HomeMy WebLinkAboutImperial Theatre
Augusta Richmond GA
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Phase IV
May 14, 2001
STATE OF GEORGIA
RICHMOND COUNTY
AGREEMENT
THIS AGREEMENT made and entered this ~ day ofNov~mhpT'
2001, between Augusta, Georgia, acting by and through the Augusta-
WIT N E SSE T H:
Richmond County Commission, a political subdivision of the State of
Georgia (hereinafter referred to as the "County"), and
THEAT~herei:lfter
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referred to as the "Organization");
WHEREAS, a Special County 1% Sales and Use Tax was
approved by the qualified voters of Richmond County in a referendum
held on September 19, 2000, effective January 1, 2001; and
WHEREAS, the Augusta-Richmond County Commission approved
a Resolution providing that the proceeds of the tax would be used
to include, inter alia, "capital outlay projects consisting of
recreational, cultural, and historical facilities"; and
WHEREAS, the Augusta-Richmond County Commission desires
to contract with the above named Organization to construct the
capital outlay project identified herein as the Imperial Theater
Project (hereinafter referred to as "Project"), which was a part of
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Phase IV
May 14, 2001
the Capital Improvement Plan approved by the Augusta-Richmond
County;
NOW, THEREFORE, for and ln consideration of the mutual
covenants and agreement between the parties, it is agreed as
follows:
1. The County agrees to appropriate the following sums
to the Organization for the purpose of constructing the Project,
to-wit:
$150,000.00 for the calendar year 2001.
2. The Organization agrees to use such funds as may be
paid to it pursuant to this Agreement solely and exclusively for
the construction of the above described Project, which Project,
including the Project Budget, is more specifically described on
Exhibit A attached hereto and incorporated herein.
3. The Organization warrants and represents that the
estimated maximum cost of the Project as set forth in "Exhibit A"
is accurate in the best judgment of the Organization. The
Organization shall not use any portion of distributions received
from the County for any expense other than for capital costs
associated with construction of the proj ect.
No costs of the
Organization for personnel or indirect cost of the Organization
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Phase IV
May 14, 2001
shall be charged against these funds. The Organization shall keep
any funds received from the County in a separate account from other
funds of the Organization and shall not comingle the County
distributions with other funds of the Organization prior to their
expenditure. The Organization shall maintain a record of each and
every expense for which the proceeds of the Tax are used. The
Organization shall submit to the County monthly accounting for all
funds received from the County, the amounts expended on the Project
during the term of this contract, including any amount expended on
such Project in the then current year, and the estimated percentage
of completion of said Project.
4. The County, including any auditors employed by
Richmond County, shall have the right to verify and test the
expenditures of the Organization for the Project sufficient to
determine that the monies are being spent for the Project, and in
accordance wi th Georgia law regarding expenditures of Special
Purpose Local Option Sales Tax monies. Official representatives of
the County may, at reasonable times and upon reasonable notice to
the Organization, inspect the official records of the Organization
relating to this Project. The County shall also have the right to
inspect the Project at any reasonable time for any purpose related
to the performance of any contract awarded, or to be bid upon, or
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Phase IV
May 14, 2001
to be awarded, by the Organization for this Project.
5 .
The
County's
financial
obligation
to
the
Organization or to fund the construction of said Project shall not
exceed the amount set forth in this Agreement.
6. Each of the parties hereto warrants and represents
to the other than it will comply with all the requirements of the
laws of the State of Georgia, the provisions of this Agreement, and
will take such other actions as may be necessary to insure that the
validity of the collection and expenditure of the Special County 1%
Sales Use Tax shall be maintained throughout the period of this
Agreement and the period that the tax is to be imposed.
7. The Organization shall comply with the purchasing
policies of Augusta-Richmond County regarding advertising for bids,
securing bid, payment, and performance bonds, and contracting.
Payments to the contractor employed by the Organization shall be
made directly by the County, after having received certification
from the Organization and approval of the pay request up to the
maximum amount funded to the Organization by the County.
If the
total project cost exceeds the amount funded by the County the
Organization shall provide proof of other funding sources. All
other payments to the Organization shall be made only upon
presentation of verified invoices.
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Phase IV
May 14, 2001
8 .
The Organization will maintain the
following
insurance during the performance of the Contract:
A. Comprehensive General Liability Insurance in force
at all
times,
including Products/Completed Operations,
and
Automobile Liability Insurance in the combined single limits of
$1,000,000.
The coverage is intended to apply as primary and is
not affected by any insurance which the certificate holder may
carry in its own name.
The Organization shall maintain Worker's
Compensation and Employer's Liability Insurance for the benefit of
its workers.
The above requirements shall also extend to the
Organization's contractors and sub-contractors engaged in the
Project.
B. Prior to the commencement of work, the Organization
will provide the Augusta-Richmond County Commission with a
certificate of insurance evidencing the above coverage and as well
as showing the Augusta-Richmond County Commission as "additional
insured".
9. All contracts between the Organization and the
contractor to construct the Proj ect shall be submitted to the
County for approval, and shall contain a provision that the
contract shall not be valid and binding upon the Organization until
approved by the Augusta-Richmond County Commission.
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Phase IV
May 14, 2001
10. This Agreement constitutes the entire agreement
between the parties as to the matters described herein and may not
be amended except by an instrument in writing signed by the duly
authorized officers of each of the parties hereto.
11. Organization acknowledges that all records relating
to this Agreement and the services to be provided under the
agreement may be a public record subject to Georgia's Open Records
Act (O.C.G.A. ~ 50-18-70, et seq.). Organization shall cooperate
fully in responding to such request and making all records, not
exempt, available for inspection and copying as provided by law.
12. All claims, disputes and other matters in question
between the County and the Organization arising out of or relating
to the Agreement, or the breach thereof, shall be decided in the
Superior Court of Richmond County, Georgia. The Organization, by
executing this Agreement, specifically consents to venue in
Richmond County and waives' any right to contest the venue in the
Superior Court of Richmond County, Georgia.
IN WITNESS WHEREOF, the County and Organization have
caused these presents to be executed by their respective duly
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Phase IV
May 14, 2001
authorized officials, the day and year first above written.
AUGUST
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ORGANIZATION:
IMPERIAL THEATER I '!:t\G.
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Exhibit "A"
The $150,000 in SPLOST funding shall be used to fund any cotnbination of the following
items:
· Up to $27,000 may be used to procure a Master Plan from Leo A. Daly as set
forth in Leo A. Daly's Scope and Fee Proposal dated August 21, 2001
("Master Plan"), if approved by the Board.
· Up to $4,000 shall be used to pay Leo Daly its reimbursable expenses as set
forth in Leo A. Daly's Scope and Fee Proposal, if approved by the Board.
· The Imperial plans to undertake various renovations. The SPLOST proceeds
may be used to pay for some of these renovations, including without
limitation, hiring consultants, contractors, replacement of seating, renovating
the restrooms, renovating and expanding the dressing room facilities,
upgrading the production/stage facilities, upgrading the electrical servic.es,
renovating the heating and air condition systems, renovating the theatre in
general, etc.
To date, we have not received any master plan, but we anticipate the long-term renovation
costs to be approximately $7,000,000, which we anticipate to address on a project-by-project
basis via public and private funding.
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PLANNING
ARCHITECTURE
ENGINEERING
INTERIORS
e
EST. 1915
ATLANTA
WASHINGTON DC
OMAHA
HOUSTON
DALLAS
SAN ANTONIO
PHOENIX
LAS VEGAS
LOS ANGELES
HONOLULU
HONG KONG
DUBAI
BERLIN
MADRID
400 COLONY SQUARE
1201 PEACHTREE STREET N.E.
SUITE 1730
ATLANTA GA 30361.3500
TEL 404.B74,B333
FAX 404.874.8330
www.leoadaly.com
MA?'\6l( ~P\~
LEO A DAlV
August 21, 2001
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Mr. Gregory W. Goodwin
Executive Director
Imperial Theatre
749 Broad St.
Augusta, GA J0901
Project:
Subject:
Imperial Theatre Adaptive Renovation
Scope and Fee Proposal for Master Plan
Dear Mr. Goodwin:
We are pleased to present the following Scope of Work and associated Fee Proposal
for your review. This Scope and Fee is for a Master Plan document for your Imperial
Theatre Adaptive Renovation.
Qur Unique Qualifications
We feel that the LEO A DALY / CDAl team is in a unique position to carry out your
project, for the following reasons:
. We are very tamiliar with your theatre and your goals, both from our 1989
Report, and through dur more recent visits with you in Augusta;
. We understand your vision, such as for a more generous and.elegant concessions
area, and we can graphically express that vision for others to see;
. We have historic theatre renovation experience nearly identical in important
aspects to your project;
. We offer expertise in modem production requirements, as well as innovative
solutions to fit them into an historic shell, such as the movable lighting gallery
that we have discussed with you;
. W e ~ave a depth of experience in technical design specifically for theatres, from
rigging to lighting and audio systems;
. We have mechanical (HV AC), electrical, plumbing, and fire protection building
system engineering in-house, which means we can better coordinate these
important disciplines;
. We have experience in seating and space planning for historic theatres;
. We have assembled a team which, in addition to the above, is also knowledgeable
about bar and restaurant design, historic exterior fayade issues, and general
excellence in architectural design, interior design, and presentation skills, all of
which will be important for your project.
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Mr. Gregory W. Goodwin
August 21, 2001
Page Two
.,
In all, we feel that our team is ideally suited to go beyond your expectations in
performing the work that you need done.
Our Relationship with You
Good relationships make good projects. Everyone on our team has enjoyed getting to
know you, as well as Laura Plocha, Brenda Durant, Didier Rubio, and all the other
members of your board whom we have had the privilege to meet personally. We feel
that there has been a significant synergy between our team members and your board,
which is key to a successful project. We will listen to you, and work with you like a
single team to help you achieve your goals.
Michael Patrick and many of our other team members have direct experience as
actors, dancers, stage set designers, master carpenters, and lighting designers. We
love the arts. We are energetic, enthusiastic, and are completely committed to the
success of your project. In addition, we would be delighted to call on the numerous
resources that you have identified, such as the architect of the Rylander historic
theatre, and others, who could help us identify everything from local soil challenges
to "Lessons Learned" from your new contacts on your New York "Theatre Crawl".
The following pages outline our understanding of your project, the scope of the work
that we are proposing based on that understanding, and an associated fee. If the
scope is not exactly what you would like, either now or as we move forward, we
would be happy to discuss any modifications to more closely achieve your goals.
We look forward very much to working with you on this exciting project, and we
hope that you will choose the LEO A DALY / CDAI team to be your architect.
Sincerely,
LEO A DALY
4b.,
Keith G. Mawson
Managing Principal
Prepared For UllERUL
Project Understanding
Project
Understanding
Your General Goals
THEAIRE
We have had the privilege of getting to know you and your theatre through a
process beginning with our 1989 Report: "The Imperial Theatre; Augusta,
Georgia; Recommended Improvements and First Estimate of Probable Cost",
and continuing through our site visits and conversations over the last two or
three months. From t"mt experience, we have abstracted what we understand
to be your goals. These goals, which we list below, are the basis for our
work as described in this scope, and may be modified as we work together to
closely reflect your vision.
The following represent our understanding of your strategic goals for this
Master Planning project.
. Clarify a Vision, Mission, and Goals statement for the Imperial Theatre
which will become the reference point for the Adaptive Renovation
project as it progresses;
. Create a strategy for making the existing theatre into a state-of-the-art
facility for the kinds of performances in its Mission, while maintaining
and enhancing its historic feel and character;
. Create a road-map for the adaptive renovation process, with phasing of
the work to minimize "dark" periods;
. Identify the work into discrete tasks, each with a clear graphic depiction
and an estimated cost, which will allow you to make an informed
decision about how to proceed, and help you market discrete funding
opportunities for each;
. Create materials of professional graphic quality which can be used to
help get funding for the work. (The Master Plan document will be the
cornerstone ofthis effort);
. Have an on-board interactive process in which your ideas are heard and
incorporated into the project, and in which you get the benefit of all the
available expertise both in our Design Team and outside of it ;
. Develop a strategy for handling the new seat program with minimum
duplication of effort in the future, while showing rapid progress in
fulfilling your "Take a Seat" campaign;
LED A DAlY
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Your General Goals
(eontinued)
. Take advantage of the new River Walk and "Cultural Corridor"
momentum to push the Imperial Theatre project forward;
. Leave behind the false starts of the past, and move firmly toward the
new future of the Imperial Theatre;
. Rediscover and showcase a piece of history;
. Have fun and learn throughout the process of renovating this fabulous
theatre into a modern production venue with historic charm;
. Reinforce and build on good relations with your neighbors.
Your Specific Goals We also understand that you have specific goals for addressing the existing
deficiencies and future opportunities for the theatre. The construction
documentation and construction tasks related to the following would not be
part of the Master Plan phase itself, but would come in the next phase.
However, identification, definition, and organization of them is at the heart of
the master planning effort that you are undertaking:
Front of House
. Enlarge the Concessions / Refreshments area, creating expanded space
with contemporary amenities and an historic feel;
. Create a new box office;
. Renovate the second floor spaces into administrative offices with
conference areas and a possible board room / library;
. Install an elevator connecting front of house floor levels (consider use of
existing pit);
. Enlarge bathrooms, improve access to them, and eliminate fan noise
from them;
. Renovate the front of house basement space to be leasable to a venue
related to the theatre's mission, and provide better access to it, with
bathroom access;
. Provide a new marquis with flexible (electronic) signage and a dynamic
"theatrical" presence;
. Create a roof terrace cafe / break area with possible connection to
neighboring condominiums.
Back of house and theatre production systems
. Provide sufficient audio connectivity for uses identified during the
Master Planning process, as well as for future expansion;
. Provide connection for mixing, processing, source gear, amps, and
speakers;
. Provide connection for production communications;
. New lighting console;
. New solution for Front of House lighting positions to achieve proper
angle of incidence to the stage, and provide service access;
LEO A DAlY
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Your Specific Goals
(continued)
. New projection equipment (possibly digital);
. Maximize or increase load capacity of rigging to accommodate road
shows;
. Make productions safe and efficient.
Stage and Orchestra Pit
. Replace the stage floor with a new sprung floor;
. Expand the orchestra pit back further under the stage and provide better
access to it;
. Expand the available space under the stage as much as possible;
. Expand the stage wing space (possible exterior expansion) and eliminate
obstacles on stage such as existing HV AC duct, stairs to pit, etc.;
. Provide a pit lift.
Dressing and Storage
. Expand dressing room area (building expansion), and lower the floor to
be at the stage level;
. Provide ADA access from the back of house to the street;
. Provide additional storage at the back of house;
. Provide good drive-up load-in access to back of house from rear lot, in
coordination with expansion efforts underway on neighboring
properties.
General building infrastructure systems
. Upgrade electrical power supply (provide adequate power with reserve)
,to and throughout building;
. Provide new conduit and wiring as needed throughout building, for seat
lighting, marquis lighting, general lighting and outlets, decorative ceiling
fixture lighting;
. Upgrade heating, ventilation, and air-conditioning (HV AC) throughout
building;
. Eliminate noise problems from existing HV AC system and other
, sources;
. Install fire protection sprinklers;
. Upgrade plumbing throughout;
. Review existing structure and upgrade as required._
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Your Specific Goals
(continued)
General architecture and seating
. Install new seats per the "Take a Seat" program;
. Revise seating layout to maximize seats and sight-lines~ and to. take
advantage of potentially removed existing projection booth, as well as to
make modifications as required to concrete flooring and steps;
. Provide better upstairs bathroom access;
. Provide better access from balcony level to the administrative offices;
. Renovate interior finishes, decorative lighting fixtures, and other
elements of the interior;
. Historic finishes and murals research;
. Bring building up to modem code compliance;
. Bring building up to modem levels ofconvenience.
The above goals represent our understanding, from research, visits, and
conversations with you, of your goals for this very exciting project. As goals
vary from person to person, and change over time, we understand that these
are just a starting point for the project. However, we believe that we have a
significant understanding of your project, which will be a tremendous asset to
the success of your plans.
LEDA DALV
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Scope and Fee Proposal
Scope and Fee
Proposal
Process
Management
Program
THEAIRE
Based on the Project Understanding section in this proposal, the Leo A DALY
I CDAI Design Team proposes to provide the following Master Planning
deliverables and meetings in this scope:
Essential to a project as complex as the Imperial Theatre Adaptive Renovation
is a clear and constructive process. With this in place, you can assure that all
voices are ,heard, that information is recorded and acted upon, and that the
project is consistently aligned to :fulfill your goals as expeditiously as possible.
Beyond our usual rigorous project management, we also will provide our
Process Management Program as an essential component of our approach to a
job of this importance and complexity. The following are its key elements:
1. Process Management Session
In this meeting we identify goals of all "stakeholders" in the
project, including:
. The Imperial Theatre team (management, programming,
technical, facilities);
. The Leo A OAL Y / CDAI Design Team;
. Other key advisors in the process.
This will take place in one work session meeting with
supplemental telephone interviews to those who cannot be
present. Beyond project goals, these goals may include
"professional satisfaction" or other items that are particular to
each individual's sense of what would make this a successful
project for him or her.
2. Schedule integration
Identify key decision-makers in the process and their schedules,
and build a proposed schedule of deliverables and review periods
around them.. This will occur in the above meeting with
supplemental telephone interviews.
LED A DAlY
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Process
Management
Program
(Continued)
Visioning
3. Process Chart
Create a document recording key goals and schedules. The
master process chart document will be maintained in LEO A
DALY's office.
4. Process Review
LEO A DALY will periodically review schedule and goals with the
stakeholders and adjust as required and mutually agreed upon.
5. Create opportunities for an enjoyable and'educational process.
Every aspect of the project will flow from the way it is defined. We will assist
Imperial Theatre is defining and refining its Vision, Mission, and Goals
statements for the purpose of the Adaptive Renovation project. These
statements will be included in the Master Plan document. To that end, the
following are included in our scope:
1. Visioning Session
We will ask questions at a work session meeting designed to help
you formulate the Vision, Mission, and Goals of your theater as
pertains to this project. This will be a separate meeting :from the
Process Management Session, although it is intended to occur on
the same day;
2. Vision, Mission, and Goals Statement electronically formatted
One final draft in electronic format;
Additional, graphically enhanced hard copies may be provided as
an additional service.
3. Inclusion of Vision, Mission, and Goals statements in the Master
Plan document.
User Surveys We will prepare and provide to you survey forms for key user groups to :fill
out regarding their space needs. We will then interview key individuals in
those groups, and record their written and verbal comments. This information
will become part ofthe foundation on which the project is based.
1. Surveys
We will provide a written form with questions for User-groups to
answer about their space and equipment needs. (Imperial
. Theatre will distribute these forms to the appropriate parties.)
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User Surveys
(Continued)
Facility Surveys
2. Interviews
We will meet with user groups in a series of independent
meetings. This scope is based on those meetings being
consolidated within the course of up to two half-day visits,
ideally occurring in one day, separate from the Process
Management and Visioning meetings above. We will meet with:
Theatre management personnel
. Management
. Pro grarnming
. Technical
. Facilities
. Other
User groups with long-term relationships
. Opera
. Ballet
. Players
. Jazz Project
Theatre personnel re: needs of user groups on touring or as-
needed basis
. School tour groups (theater, plays)
. Live bands (rock-n-roll)
. Business Seminars
. Other
3. Documentation
We will assemble the responses to the written forms and our
notes from the interviews into one package with a written
summary. This will be included in the final Master Plan
document.
We will continue to become familiar with the building through visual
inspections and research of original record documentation. We will confirm
and update the information in our 1989 report as follows:
1. Review existing documentation
Review original plans and other documents pertaining to the
_ building's original design and subsequent modifications. This
documentation, to the degree that it exists, is assumed to be
accurate as provided by Imperial Theatre. Additional records
research in city archives or elsewhere may be provided by the
Design Team as an additional service ifrequested.
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Facility Surveys
(eontinued)
2. Site visit to review building systems
One visit of up to two days to perform a visual review of the
building's systems:
. Architectural- Exterior enclosure (root: walls, etc.)
. Architectural- Interior finishes (paint, fixtures, etc.)
. Theatrical - Rigging
. Theatrical - Lighting and Audio Systems
. Acoustical - We will review tbe ArchitecturalAcoustics
Study, Report 430A-A, in the 1989
LEO A DALY I CDAI Report
. Structural
. Mechanical- IN AC, Plumbing and Fire Protection
(none existing - will review space for new piping)
. Electrical - Service and distribution panels
. Site utility services - Obtain design capacities
. Signage
3. Photographic record
We will provide a record three-ring notebook of 4"x6"
photographic prints of key building systems and architectural
finishes and detailing information., Essential photographs from
this log will be color-copied and included in the Master Plan
document.
4. Zoning Search
Obtain zoning ordinance classification of property and conduct
, search of appropriate zoning ordinance requirements for intended
use.
5. Code Official visit
We will contact the appropriate local Code Officials to determine
requirements for the building, including but not limited to fire
protection in terms of water pressure, electrical connection for
alanns, and general building code requirements.
6. Assistance in preparing an RFP for Geotechnical survey and report
We will help you prepare a Request for Proposal for the Imperial
Theatre to contract with a geotechnical firm to conduct a series
of borings in the area behind the theatre where expansion of the
dressing rooms in being contemplated, and to prepare a report
outlinii1g their findings and recommendations. While expansion is
this area is very likely to be possible, a geotechnical report will
help ascertain any special water table or bad soil issues that could
affect the cost.
The photographic record and written narratives of the building systems review,
with the Code Officials' comments, will be provided as part of the Master Plan
document. The geotechnical report will be included if it is completed before
the docwnentis published.
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eoncept
Development
Based on the information gathered in the above-described efforts, we will
generate two concept design alternatives for your review, describing the
overall work of the Adaptive Renovation. Each concept design will illustrate
the following at a concept level, based on our current understanding of your
goals:
1. The following will be illustrated at a concept level:
. Proposed front-of-house organization including concessions /
refreshments space, box office, bathrooms, second floor
offices I conference area, and .new elevator;
. Proposed roof-deck cafe I break area with access options to
neighboring condominium building;
. Proposed basement lease space modifications;
. Proposed expansion of the building to the rear for dressing I
storage I wing space I load-in access;
. Proposed re-organization of access road I parking to the rear,
and integration with neighbor properties;
. Proposed modifications to fly space, stage, pit, rigging, fly
floor (location of arbors/weights/tie-downs),curtains, and
wing space, including loads analysis;
. Proposed modifications to seating including handicap access
and access to bathrooms;
. Proposed upgrade of production lighting systems, including:
New F. O. H. Position Development
Distribution
Dimmer Update (Additional Rack(s))
New Lighting Console
Riser Diagram
Electrical and Heat loads
. Proposed upgrade of audio systems and connectivity,
including:
Mixing
Processing
Source Gear
Amplifiers
Speakers
Production Communication
. Proposed structural, mechanical, electrical, plumbing, and tire
protection system upgrades;
. Proposed new marquis;
. Proposed signage concept;
. Building improvements, i.e. - other stairs, bathrooms,
hallways, closets, storage, mechanical rooms, and support
space layout;
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eoncept
Development
(eontinued)
. Proposed interior finish and decorative fixture refurbishing
concept;
. Proposed general phasing concepts;
. Cost estimates for the critical elements of the work (cost
estimates for all elements will be provided in the final Master
Plan) to assist in choosing a preferred concept.
2. What is meant by "concept level" is that the general organization of
spaces is shown, and their relationship to one-another, with square
footage areas indicated for general blocks of rooms where
appropriate. Color block diagrams are often used to illustrate
program areas. Mechanical and technical systems are described in
narrative with sketch diagrams to illustrate concepts. Interior finish
and decorative :fixture strategies are in narrative form with free-hand
sketches to illustrate key spaces and details. The layouts and
sketches are kept general at this stage to encourage decision-making
based on big-picture thinlcing rather than getting caught up too early
in an inappropriate level of detail.
3. The intention of generating two concept design alternatives for your
review is that different conceptual strategies have different
advantages and disadvantages. We will meet with you for a work-
session to present the concepts and discuss them, and to assist you in
selecting the concept design alternative that most closely meets your
needs. This selection will be the basis for proceeding to the final
truister planning development and document.
As part of this phase, we will work with you to identify phasing concepts that
will help you keep the theatre operational as much as possible during the
anticipated construction sequence. We will work with you to identify the
elements of the work into logically discrete elements to allow maximum
flexibility and funding opportunities. We will also meet with you at the
Rylander Theatre to learn from that renovation of a similar theatre design.
1. Concept Development and Selection Deliverables
. Two concept design alternatives illustrating the elements
listed above;
. Each concept design alternative will consist of a plan of each
level and at least two building sections (one longitudinal, one
cross-section) per above "concept level" description;
. Each concept design will include up to two sketches on 11 "
x 17" size paper illustrating interior and exterior features {)f
the concept;
. Each concept design will include a narrative of rigging,
lighting, and audio systems that are being proposed;
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Master Plan
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. Each will include a narrative of building systems (structural
mechanical, electrical, plumbing, fIre protection, signage) that
are being proposed;
. Each will include a narrative describing the approach to
restoring the interior finishes and decorative fixtures of the
building;
. Each will include a general cost estimate of key elements of
each alternative;
. Some of the above narratives, sketches, and designs may be
similar between each concept design.
2. Meetings
. Work Session with Imperial Theatre to discuss and select a
preferred concept;
. Meeting notes recording the discussion and preferred
selection;
. Meeting with Imperial Theatre staff and Lane Greene at the
Rylander Theatre.
For the Master Plan document, the concept design will be developed beyond
the concept stage to outline a preferred scheme. This Master Planning effort is
understood as a road map for decision-making, as a cornerstone for funding,
and as the basis for determining which elements of the plan to begin
construction on at which times. Therefore, it will provide information
exceeding that typically found in the architectural Schematic Design phase in
terms of the phasing and cost estimating work. In terms of architectural
documentation such as drawings and specifications, it will intentionally be
somewhat less than a full Schematic Design set of documentation. This is
because this tool will have a significant purpose to help you detennine which
pieces of the work to take on and in which order, and it would be premature to
spend the money to develop all aspects of the work to eqWlllevel of finish at
this time. .
The various elements of the work will be described in the Master Plan as
discrete elements with associated graphic description where appropriate, and
with a cost estimate for each. The document will include a proposed solution,
based on the selected concept design, for each of the elements described in
bullet form at the beginning of the Concept Development section above. It will
provide an overall look at how the Imperial Theatre proposes to ful:fill its goals
as described in the Project Understanding section described earlier in this
proposal.
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1. Master Plan Deliverables
. Master Plan document, in 11 "xl?" size, with color copies to
represent color-specific information. Fifteen (15) copies are
assumed in the reimbursable portion of the fee proposal;
. A free-hand illustration of each floor plan and three building
sections illustrating the selected concept design will be
provided. Throughout the document, each discrete piece of
the work will be identified and illustrated with a graphic
technique appropriate to it (for example - plan, elevation, or a
3-D sketch view). As part of this scope, essential critical
dimensions will be acquired and provided for selected areas
to assure that the selected concept is feasible. Note that
exhaustive "as-built" measuring of the existing structure and
systems is not included in this scope, although it may be
provided as an additional service if requested;
. As a part of the Master Plan, an estimate of cost will be
associated with each discrete element of the project. A
spreadsheet summarizing the overall cost will be included.
. Up to four rendered sketches ofthe exterior and interior of
the building or portions of it will be provided. These will be
on 11 "xl?" size paper, as carefully created and composed
free-hand sketches, to convey the ''warm'' feel of hand-
generated drawings. The Master Plan will include these
sketches, which will be an important part of the marketing
value of the document. A computer-generated or
geometrically calculated perspective rendering may be a
useful additional marketing tool and may be provided if
requested as an additional service.
. The Vision, Mission, and Goals statement will be included.
. The survey form responses (anonymously), notes from survey
interviews, and the summary of issues will be included in an
appendix.
. The building systems review, and the photographs of
important building system items, will be included as an
appendix.
. The concept alternatives with the selected alternative called
out will be included as an appendix.
. Structural load studies will be included as an appendix.
. The results of the Zoning Search and Code Official meetings
will be included as an appendix.
. The Geotechnical report will be included as an appendix if
completed.
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Summary of
Meetings in Scope
Summary of
Oeliverables
Included in Scope
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1. Process Management Session
2. Visioning Session
3. User-group interviews -Imperial Theatre
4. User-group interviews - Performance Groups
5. Site visit to review building systems
6. Meeting with Fire Code Official
7. Meeting at the Rylander Theatre
8. Concept Review Work Session
9. Master Plan Presentation
1. Process Management Program: working document retained at the
LEO A DALY office;
2. Vision, Goals, and Mission statement: in e;.fi1e format~ to Imperial
Theatre for use by same;
3. User-group written survey forms: survey form to Imperial Theatre
for distribution to appropriate parties by same;
4. User-group survey and interview summary: copy of collected
surveys, notes from interviews, and summary document of key
issues, distributed to Imperial Theatre for record;
5. Building systems review: photograph binder kept at LEO A -DALY
office; hard-copy 8-1 /2"x 11" narrative of building systems to
Imperial Theatre for record and review;
6. Code Official Meeting notes to Imperial Theatre for record;
7. Zoning Search notes to Imperial Theatre for record;
8. Ass.is~?-t:lGe with RFP for Geotechnical Services;
9. Concept Design alternatives:
. One set ofplans and sections for each of two concept design
alternatives;
. One set of two free-hand sketches on 1l"x17" size for each
of two concept design alternatives;
. One set of narratives for building systems (architectural
design exterior and interior, structural, MEP/FP, signage),
rigging, lighting, and audio systems, and interior design
strategies for each of two concept design alternatives;
. One copy of each ofthe above will be left with the theatre for
review and record. An additional copy of each will be
maintained for record at the LEO A DALY office.
10. Master Plan
. Spiral-bound copies of the Master Plan document at 11 "xl?"
size, including plans, sections, narratives, graphics, sketches,
and record documentation as described above. Fifteen (15)
copies are assumed in the reimbursable amount.
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Assumptions This scope and associated fee is based on the following asswnptions:
1. Availability of key Imperial Theatre and User-group personnel for
reasonable consolidation of meetings and visits. Six site visits are
included in this scope, including the trip to the Rylander in Americus,
Ga.
2. Completion of the Visioning process in a reasonably clear and timely
manner to provide a solid foundation before commencing with the
Concept Development and Master Plan phases of the scope of work.
This is intended to protect all parties, including the Imperial Theatre
staff, from spending unproductive time on the project.
Schedule We anticipate a six week schedule to complete the scope of work herein
outlined, allowing some time for you to set up initial meetings, sufficient time
for surveys to be filled out and returned, and allowing time for the work to be
performed by us and reviewed by you. Note that given the large nwnber of
stakeholders in the project, it is possible that some more time may elapse
before the final approved Master Plan can be completed, depending on the
availability of key individuals for meetings and reviews.
Fee The Master Planning effort, as described in this scope of work, shall be
performed on an hourly basis, with labor costs not to exceed $27,000, with
additional reimbursable expenses for prints, copies, reports, overnight
deliveries, etc., which we estimate not to exceed $4,000.
Additional Services The LEO A DALY / CDAI Design Team would be happy to provide the
following, as an additional service.
1. "As-built" measurement and recording of building;
2. Additional records research for original building design
docwnentation;
3. Color hard-copies of the Visioning statement (other than in the
Master Plan, in which they are included in this scope);
4. Computer-generated or geometrically constructed renderings or
models for additional marketing purposes;
5. Additional site or theatre visits;
6. Other services that may be requested that are within the AlE and
Theatre Specialty consulting services that we offer.
The fees for any additional services shall be determined on a case-by-case
basis.
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We look forward to your review of this scope / deliverables definition and
corresponding fee proposal. We trust that you have found this scope and fee
proposal to be clear and to clarify the process of the work. We would be very
happy to. modify this proposal if in any way it can more closely suit your needs.
We are ready to begin work immediately upon receipt of a signed copy of this
proposal.
Sincerely,
LEO A DALY
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Keith G. Mawson
Managing Principal
Accepted by:
Signature
Name
Title
The Imperial Theatre
Date
,2001
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