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Planning a Soundproof Performance Building Within
Planning a Soundproof Performance Building Within Budget Education Session #5, Track 3 October 06, 2015, 11:15 AM – 12:15 PM Presenters Eric Norman Mimi Love VP of Finance & Planning The Boston Conservatory Principal Utile Jeffrey Fullerton Randy Catlin Acoustics Consultant Acentech Project Executive Shawmut Construction PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 2 Learning Objectives 1. 2. 3. 4. Transform an urban site into a new performing arts facility and develop a process to select options for mitigation. Interact and coordinate with high-profile neighboring properties. Develop a site to create a new facility while reserving sufficient space for future development of another facility on the same parcel. Meet budget constraints while balancing the requirements of an acoustically soundproof program. PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 3 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 Project site • Facilities, from dormitories to dance studios, are critical PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 8 138 Ipswich Street Residence Hall PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 9 138 Ipswich Street PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 10 Project Parameters and Decisions Define Parameters Make Decisions • • • • • • • • • • • 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 • • 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 12 Site Options PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 13 Massing Design Parameters • Article 80 small project review • Future development • Strong visibility • Represent program/activity PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 14 Building Program Large Orchestra Rehearsal Space Offices & Support Space Practice Rooms Instrument Lockers Teaching Studios Multi-purpose Studios Social Space Vertical Circulation Mechanical Rooms PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 15 Plans Stacking Considerations • Large Assembly Space on L1 • Height Requirements L3 o ORH: 25’ minimum o Dance Studios 15’ minimum • Dance Studio over ORH: o efficient for stacking o Less than ideal for acoustics L2 L1 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 16 Sections Stacking Considerations • Overall Building Height: 54 feet • Center zone for mechanical distribution Pre-fab Practice Rooms Box within box Multi-purpose Studios Floor to floor = 17.5 feet Clear Height = 15 feet Teaching Studios Floor to floor = 15 feet Clear Height = 12 feet Building Height 54 feet Dance Studios Floor to floor = 17.5 feet Clear Height = 15 feet ORH Floor to floor = 30 feet Clear Height = 25 feet PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 17 Acoustic Design PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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) PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 26 Construction Issues/Selected Details Ceiling, Floor & Walls PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 27 Construction Issues/Schedule Sequence Traditional Sequence Task Name JAN FEB Substantial Weather Tight MAR APR Substantial Weather Tight Run Mains & Risers Run Mains & Risers 3/2 3/30 4/10 In-Wall & Overhead Distribution 3/30 In-Wall & Overhead Distribution JUN 3/27 Interior Framing 3/16 Interior Framing MAY 4/24 Close Walls Close Walls 4/27 Walls Closed, Ready for Finishes 5/15 Walls Closed, Ready for Finishes 5/15 Acoustic Sequence Task Name Substantial Weather Tight Framing & GWB above M/E/P Mains Run Mains & Risers Interior Framing In-Wall & Overhead Distribution Close Walls Walls Closed, Ready for Finishes JAN FEB MAR APR Substantial Weather Tight MAY JUN 3/30 Framing & GWB above M/E/P Mains 3/30 4/17 Run Mains & Risers 4/13 Interior Framing 4/27 5/8 5/22 In-Wall & Overhead Distribution 5/11 6/5 6/8 6/26 Walls Closed, Ready for Finishes – 6/26 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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) PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 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 PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 30 And Now Performing… • • • • Piano recitals Percussion recitals Master classes Guest artist residencies PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 31 Thank You! Your questions are welcome. PLANNING A SOUNDPROOF PERFORMANCE BUILDING WITHIN BUDGET 32
