Assembly Hall Re-Construction Plan 8/11/18 DLA – Assembly Park Assembly Hall Re-Construction Plan 8/11/18

Assembly Hall – Update I would like to clarify a couple of things, as it appears that the Board did not do a good job of communicating to you, the steps taken and the organizational phases of our plan. I will do that now:   Given the age and condition of Assembly Hall, and our desire to make a recommendation to rebuild the structure, we contacted a local Architect to provide us some direction in addressing this project.  We requested a perspective of the potential code requirements, a drawing of a floor plan and a rendering of a rebuilt Assembly Hall, which provided a number of deliverables / attributes that members had mentioned over the recent years. 

Assembly Hall – Update During this timeframe, I reached out to an local General Contractor and obtained estimates of what it would take to repair the Assembly Hall.  The estimates were nearly $200,000 but the Contractor indicated that he wouldn't repair but would replace the hall, given its age.  I also contacted a second General Contractor and discussed the project to gain financial estimates, and the estimates were slightly higher, as I conveyed in my earlier presentation.  Again, the contractor mentioned that a building that was built over seventy years earlier, would best be removed and rebuilt.    Unfortunately, the first local Architect we connected with, was unable to deliver us the package we had requested. Thus, we contacted another local Architect this past spring to provide us some perspective of the floor plan, rendering of the site with a number of deliverables concerning code requirements, storage space and enhancements to the hall.

Assembly Hall – Update Just days prior to the annual June meeting, the second Architect provided us a floor plan and drawings of the site that were beyond what we knew the community/membership required, however we moved along to present the information to the membership. During the presentation, we mentioned that we would utilize local resources and work through a process to downscale the Assembly Hall approach, as well as work through a number of steps that would include the community, in reviewing and approving our proposals.  

Assembly Hall – Update During the presentation in June, members mentioned that any General Contractor (GC) could manage the plans, and build in a more economical cost perspective.  We expressed our approach, that we wanted to own the drawings, which would enable us to quote the project, wanting to negotiate lowest cost, and ensure code compliance. Also, given that the project may take years to get started, assurance that the GC would still be available for the project when approved.   In our approach, owning the drawings, enables us to quote the specific deliverables, at the time that the park is prepared to move forward with the project. It will enable us to identify the GC, whom will provide the most economical value to the Assembly Members, without significant change orders creating cost overruns.  I also conveyed that I didn't want to go straight to specific builders, without specific plans, nor did I want any appearance of impropriety.

Assembly Hall – Update Additionally, several members mentioned that we should have another local GC, that works regularly in the park look at the project.  A meeting was held with this GC, and several members of the community, (a meeting in which I didn't participate) and the GC commented that it would cost approximately $300,000 to repair the hall, but wouldn't recommend a repair, but recommended it be rebuilt, given its age.  Again, a number of General Contractor's and Architects have stated that they believe the best action is to replace, not repair the hall, given its’ age and condition.  

Assembly Hall – Update Since the presentation in June, the Board of Directors, still believes that we should replace the hall.   However, we plan to present a stepped approach, with greater detail of how we plan to complete the following steps;

Assembly Hall – Next Steps – Begin Fund Phase One: Identify the needs of the Hall and ask the Leaseholders to start a fund of $500 per leaseholder, to be used exclusively, for Assembly Hall. If the vote is yes, the assessment won’t be mailed until 1/1/2019 and there will be a 45-day period, in which to pay. Which brings us to the reason why we are here today.

Assembly Hall – Next Steps – Approve Sketches Phase Two: Architectural Review Committee, with a couple of Leaseholders, experienced professionals in architecture and construction management, review and assist in modifying existing drawings, in which we scale back the proposed structure, to a one-story building, with a partial basement. (Such as shown on the following slides for example only) ARC presents sketches / drawings to the Leaseholders, at the June 2019 annual meeting. Vote on whether to again, put $500 per leaseholder, into the fund, to authorize the ARC to open bid a licensed Architect, for review at the June 2020 Annual Meeting. If this vote is “NO” all fund monies will be returned to the Leaseholders.  

Assembly Hall – North Elevation

Assembly Hall’s – East (Lake View) Elevation Views

Assembly Hall – Main Floor

Assembly Hall – Next Steps – Architect Award Phase Three: ARC Committee presents the competitive bids for the Architectural Drawings to the Leaseholders, at the June 2020 annual meeting, with the Board’s recommendation as to which Architect to select in preparing the Hall’s plans. Vote again June 2020, to put $500 per leaseholder, into the fund, to authorize the ARC to open bid a General Contractor, for the estimated cost and timing to rebuild Assembly Hall, and deliver update at the review at the June 2021 Annual Meeting. Board of Directors to present approach of the how much additional money will be needed from each Leaseholder, arrange for financing, for those who choose not to pay, in a lump sum. Present a construction timeline to the Leaseholders.

Assembly Hall – Next Step – GC Award Phase Four: Board of Directors presents the outcome of the competitive General Contractor bid estimates to the Leaseholders, at the June 2021 annual meeting, with the Board’s recommendation as to which General Contractor to select. Finalize the details of the Projects Cost and Timing. Provide detail of how much additional money will be needed from each Leaseholder and provide options for financing, or single lump sum payment. Ask the Leaseholders to vote on whether to proceed, with awarding the contract, to a specific contractor, and an additional $500 to fund.

Assembly Hall Special Assessment & Timeline January 2019 - Feb of 2019 (Results of vote on 8/11/18) Collect $500 / Member    Present Concepts of Drawings with Amenities to Be Shared at Annual Meeting June 2019 September 2019 - October of 2019 (Results of vote at Annual June Meeting 2019)      Collect $500 / Member    (Sub-total $1,000) Present final concept drawings and open bid to Architects in Milwaukee region for project. Results and choice of Architect to be shared at Annual Meeting June 2020 September 2020 - October of 2020 (Results of vote at Annual June Meeting 2020) Collect $500 / Member    (Sub-total $1,500) Present Architect drawings, seek approval of drawings & General Contractor quoting, for Permitting and Construction, with quotes shared at Annual Meeting June '21 July 2021 – August 2021  (Results of vote at Annual June Meeting 2021)                      Collect $500 / Member    (Sub-total $2,000) Present final drawings, costs and timeline to membership at Annual Meeting in June 2021. 

Assembly Hall Special Assessment & Timeline July 2022    (Results of vote at Annual June Meeting 2022)                     $500 / Member    (Sub-total $2,500) Vote on moving forward with an additional $500 to fund and commence work on the construction of Assembly Hall, October 1st, 2022 Finish all details of construction of Assembly Hall, ~ June 1st, 2023 September 2023                      Final Payment or Financing of Assembly Hall Fund      Grand Opening of Assembly Hall – Arbor Day – 2023

Assembly Hall Construction Plan – June Annual Meeting DLA – Assembly Park Assembly Hall Construction Plan – June Annual Meeting

Assembly Hall’s Current Condition Needs Roof is in need of replacement; Includes truss replacement, current truss structure on 24” centers, is compromised, with broken trusses & low pitch roof causing poor drainage and weight distribution. Low roof pitch has poor water run off and snow/ice buildup, placing wear and tear on shingles, decking, trusses and structure as a whole, increasing maintenance and creating manual snow removal during winter to ease roof load.

Assembly Hall’s Current Condition Needs Entire roof is in need of replacement; Includes trusses & decking – Truss (increase pitch) & decking has significant areas of soft spots that are identified and both will be replaced during roofing project. Includes shingle replacement – Shingles are already beyond their useful/expected life, compromising decking, trusses, insulation, interior ceiling tiles and interior fixtures. Consider longer life roof covering, such as metal roof to reduce on-going maintenance costs, best valued dollar expenditure per square foot installed. Cost of trusses, decking, roofing material, ceiling and exterior siding work ~$75,000 Insert more pictures of roof issues

Assembly Hall’s Current Condition Needs Insulation is in need of replacement due to water damage and low R-value; Condition of insulation in ceiling drives higher energy bills year round. Water damage and missing insulation requiring replacement, eliminates mold potential Replace insulation product, will improve R value and decrease operating costs annually by ~$1500/annually Cost of removal and replacement ~$13,000 Insert pictures of insulation issues

Assembly Hall’s Current Condition Needs Bathrooms are in need of replacement for ADA compliance, and Health concerns with location to food preparation in Kitchen (~29” opening at present versus 36” requirement) Current washrooms need to be relocated, expanded and upgraded to comply with ADA compliance and improved access for members / guests Also resolves direct door entrance/exit into food preparation area Cost of replacement, structure, plumbing, fixtures and surfaces ~$37,000

Assembly Hall’s Current Condition Needs Kitchen is in need of upgrades to replace worn surfaces, cabinetry, and appliances to better accommodate our members for the annual events and rental uses. Appliances are not working, high maintenance to keep systems operating and leak free, potential of mold. Floors are in need of repair or replacement with a surface designed for high traffic and proper cleaning. Utilize layout, with improved access, shared space, lockable storage, etc. Cost to upgrade ~$20,000

Assembly Hall’s Current Condition Needs HVAC system is in need of replacement (20 years old), will provide higher efficiency unit Improved efficiency providing lower operating costs over life of unit Cost of replacement system and ducting with new roof $15,000 Annual operating cost savings of ~$1,500 should we replace roof, deck, truss and insulation R-value.

Assembly Hall’s Current Condition Needs Assembly Floor needs to be replaced, current floor has high moisture content and has large chunks continuing to break out, causing potential of slips, trips and falls during use. Removal of floor and reconstructing floor sub-base and base that is appropriate for proper covering and restore wall coverings. Cost of removal, replacement and coverings $30,000

Assembly Hall’s Current Condition Needs Assembly Hall entrances are not ADA compliant Replace current door opening on east side, rework side walk access to remove curbs, siding, steps, rails and surfaces from obstructing access. Cost of removal, replacement to comply with ADA needs ~$20,000

Assembly Hall’s Current Condition Needs in Summary Assembly Hall roof, deck, and truss replacement & associated exterior work ~$75,000 Assembly Hall insulation replacement with increased R-value ~$13,000 Assembly Hall ADA compliant bathrooms ~$37,000 Assembly Hall HVAC System and Ducting ~$15,000 Assembly Hall Kitchen upgrades ~$20,000 Assembly Hall Floor replacement ~$30,000 Assembly Hall entrances are not ADA compliant and constrictive Overall Requirements - ~$210,000 with 10% Contingency = $231,000

Assembly Hall’s – Replacement Versus Repairing Consider the teardown and replacement of existing facility; Benefits – Meet current building codes ADA accessible entrance, facility and washrooms Remediate structural, electrical, mechanical and R-value issues long-term Resolve on-going concern for slips, trips and falls issues with existing facility at entrance, throughout facility and washrooms Enhance and harden surfaces throughout, while improving aesthetics Improve the view of lake and park, while using the hall Reduce annual operating cost of maintaining structure and energy costs Improve the communities experience, with increased activities to drive community events, fundraising and community interaction Expanding space for utilization at annual meeting and on-going events in conditioned controlled environment Increased storage space for equipment utilized by Rob and our community Increased home values through this investment in our community

Assembly Hall – Main Floor

Assembly Hall – Second Floor

Assembly Hall – Lake View Elevation

Assembly Hall’s – East and North Elevation Views

Assembly Hall’s – Repair Existing Structure Consider the repairs to existing facility; Cost of Repairs Upgrades and Maintenance resolution costs ~$231,000 Current facility doesn’t meet expectation of members Current facility requires significant improvements in next few years or more significant costs will be incurred Current facility is continuing to age and will require on-going maintenance assessment increases for years to come Cost of Repairs & Maintenance Fund divided by our members ~$1,450, with majority spent now and more being allocated to future needs over next 5 – 10 years Review and finalize with contractors bids, permitting, plan work and begin in 2019

Assembly Hall’s – Replacement Versus Repairing Consider the teardown and replacement of existing facility; Cost of Replacement Teardown and replacement of new facility ~$650,000 > $800,000 Depending on the Committee’s plan modifications. New facility will increase useable space, with basement, main floor with expanded garage space for Rob and meeting rooms on second level, with community area for socializing Addresses ergonomic, slip, trips & falls, ADA, energy conservation and other Code Compliance and Safety issues. Cost of facility divided by our members ~$3080 > $3791, with minimal costs to maintain and on-going reduced annual operating cost structure over the next 20-30 years. Review and finalize drawings with contractors, permitting, plan work and draw complete set of prints (cost $75,000), in 2019 Need to plan now as current condition is not sustainable.