) 70-71 ' 70-470 7) 520.27(6) 70-461' (7)520.50, 520.51 '520 .53

(6) 70-463

(6) 70-466

(6) 70-468

(6) 70-558

(6) 110.26(7) 334.12

(6) 70-470

(7) 210, 225.7IESIESIESIES

(7) Art 700

(7) Art 700


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Item8 00

8.01

8.028 03

8.04

A MAIN STAGE USE STRUCTURAL SAFETY - Page-3 of 3f f T . Thife-Safety Remedy or i n g o heatre S1te. Forest eatre, CarmelDescrtQtion (3) Basic of problem scope of work to correct 8} Code RefSuspension Lighting Sound Towers Trusses

Anchor framing under on-stage west tower base plate ha s significant deflection thusare under-designed and/or incapable to last long term, or non-existing. Two towerslocated off-stage are anchored to concrete footings of unknown design. Presume alltower anchoring des1gned by the same person provides reasonable basis to replacetower supporting structures for all four towe rs. Off-stage towers require relocation with

Tower Anchors, seat revisions as noted on Page B. Provide new threaded rod anchors embedded intoFootings, etc. new footing where required through under wood-stage floor blocking where required. i t l e

I Install cable nggmg tor tower truss lateral stability. e y e s are non ex1strng;add tension cables hook onto eyes to stabilize free-standing towers trusses

Rigping Eyes supportinQ liQhtinQ scenery. Title-8Pre-Fab SusJ> f1) Reference Item 5.04 Title-8

~ M a s k m g PanelsakaProscemums } Reference Item 8 01 Title-8(1) lnd1cates 1tem requ1red discussed w1th AHJ (Authonty Havmg JunsdJCtlon)

(2) Indicates reference Section of CBC, 2013 ed. effective Jan 1, 2014, note that similar sections occur in CBC, 2010ed. (effective prior to Jan 1 201 4), wi th different section number references for select items.(3) Indicates mitigating des1gn , materials, other specifiCS to be determined(4) Ind icates Plumbing Code Section (Not Applicable to this Page)(5) References Cali fornia Mechanical Code for Ventilation (Not Applicable to this Page)(6) References NFPA-70 Code(7) References Relevant Calif Electrical Code(8) References Calif T itle-8 Industrial Safety Orders


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Item9.00

9.01

9.02

9.03

9.04

9 05

9.06

9.07

9.08

9.09

9.10

9.11

9.12

9.13

9 .1 4

8 - AUDIENCE SEATING & EXIT SAFETY ISSUES(1) Life-Safety Remedy for Reopentng .of Theatre & Site

Description (3) Basic Problem & Scope of Work to Co rrectAs Noted Seating & Eg ress SafetyfAUdtence (1) Audience capac1ty ts oetermmed by formula that divides total length of bencnCapacity seating (939') by a specifted width per occupant (1 .5'). 939/1 .5 = 26. This calculationFormula is bas is for 9 05 & 9 06 below.1(1) Maxtmum, average distance between audtence seatmg & area(s) of ext safety 1s

specified by fire-life safety code to be 200'. Actual m e ~ r e m e n t does not comply.Travel Distance Solution is new oaths to exits referenced_L9.11 below.\ 1 ve::utLe:ne::u t:)(ll pdll i > uu nuL f.' ' ' " Y ex1::>1 o. we-1ue-sa1ely requ1res " -' wtae ~ d L n :(1:12 running-slope, 1:48 cross-slope) with stable, firm & slip resi stant surfaces leading

from seating side-aisles to crosswalks in parking & continuing to public street refuge(item 9.11 ). Substantial amounts of new Path installations will cut-&-fill over existing

Common Paths contuors and incorporate steps as needed Where slope exceeds 12 .5% (1 :8) path(1) Calculated matn extt width totals 11-feet wlten applymg the code specified factor ofAggregate Site 0.2" per occupant to capacity (626) calculated in item 9.01 . Such width does not exist.

Exit Width Solution is 3-seoarated exits on seoarate boundaries of the site 19 11) below.I \ ~ J r


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Item11.00

11. 01

11 .02

11 .03

11 .04

11 .0511 0611 .07

11 .07

D- ACCESSORY FACILITIES- Page-1 of 1Life-Safety Remedy or Reopening of Theatre & Site. Forest Theatre. Carmel

Description (3) Basic of problem & scope of work to correctAs Noted Services & Facilities\1..\..


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Item12.00

12.0112.0212.0312.04

12 05

12.06

12 07

12.08

12.09

12.10

E ADA COMPLIANCE - Page-1 of 1Life-Safety Remedy for Reopentng of Theatre & Site . Forest Theatre. CarmelDescription (3} Basic of problem & scope of work to correctAccess Calif. Access ComplianceProblem A' I ollets wttnln tne ex1st1ng restroom building are non accessible due to ; 1)the landings outside the restroom entrance doors are too small and uneven, 2) doorthresholds are too high, 3) door widths are too na rrow. and 4) toilet compartments are

too small. Thus: construct new landings, replace or remove thresho lds, widendoorways. and enlarge toilet compartments. Enlarging toilet compartments results inremoval of one of two toilets in woman's, and the only urinal in the men's, thus leavinga total of 1 totlet for each sex. Lavatories, dispensers, etc. are non-complaint and thusreplace and relocate. In addition the restroom has not been maintained to code: Thusrepaint interior, cover concrete floor (paint , tile, etc.). The end result is Option A) totalintenor remodel, or Option B) remove building, or Option C) replace building. Problem8 : Although not explicitly required within the building code {however highlyrecommended by the Building Official), but is required with in the ADA, is the quantity

Toilets incl. of toilets needed to properly accommodate the occupant load. Thus, approximately aLavatories, minimum of 6 additional fixtures (toilets/urinals incl. lavatories, dispensers, etc) needAccessories, to be added. Thus Option A) install additional single user portable toilets, or OpttonDispensers, B) provide short-term portable restroom trailer(s), or Option C) construct permanentetc. building(s).

For existing urinal; remove pursuant to em 12.01 Problem A For additional urinalsUrinal Fixtures see 12.01 Problem B.ConcessionsSales Counter Concessions transaction counter height is too high, thus lower transaction counter.Open StatrRisers Reference 1.01Paths accessible by wheelchairs (WC) do not exist & upgrade expenditure tnggers 44"

wide paths of limited slope (1 :20 running-slope, 1:4 8 cross-slope) & stable, firm & slipresistant surfaces. Slope limits require that seating cross aisles & pathways runWheelchair parallel to si te contuors between vehicle off-loading points on Guadalupe & Santa RitaAccess to-&- streets and seating cross aisles. Paths additionally include wheel-edge-guides &from Seating Iguard rails where drop-offs occur adjacent the path.

Wheelchair (WC) seating is neither dedicated nor enclosed, non-level & without WCedge-guides & guardrails. Stage visibility is less than comparable from bench seating.Requirements include cross aisle (wtde-aisle between upper & lower seating) access

Wheelchair with dedicated, protected area for 6-wheelchairs, re-graded for sightline clearanceSeating Space over bench seating & centered on the stage, & including "companion seats" & ability& Locations for wheelchair patrons to sit stde-by-side .ADA "semi-ambulatory seating" (SA) does not exist & upgrade expenditure tnggers 6-semi-ambulatory seats. SA seats require 24" clear leg room at locations available by

Semi-Ambulant & on access1ble atsles.The main stage shall be accessible to the disabled (performers & crew) & such accessdoes not exist. Ramp access (see item 12.05) requtres 40' ramp length across thefront of the stage with added space for top & bottom landings (impractical duringperformance) & 200' of ramp back-stage (impractical & expensive) Thus a platform liftis solution front stage & eit11er lift or elevator are needed back stage. Note: Height

w utt varies with natural qrades : 2' or more front to over 8 backstaQe.Assistive Listening is an ADA requirement where sound reinforcement systems are inuse for public assembly events An assistive listening system is to be purchased,Assistive installed & head-sets made available for patron use. The Assisttve listening system isListeninq also required to have backup power

For deaf patrons strobe-light fire alarm & a scrolling message panel are requ1red byCBC for assembly events to occupancy over 300. Neither systems exist, and require

Visual Backup purchase & insta llation.(1) Indicates ttem requtred & discussed wtth AHJ (Authonty Havtng Junsdtc ton)(2) Indicates reference Section of C8C , 2013 ed., effective Jan 1, 2014, note that simi larSections occur in CBC, 2010 ed. (effective prior to Jan 1, 2014), with different sectionnumber references for select items.(3) Indicates mitigating design, equipment, & other specifics to be determined

(2) Code Ref

11 B-604.111 B-605.1118-904

11 B-504.3

1007.1' 118802 .1.3, 118-505

118-221.2.1,11 B-221 .2.2,118-221.2.3,

11 B-802.2

118-802.5118 410, 118-

410.7, 11B-410 6, 11 B-207.2, 118

207.2 6

907.2.1.2, 11B-219

118-810 7

forest theater renovation 07-01-14

Documents