Planning a Soundproof Performance Building Within Budget Education Session #5, Track 3 October 06, 2015, 11:15 AM 12:15 PM
Presenters Eric Norman VP of Finance & Planning The Boston Conservatory Mimi Love Principal Utile Jeffrey Fullerton Acoustics Consultant Acentech Randy Catlin Project Executive Shawmut Construction 2
Learning Objectives 1. Transform an urban site into a new performing arts facility and develop a process to select options for mitigation. 2. Interact and coordinate with high-profile neighboring properties. 3. Develop a site to create a new facility while reserving sufficient space for future development of another facility on the same parcel. 4. Meet budget constraints while balancing the requirements of an acoustically soundproof program. 3
4
About the Owner The Boston Conservatory (TBC) Founded in 1867 Three performing arts disciplines: music, dance and theater Enrolls over 800 students: undergraduate and graduate degrees Offers over 600 performances annually by students, faculty and guest artists Owns less than 200,000 SF of property TBC used low interest rate market to refinance and acquire land near Fenway 5
Project Overview TBC competes both nationally and regionally for students and faculty Located in Fenway/Kenmore Area; Boston s Back Bay Arts/Music in Boston: Berklee, Emerson, Mass College of Arts, School of Museum of Fine Arts, New England Conservatory, Boston University, Boston Symphony Facilities, from dormitories to dance studios, are critical Project site 6
Merger Discussions with Berklee Announced MOU agreement in June 2015 to explore combination Joint strategic planning Joint academic program development Joint campus master planning 7
Campus Master Plan 132 Ipswich Music, Dance, Theater 138 Ipswich Student Center and Residence Hall 8 The Fenway Front Door, Music & Theater; Performances 24-26 The Fenway Student Center & Liberal Arts 31 Hemenway Theater & Dance; Performances The Boston Conservatory Campus Master Plan can be fully implemented by 2020 8
138 Ipswich Street Residence Hall 9
138 Ipswich Street 10
Project Parameters and Decisions Define Parameters Financial constraints Bridge loan, capital campaign and operating reserves Building and soft costs were capped at $15M (land purchased at $5M) Project had to be under 20,000 SF Half the lot had to be saved for future development Visibility was critical Completion date was critical Hire contractor with acoustical experience Make Decisions Which half of lot to build on? Design for replication of lost spaces Tradeoffs: building aesthetics vs. functionality Dance studios and orchestral performance space in one building Fundraising, visibility and acoustical needs created a high cost building 11
The Site Challenges Required demo of existing warehouse Abatement issues Soil concerns Party wall with Red Sox building Fenway Park within 250 yards High traffic/parking area during baseball season, plus concerts Isolated, dark in winter Mass Pike Train/Commuter Rail Neighbors: residential, commercial, restaurants and Red Sox 12
Site Options 13
Massing Design Parameters Article 80 small project review Future development Strong visibility Represent program/activity 14
Building Program Large Orchestra Rehearsal Space Practice Rooms Offices & Support Space Instrument Lockers Multi-purpose Studios Teaching Studios Social Space Vertical Circulation Mechanical Rooms 15
Plans Stacking Considerations Large Assembly Space on L1 Height Requirements o ORH: 25 minimum o Dance Studios 15 minimum Dance Studio over ORH: o efficient for stacking o Less than ideal for acoustics L3 L2 L1 16
Sections Stacking Considerations Overall Building Height: 54 feet Center zone for mechanical distribution Pre-fab Practice Rooms Box within box Building Height 54 feet Multi-purpose Studios Floor to floor = 17.5 feet Clear Height = 15 feet Dance Studios Floor to floor = 17.5 feet Clear Height = 15 feet Teaching Studios Floor to floor = 15 feet Clear Height = 12 feet ORH Floor to floor = 30 feet Clear Height = 25 feet 17
Acoustic Design 18
Acoustical Solutions Design for Exterior Noise Control Commuter rail and buses produce substantial low frequency noise (RUMBLE!) Rehearsal/Performance Hall most critical Façade and interior shell = Mass + Separation Box-in-a-box Construction Mass Mass is needed to reduce the low frequency noise General façade: Masonry, precast, concrete, etc. Interior shell: 4 layers of 5/8-inch GWB Separation Separated framing for building façade (masonry) and building interior (GWB x 4) with more than one foot of insulation and airspace, necessary for isolation 19
Acoustical Solutions Design for Exterior Noise Control Mass Exterior windows: Base building windows for thermal requirements Interior windows: ½-inch laminated glass Separation Exterior windows façade framing Interior windows stud framing for GWB approx. 8-inch airspace 20
Acoustical Solutions Design for Exterior Noise Control Teaching Studios and Multi-Purpose Spaces Windows were significantly larger, but not upgraded (only meeting thermal requirements) Window systems allow for future upgrades with interior lights 21
Acoustical Solutions Incorporate Interior Isolation Box-within-a-Box constructions Use Modular Practice Rooms Provides exceptional acoustical isolation Addresses details for electrical, lighting and HVAC integration (simple hookups) Allows the building shell to remain fairly raw and unfinished (lower cost) Faster assembly/erection (less time & effort) 22
Acoustical Solutions Design for Interior Isolation Box-within-a-Box constructions Dance Studio over Rehearsal Room Stiffen the structure - use rhythmic dancing criteria for structural design Float concrete slab for dance studios (with dance floor overtop) Stacked Teaching Studios & Multipurpose Rooms Float wood floors for teaching studios (lower cost) Isolated GWB ceilings below 23
Hire Experience/CM Selection Seek a team that has experience with acoustically challenging projects Isabella Stewart Gardener Museum Boston, MA Brown University Granoff Center Providence, RI 24
Construction Issues Schedule for Context Schedule pressure created by foundation issues City of Boston Regulatory Requirements ISD, BFD, BTD Red Sox Game Schedule The World Series Impact Weather/Winter Conditions 25
Construction Issues Fit-Out Process Traditional fit-out sequence allows early phases of MEP distribution to proceed full weather-tight condition Acoustic details for Conservatory project call for GWB above mechanical distribution Selected Details Floor & Walls 26
Construction Issues/Selected Details Ceiling, Floor & Walls 27
Construction Issues/Schedule Sequence Traditional Sequence Task Name JAN FEB MAR APR MAY JUN Substantial Weather Tight Substantial Weather Tight 3/30 Run Mains & Risers Run Mains & Risers 3/2 3/27 Interior Framing Interior Framing 3/16 4/10 In-Wall & Overhead Distribution In-Wall & Overhead Distribution 3/30 4/24 Close Walls Close Walls 4/27 5/15 Walls Closed, Ready for Finishes Acoustic Sequence Walls Closed, Ready for Finishes 5/15 Task Name JAN FEB MAR APR MAY JUN Substantial Weather Tight Substantial Weather Tight 3/30 Framing & GWB above M/E/P Mains Framing & GWB above M/E/P Mains 3/30 4/17 Run Mains & Risers Run Mains & Risers 4/13 5/8 Interior Framing Interior Framing 4/27 5/22 In-Wall & Overhead Distribution In-Wall & Overhead Distribution 5/11 6/5 Close Walls Walls Closed, Ready for Finishes 6/8 6/26 Walls Closed, Ready for Finishes 6/26 28
Construction Issues Components Practice Rooms Schedule impact Preconstruction lead times vs. Install duration 6 week shop drawing process, 12 week fabrication and delivery 2-3 weeks per area to install (slab depressions required) 29
Construction Issues Quality Assurance Use of LEAN process Result: less material on site at a time, less potential for damage / loss Close coordination with Acentech throughout construction Regular site inspections through installation of critical acoustic components Framing and rough-in: isolators and hangers Finishes Practice rooms, acoustic paneling, door hardware 30
And Now Performing Piano recitals Percussion recitals Master classes Guest artist residencies 31
Thank You! Your questions are welcome. 32