HomeMy WebLinkAboutAgreement with CTA for Structural Analysis of Depot at 820 Front Street_4 Commission Memorandum
REPORT TO: Honorable Mayor and City Commission FROM: Keri Thorpe, Assistant Planner
Tim McHarg, Planning Director
SUBJECT: Authorize the City Manager’s signature of the Professional Services Agreement between the City of Bozeman and CTA Architects and Engineers (Bozeman Office).
MEETING DATE: December 3rd, 2012
AGENDA ITEM TYPE: Consent
RECOMMENDATION: That the City Commission motion and vote to approve the City
Manager’s signature of the Professional Services Agreement (PSA) for an amount of $18,500 between the City of Bozeman and CTA Architects and Engineers (Bozeman Office) to complete
a Structural Analysis of Bozeman’s Northern Pacific Railway Passenger Depot at 820 Front
Street.
BACKGROUND: In July 2012 the National Trust for Historic Preservation awarded the City of Bozeman a $5,000 grant, to be matched by $15,000 from the North East Urban Renewal
Board, to complete a Structural Analysis of the Northern Pacific Railway Depot at 820 Front
Street, in Bozeman. The project will identify the structure’s potential for adaptive reuse by
determining existing conditions of the site and building, including structural stability, needed
upgrades, mechanical systems, etc. Montana Rail Link, who controls access to the property, wrote a letter of support for the grant application and is an enthusiastic partner in the project.
Of the $20,000 in funding available for the project, $1,500 will be reserved for hosting public
meetings to discuss the results of the Structural Analysis, making the information gathered
publicly available and disbursing the information to potential redevelopers.
In September 2012 Historic Preservation Officer Courtney Kramer formed a committee of
stakeholders in the project to guide the project, including hiring of a contractor. The committee
includes Erik Nelson, the North East Urban Renewal Board Chairman; Keri Thorpe, Planning Department representative; Dustin Johnson, Engineering Department representative; Joe Gentri of Montana Rail Link and Mark Hufstetler of the Bozeman Historic Preservation Advisory
Board. As the total contract amount is less than $20,000, the committee was able to solicit bids
from three qualified contractors. In early October 2012 the committee ranked respondents and
chose CTA Architects and Engineers to execute the Structural Analysis. UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: N/A
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FISCAL EFFECTS: The North East Urban Renewal Board has included $15,000 for the NP
Depot in their FY 2013 budget. The National Trust for Historic Preservation will provide a grant
of $5,000.
Attachments: Professional Services Agreement between City of Bozeman and CTA Architects
and Engineers
Scope of Work for Professional Services Agreement
Report compiled on: November 9, 2012
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PROFESSIONAL SERVICES AGREEMENT FOR PLANNING SERVICES
This Agreement is made this __ day of ______, 2012, by and between CITY OF BOZEMAN,
P.O. Box 1230, Bozeman, Montana, a Municipal Corporation of the State of Montana, ("City"), and CTA Architects Engineers, 411 E. Main Street, Ste 101, Bozeman, MT 59715
("Consultant").
RECITALS
A. City, in partnership with the North East Urban Renewal Board, Montana Rail Link and National Trust for Historic Preservation, desires to employ Consultant to execute a Structural
Analysis of the Northern Pacific Railway Passenger Depot at 820 Front Street in Bozeman, MT.
B. Consultant agrees to furnish such services in accordance with the conditions herein provided
and will carry out the duties and obligations imposed by the Contract.
C. The City of Bozeman designates Courtney Kramer, Assistant Planner and Historic Preservation Office as administrator of this agreement
D. Articles 1, 2, 5 and 14 of this agreement allow for revision upon mutual written agreement of
the parties.
AGREEMENT
Subject to the provisions herein set forth and in consideration of the mutual covenants herein contained, Consultant agrees to furnish, and the City agrees to accept, certain specified services
and products to include; a Structural Analysis of the Northern Pacific Railway Passenger Depot,
more fully described in Attachment A. Such services and products shall be referred to as the
Work.
All services described herein are to be performed by Consultant and/or its Contractors in accordance with the most commonly accepted standards and practices of the architecture,
architectural history and historic preservation fields. Consultant will use final product
technologies that are acceptable to the City in order to satisfy the broadest distribution of the
Work possible.
Article 1. CONTRACT TIME.
The Work will be completed between February 1, 2013 and June 30, 2013. The total time may be
adjusted at the mutual written agreement of both City and Consultant.
Article 2. CONTRACT PRICE.
CITY shall pay CONSULTANT for performance of the Work in accordance with the Contract
Documents the total sum (subject to adjustment as provided in the Contract Documents) of Eighteen Thousand Five Hundred Dollars ($18,500). CONSULTANT recognizes that the total
sum is the aggregated amount for all services described in the scope in Attachment A. CITY
retains the right to a refund contingent upon satisfactory completion of the Work in accordance
with this agreement. The total sum may be adjusted at the mutual written agreement of both City
and Consultant.
Article 3. PAYMENT PROCEDURES.
Not more than 90% (ninety percent) of Payment will be provided by CITY to CONSULTANT
upon submittal of monthly invoices. Remaining Payment will be provided by CITY to
CONSULTANT upon completion of the entire Work. Payment will not exceed 60% of the
contract price prior to delivery of the initial public review draft of the work. CITY retains the right to a refund contingent upon satisfactory completion of the Work in accordance with this
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agreement.
Article 4. CONSULTANT’S REPRESENTATIONS.
In order to induce CITY to enter into this Agreement, CONSULTANT makes the following
representations:
4.1 CONSULTANT has familiarized himself with the nature and extent of the Contract, Work, locality, and with all local conditions and federal, state and local laws, growth
policies, ordinances, rules and regulations that in any manner may affect cost, progress or
performance of the Work.
4.2 CONSULTANT represents and warrants to City that it has the experience and ability to perform the services required by this Agreement; that it will perform said services in a professional, competent and timely manner and with diligence and skill; that it has the
power to enter into and perform this Agreement and grant the rights granted in it; and that
its performance of this Agreement shall not infringe upon or violate the rights of any
third party, whether rights of copyright, trademark, privacy, publicity, libel, slander or any other rights of any nature whatsoever, or violate any federal, state and municipal laws. The City will not determine or exercise control as to general procedures or formats
necessary to have these services meet this warranty.
Article 5. SCOPE OF WORK
The Work shall consist of the preparation of the work described in the Scope of Services contained in Attachment “A”. If CITY wishes CONSULTANT to perform additional services, CITY shall so instruct CONSULTANT in writing. The performance, cost, and time frame of the
additional services shall be subject to mutual written agreement of both City and Consultant.
Article 6. INSURANCE
CONSULTANT agrees to keep in force during the entire period of this Agreement professional liability insurance and such general liability insurance as will protect it and the City from claims, including claims under worker's compensation and other employee benefit laws that are
applicable, for bodily injury and death, and for property damage that may arise out of work under
this agreement whether directly or indirectly by CONSULTANT, or directly or indirectly by sub-
Contractors hired by CONSULTANT. Minimum liability limits shall not be less than $1.0 million general liability and $1.0 million automobile liability. CONSULTANT shall provide proof of workers compensation insurance at the State statutory limits, unless CONSULTANT
provides an exemption from the State Department of Labor & Industry. The City has the right to
require that the City be named as an additional insured under said insurance coverage.
Article 7. INDEMNITY
Consultant shall indemnify, defend and hold harmless the City, its officers, directors, and
employees, against any and all claims, that arise from the negligent performance of the
Consultant’s work herein described. The obligations of the Consultant to indemnify, defend and
hold harmless the City of Bozeman will apply to any suit, cause of action, claim, loss, cost or
obligation including, without limitation, those alleged under the common law or pursuant to a federal or state statute or regulation including those arising from the negligent acts, errors or
omissions of the Consultant. The indemnity required herein shall not be limited by reason of the
specification of any particular insurance coverage in this Agreement.
Article 8. INDEPENDENT CONTRACTOR
CONSULTANT acknowledges that the services rendered under this Agreement shall be solely as an independent Contractor. CONSULTANT shall not enter into any contract or commitment on
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behalf of City. CONSULTANT further acknowledges that it is not considered an affiliate or
subsidiary of City, and is not entitled to any City employment rights or benefits. It is expressly
understood that this undertaking is not a joint venture.
Article 9. GRANT / WORK MADE FOR HIRE
To the extent that CONSULTANT‘S Work includes any work of authorship entitled to
protection under the copyright laws of the United States or elsewhere, the parties agree that:
CONSULTANT'S Work has been specially ordered and commissioned by the City as a
contribution to a collective work, a supplemental work, or such other category of work as may be
eligible for treatment as a "work made for hire"; CONSULTANT is an independent Contractor and not an employee, partner, joint author or joint venturer of the CITY; CONSULTANT'S
Work shall be deemed to be a "commissioned work" and a "work made for hire" to the greatest
extent possible under the law; and the CITY shall have the right to use, execute, reproduce,
display, perform, distribute internally or externally, and prepare derivative works of the
CONSULTANT'S Work.
To the extent that CONSULTANT'S work is not properly characterized as a "work made for
hire," then CONSULTANT shall, at its own expense, cause the CITY to have and obtain the
right and license to use, execute, reproduce, display, perform, distribute internally or externally,
and prepare derivative works based upon all such works and derivative works thereof and shall
provide to the CITY a written license granting the CITY such rights. It is the intent of the parties that the specific work subject to said license shall be comprised of text, illustrations, calculations,
photographs, and all other works Consultant copies that may belong to third parties for which
license for use is required.
Article 10. OFFICE RULES
CONSULTANT shall comply with all office rules and regulations, including security requirements, when on City premises.
Article 11. CONFLICT OF INTEREST
CONSULTANT shall not offer or give a gratuity of any type to any City employee or agent.
Article 12. NON-DISCRIMINATION
CONSULTANT hereby affirms it will not discriminate on the basis of race, color, religion, creed, sex, age, marital status, national origin, or because of actual or perceived sexual orientation, gender identity or disability in the performance of work performed for the city of
Bozeman, if a contract is awarded to it, and also recognizes the eventual contract, if awarded,
will contain a provision prohibiting discrimination as described above and that this prohibition
shall apply to the hiring and treatment of CONSULTANT’S employees and to all subcontracts it enters into in performance of the agreement with the city of Bozeman.
Article 13. GOVERNING LAW
This Agreement shall be construed and enforced in accordance with the laws of the State of
Montana. In the event of dispute regarding the terms of this Agreement, the parties agree to
attempt mediation of the conflict prior to pursuing litigation. Venue shall be in Gallatin County, 18th Judicial District.
Article 14. ENTIRE AGREEMENT AND NOTICE
This Agreement contains the entire understanding of the parties and may not be amended without
the specific written consent of both parties. Any notice given under this Agreement shall be
sufficient if it is in writing and if sent by certified or registered mail.
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IN WITNESS WHEREOF, the Parties hereto have set their hands and seals the day and
year first above written.
CONSULTANT
By:____________________
CTA Architects Engineers
CITY OF BOZEMAN
By:____________________
Chris Kukulski, City Manager
ATTEST: Stacy Ulmen, City Clerk
_____________________________
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ProPosal for Professional services
Structural Analysis for the
NortherN PAcific rAilwAy
PASSeNger DePot
820 front street
Bozeman, montana
sePtemBer 27, 2012
suBmitted to:
courtney Kramer
Department of Planning and
community Development
20 east olive street
Bozeman, mt 59771
cta architects engineers
411 east main street, suite 101
Bozeman, montana 59715
suBmitted By
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Revised October 16, 2012
Courtney Kramer
Department of Planning and Community Development
20 East Olive Street
Bozeman, MT 59771
Re: Proposal for Professional Services
Structural Analysis of Bozeman’s Northern Pacific Railway Passenger Depot
Dear Courtney:
Thank you for inviting CTA Architects Engineers (CTA) to submit a proposal for the above project. We
have visited the site and reviewed the historical material available. We’re pleased that the National
Trust for Historic Preservation and the Northeast Urban Renewal Board – as well as Montana Rail Link
– are dedicated to providing the resources and access required to provide a thorough assessment of
the building. The depot remains a part of the development of Bozeman’s transformation into a secure
commercial center and provides a strong visual context for this evolving neighborhood. As such, it
deserves serious consideration in its treatment and future use.
We have compiled a professional team specifically designed to meet the needs identified in the
Request for Proposal, as confirmed during our site visit. Our team is comprised of a historian,
historic preservation architect, structural engineer, civil engineer, mechanical engineer, and electrical
engineer – all of whom have prepared assessments of historic structures. Our team prides itself on
looking at the full context – and related details – of historic properties, examining cause-and-effect,
and providing subsequent solutions that can be implemented. Unless noted otherwise, all images
contained herein have been provided by CTA.
Thank you for the opportunity to submit our qualifications and proposal for this exciting historic
property.
Sincerely,
CTA ARCHITECTS ENGINEERS
Lesley M. Gilmore, AIA, LEED AP-BD+C
Director, Historic Preservation Services
CTA Associate-Owner
encl:
Proposal (1)
Affirmation of Non-Discrimination (included in the proposal)
Resumes (1)
Report Sample (1)
Disc (2)
CTA ArChiTeCTs engineers 411 East Main strEEt, suitE 101 BozEMan, Mt 59715 406.556.7100 www.ctagroup.coM
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Structural analySiS : : northern Pacific railway PaSSenger DePot
ProJect DeScriPtioN
The City of Bozeman is seeking professional
services for the preparation of a Structural Analysis
for the Northern Pacific Railway Passenger Depot
(Depot) located at 820 Front Street in Bozeman,
Montana. The depot was originally constructed
in 1892 and extensively remodeled in 1923-24.
The building is currently used for cold storage,
and maintenance has been deferred. The City of
Bozeman, with the support of the National Trust
for Historic Preservation and the Northeast Urban
Renewal Board, intends for the analysis to help
inform and spur adaptive reuse of the Depot.
The analysis will identify all areas of required
improvements and their respective construction
cost estimates for budgeting and marketing
purposes. Phasing of the implementation
recommendations will be based upon priority,
related construction trade, and budget costs.
ScoPe of SerViceS
The following scope of services is based upon the
Project Description provided, and supplemented
by information obtained during our tour of the site
surrounding the building and discussions with our
historian.
Prevailing theme of historic
Preservation
CTA proposes that the plans and recommendations
for the treatment of this historic depot comply
with the Secretary of the Interior’s Guidelines
for the Rehabilitation of Historic Properties. As
a contributing (“primary architectural feature”)1
property to the Northern Pacific and Story Mill
Historic District, the Depot is the last remaining
railroad depot in the City of Bozeman, hence should
be treated with care and respect. All of our work
and end product will be formulated and infused with
this philosophy.
Preparation of Base Drawings
Original drawings for the 1924 remodeling of
the Depot, housed in Special Collections of the
Montana State University Library, will be obtained
for use as base documents which will be confirmed
on site.2 CTA will take field measurements to
validate the dimensions indicated and shown on the
drawings, and incorporate the actual dimensions
into floor plans drawn in AutoCad. The elevations
and details will not be drawn, but will be relied upon
for understanding the construction of the building
(see Assessment below).
1Derek strahn, northern pacific/story Mill Historic District registration form, p. 7-5.
2Drawings, dated June 14, 1923, from collection no. 1130, drawings set no. 030.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
render the plan in either color or varied pochés
(hatches) in order to present a clear graphic
depiction of the alterations over time. Original
details for each room – trim, windows, doors,
hardware, flooring, wall materials, etc. - will be
highlighted and located on the building plan. These
details will be used to relay the historic chronology
of the building. Again, these details will be
illustrated with representative photographs keyed to
their locations.
Sanborn maps, city maps, county maps, historic
photographs, and visual observations will be
used to identify the modifications made to the
site (hardscape and vegetation) over time. While
the scope of this report will not cover exhaustive
research, we will target our research to try to
substantiate the nature of the parks adjacent to the
Depot (in response to the RFP, page 3).
research and Documentation
CTA and our historian consultant will examine the
following research repositories and related sources:
1. Pioneer Museum in Bozeman
2. Railroad Museum in Livingston
3. Museum of the Rockies
4. Montana State University’s Special Collections
5. National Register Nominations of other depots
– particularly Northern Pacific depots of a similar
vintage
6. HABS (Historic American Buildings Survey)
documentations of depots of a similar
construction period
7. Montana Historical Society
The information gathered from the above sources
will help inform our analysis of the construction
history and design of the Depot. Our historian will
compose a chronological history of the depot and
site, set within the context of the history of the City
of Bozeman, the NPRR, and the State of Montana.
This history and context will be comparable to that
typically provided in the Montana Historic Property
Record Forms. Our historian, Dale Martin, is known
as a railroad historian whose work was used to
help formulate the contextual history presented the
district’s nomination form.
Our team will assess the building on site to uncover
clues to support – and be supported by – the
archival information and subsequent history derived
above. Our physical inspection will primarily be
based upon the currently visible material, as well as
select removal of subsequent materials. All such
inspections will only occur after written authorization
from Montana Rail Link (MRL) or the City of
Bozeman.3
All our findings will be annotated on the base
drawings, with indications of specific locations of
our findings and historic treatments. These locations
will be keyed to photographs, and drawings, where
required for illustration purposes. We will compile
and analyze this information to develop a chronology
of construction of the building. Depending upon
the scope and extent of the modifications, we will Depot, c.1905, before the 1923 remodeling. Reproduction
from the National Register nomination.
1912 Sanborn map, depicting R.R.
Parks flanking the passenger depot.
3cta will sign a standard MrL permit for entry and occupancy of the site with
reasonably acceptable indemnification provisions and insurance requirements.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
Period of Significance,
character-Defining features,
and Statement of integrity
CTA will use the historic analysis and building
inspections to propose a Period of Significance and
develop character-defining features. A Period of
Significance highlights the time period that most
represents when the building served its primary
function and the building retained sufficient physical
and historical integrity. Character-defining features
are those that represent the building and its
architectural style during the Period of Significance
– features without which the building would not
be recognizable as the historic building it is. We
will identify character-defining features of the site
(approach, tracks, passenger waiting area, etc.), and
exterior and interior of the building, in that order.
These features will be described in detail, explaining
the feature’s context and import, and illustrated with
photographs. For example, the wirecut tapestry
brick currently on the building’s exterior is indicative
of construction from the 1920s. The texture this
brick imparts upon the walls, balanced with the
smooth soldier brick coursing, conveys a stylistic
distinction associated with this late Prairie style
structure.
This compilation of the Depot’s character will
naturally present a determination of the building’s
integrity. Such integrity is analyzed in terms of
the physical condition of the building (which will
be described in greater detail in the sections
that follow) and the condition of the historical
character-defining features of the building. The
latter determination essentially is comprised of
whether the building is recognizable as the Depot
it once was during the Period of Significance. The
report will include industry-standard definitions of
these terms, and supportive documentation of the
determinations.
Building code & Accessibility
Analysis
CTA will analyze compliance of the building with
the 2009 International Existing Building Code (with
related applicable sections of the 2009 International
Building Code). For this analysis, we will assume
that the building will be used for mercantile (retail),
business, or assembly purposes – all occupancies
allowed within the current light manufacturing
district (see Bozeman Zoning Ordinance).
These different uses inherently instill different
requirements, allow for different occupancy loads
(and concomitant amenities and fire resistances),
and modifications to the building. We will provide a
comparison chart of the most pertinent aspects for
each use.
Accessibility requirements will be examined
similarly, with the aim of providing sound
recommendations for removing barriers to access,
while still respecting the historic character of the
building. The goal will be to provide accessible
The wirecut tapestry brick is a character-defining feature of the 1924 remodeled Depot.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
parking, entry, and facilities akin to those provided
to the rest of the population.
Physical examination
& Assessment
All physical examination and assessment will be
documented on the drawings generated from
the original documents. Documentation will be
presented in the form of annotations keyed to
specific locations of deterioration. This phase will
also include testing, as noted below.
CTA’s inspections are thorough. Our architects and
engineers access all areas of the building, from
the roof through the basement or crawlspace.
We touch and sample the materials, removing
subsequent materials to ascertain the build-up of
materials present. This investigation is interwoven
with our determination of the building chronology.
All materials are examined and discussed in the
report. We discuss every case of cause-and-effect
and pride ourselves on our ability to present these
causes and descriptions of building systems in a
clear fashion comprehensible to the lay person.
Our assessments include a description of the
component, its condition(s), and recommendations
for rectification of any deficiencies. Estimates
of remaining useful life are made to aid in our
compilation of priorities. We propose to classify
each recommendation in terms of the following
priorities of need, in descending order: immediate,
within five years, within ten years.
copshaholm in south Bend, indiana – condition assessment & Long-range plan.
Our assessment will be as identified below.
Architectural:
1. Exterior envelope:
a. Roofing , drainage, and collection
b. Walls
c. Openings – windows and doors
d. Trim
e. Special finishes and features
f. Strategies for mothballing the building
2. Interior finishes:
a. Walls and ceilings
b. Trim
c. Flooring
d. Openings – windows and doors
e. Special finishes and features
3. Opportunities for energy savings:
a. Windows
b. Insulation
c. Roofing
4. Identification of hazardous materials
a. Lead-based paint
b. Asbestos
Life/Safety/Accessibility:
1. Basic Code Analysis as described above– using
the 2009 International Existing Building Code
2. Fire Safety:
a. Fire suppression systems
b. Fire alarm systems
c. Egress windows
d. Fire-rated doors in corridors, etc.
3. ADA (handicapped accessibility) options
Example of discovery of original window, after selective demolition at interior of
retail building on Main street, sheridan, wyoming.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
Structural:
1. Overall assessment – identification of areas of
concern
2. Seismic improvements
a. Code requirements
b. Industry standards
c. Range of options
Civil / Site Work:
1. Overall assessment – identification of areas of
concern
2. Mapping of existing utility services within and to
the structure, including water and sewer
Mechanical:
1. HVAC system
2. Plumbing system
3. Opportunities for energy savings
Electrical:
1. Wiring
2. Power supply
3. Loading
4. Devices
5. Opportunities for energy savings
As stated above, we will provide prioritized
recommendations for the work required to bring
the Depot component into good condition and into
(International Existing Building) code compliance,
where applicable. The recommendations will be
balanced with an understanding of the historic
character-defining features of the building, and
include parameters for treatment of special
materials (description of appropriate procedures for
recommended work items). A separate section will
be dedicated to the requirements for mothballing
the building.
cost estimating
CTA believes that cost estimating is one of our
prime responsibilities as a design firm and because
of that we treat estimating as an integral part of
the assessment process. We spend a substantial
amount of time and effort in developing systems,
maintaining databases, and training our professional
staff to use these tools effectively. Our estimates
are based on our computerized cost estimating
system that was developed by our Senior Partner,
Gene Kolstad, over 25 years ago. The entire system
was designed to be flexible to allow us to use
our system in any market area regardless of local
economic or construction conditions. The basis of
our system is the construction cost index that is
updated on a weekly basis in Engineering News
Record (ENR) magazine. That index is also adjusted
to site specific considerations through extensive
local market research and recent experience. In
2007 we updated the unit cost database, moving
from our internal product to RS Means Building
Construction Cost Data’s database, which is
updated routinely throughout the year. We believe
that our cost estimating system is one of our most
important communication tools. With this system,
we can provide this project with information needed
to make educated design decisions and allowing
clients to explore funding and phasing options. At
CTA, we require that our design architects and
engineers perform their own cost estimating. That
requires them to be much more familiar with the
project and accountable for the cost impact of their
design decisions. The firm has maintained a culture
of cost awareness and diligently approaches each
project with a focus on value and communication of
the cost implications of project decisions.
Deliverables
The Structural Analysis will be prepared and
presented in our standard format, with introduction,
executive summary, history assessments,
treatment recommendations, budget estimates,
and recommended phasing. We have provided
an example of a similar report, in order to
demonstrate our qualifications, and our method of
communicating our analysis and findings.
CTA will submit the Structural Analysis Report
with prioritized recommendations, alternative
use options, proposed restoration methods and
materials, and preliminary cost estimates. This
report will include:
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Structural analySiS : : northern Pacific railway PaSSenger DePot
1. Summary of character-defining features and
associated integrity.
2. Summary and analysis of the architectural
materials and systems conditions, and causes
where known.
3. Structural evaluation and recommendations.
4. Mechanical evaluation and recommendations.
5. Plumbing system evaluation and
recommendations.
6. Electrical system evaluation and
recommendations.
7. Civil and site systems evaluation and
recommendations.
8. Annotated and targeted photographs to illustrate
the patterns of deterioration.
9. Annotated plan drawings as needed to illustrate
the patterns of deterioration.
10. Recommended repairs and material
specifications specific to the architecture of
the building, as intended to rectify the current
and potential future damage caused by existing
conditions. This will include specific prioritized
recommendations for the structural systems,
mechanical systems, plumbing system,electrical
system, and the site.
11. Code analysis.
12. Construction cost estimates.
CTA will present the above report in hard copy (five
original color copies) to the City of Bozeman, as
well as in digital format, at 95% completion. At final
completion, we will submit ten original color copies
and ten digital copies to the City of Bozeman. The
final version will incorporate review comments from
the City and its representatives. Photographs and
drawings will be integrated into the body of the text
as required to illustrate the points of discussion.
(The digital reports will be provided in MS Word
2010 with an associated folder of jpeg images keyed
to the numbered figures in the body of the report.
The appendix articles will be provided in pdf format.)
CTA understands that ownership of the report
will be transferred to the City of Bozeman upon
completion of the report.
Presentations
The CTA team welcomes the opportunity to
present our findings to the public – at two meetings
– and the Bozeman City Commission. Such
presentations provide for an effective distillation of
the key components and findings. We will prepare
draft outlines for the presentations prior to the
events, for review by the City of Bozeman and
its representatives. We will submit CDs of these
PowerPoint presentations to the City of Bozeman.
ProfeSSioNAl teAM -
QUAlificAtioNS
CTA’s professional team will work closely with
the City of Bozeman’s representatives, and be
guided by the historic preservation expertise of
Lesley M. Gilmore. As senior project manager,
Ms. Gilmore will be intimately involved in the
project, leading the field inspections, managing
the other team members, coordinating and guiding
interpretation, code analysis, and developing final
recommendations and details. We are excited
to welcome local historian Dale Martin to our
team, both for his knowledge of Bozeman and the
railroads, and for his integrated team approach.
The exchange of information between Dale and our
architectural and engineering team will result in a
well-informed analysis and historical documentation.
Dale Martin qualifies as a professional historian
and Lesley M. Gilmore qualifies as an architect and
historic preservation architect.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
Architects / engineers
Our professional team will be comprised of the
following key members, all of whom have worked
together on assessing and renovating historic
buildings. All members are with CTA, unless noted
otherwise:
Principal-in-Charge:
Scott Wilson, P.E.
Project Manager:
Lesley M. Gilmore, A.I.A., LEED-AP
Historic Preservation Architect
Historian:
Dale L. Martin, Jr., Consultant to CTA
Electrical Engineer:
Alan Bronec, P.E.
Mechanical/Plumbing Engineer:
Bill Edden, P.E.
Structural Engineer:
David French, P.E.
Civil Engineer:
Todd Swinehart, P.E.
Industrial Hygienist:
Sonia Rogers, Environmental Solutions
The various team members have been intimately
involved in the following representative related
projects, several of which are described in greater
detail – and illustrated – in the Appendix:
1. Historic Structure Report for the Original
Governor’s Mansion in Helena, Montana
2. Condition Assessment and Long-Range Plan for
Copshaholm in South Bend, Indiana
3. Historic Structure Report for the Albright Visitor
Center in Mammoth, Yellowstone National Park
4. Lake General Store Historic Structure Report &
Renovation, Yellowstone National Park
5. Nichols House Historic Structure Report &
Renovation, Yellowstone National Park
6. King Residence Assessment in Bozeman,
Montana
7. Historic Structure Report and Master Plan for
Dornix Park in Big Timber, Montana
8. Meeteetse Museum Assessment in
Meeteetse, Wyoming
9. Buildings No. 5 & 6 Assessments at the South
Boulder Development Center in Boulder,
Montana
10. Tower General Store Renovation, Yellowstone
National Park
11. Ouellette Place Apartments Renovation and
New Construction; Lewistown, Montana
12. Restorations of exterior masonry at historic
buildings on the MSU-Bozeman campus:
Montana Hall, Lewis Hall, Linfield Hall, and
Traphagen Hall
13. Old Faithful Haynes Photo Shop Renovation &
Addition, Yellowstone National Park
Completed renovation projects are included above
as a demonstration of our ability to provide feasible
solutions that can be – and are – implemented.
References will be provided upon request.
Team member resumes are included at the close of
this proposal. One copy of the Boulder Building No.
5 Assessment and Reuse Plan is provided with the
proposals, and included on the disc.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
fee ProPoSAl
The CTA team has determined the following level
of effort for the Scope of Services described
above. The following cost proposal is based upon
our knowledge of the project and experience with
similar projects, and is inclusive of all associated
costs except for the reimbursable expenses
associated with printing the reports:
Professional Fees (personnel labor)
Architectural/Management .....................$8,150
Historian ................................................$1,200
Electrical Engineering .............................$2,175
Mechanical/Plumbing Engineering ..........$1,120
Structural Engineering ............................$1,000
Civil Engineering ........................................$640
Clerical/Graphics .......................................$145
Hazardous Material Testing - Allowance .....$2,200
Travel Expenses (electrical engineer) .............$370
Printing .......................................................$1,500
TOTAL $18,500
coNtrActUAl ProViSioNS
Project Schedule
CTA’s team proposes the following overall schedule of work:
Task Completion Date
Team Selection by City of Bozeman October 22, 2012
Kick-Off February 1, 2013
Assessment on Site February 1 – March 15, 2013
Meeting with Stakeholders March 15, 2013
95% Draft Submittal April 15, 2013
Draft Review and Editing April 15 – May 14, 2013
100% Final Submittal May 15, 2013
Public Presentations / Forums May 15 – June 30, 2013
The professional fees have been modified to reflect
the following changes in the Scope of Services:
1. Additional archival research via online database of
the Northern Pacific Railroad.
2. Removal of engineers’ participation in the public
presentations.
3. More exact definition of asbestos and lead-based
painting testing
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Structural analySiS : : northern Pacific railway PaSSenger DePot
Additional Services
The following services can be provided in addition to
those described in the Scope of Services; they are
not currently included in the proposal.
1. Full seismic analysis.
2. Any scope items in addition to those indicated in
Scope of Services above.
Qualifications
CTA has based this proposal upon the following
provisions:
1. The City of Bozeman or MRL will provide
full access to the entirety of the building – roof,
elevations, basement/crawlspace (if there is
one), and all interior spaces.
2. The drawings will be prepared in AutoCad.
3. CTA and our consultants can only inspect the
accessible areas and visible components of the
building. We will not be responsible for areas
that are obstructed by excessive storage.
4. CTA will provide ladders to access the roof,
framing, and ceilings.
terMS of the coNtrAct
AIA Contract B102 (2007), Standard Form of
Agreement Between Owner and Architect, will be
the legal basis for providing the above work, unless
the City of Bozeman has a preferred standard
contract. On a monthly basis CTA shall invoice
for Professional Fees and Reimbursable Expenses
incurred during the previous month. Invoices
shall be due and payable 30 days from date of
invoice. CTA shall have the right to suspend the
performance of its services as part of this proposal
at any time if such payments are not received within
45 days of date of invoice. Outstanding invoices are
subject to 1.5% interest rate per month.
This proposal is not a contract; however, if work is
begun prior to signing a contract, the terms of this
proposal shall be considered binding until a contract
is signed.
This proposal is valid for 90 (ninety) days from date
of issue.
iNSUrANce coVerAge
CTA maintains a $5,000,000 Professional Liability
Insurance policy with CNA. CTA will provide a
Certificate of Insurance, upon selection of CTA for
the above services.
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representative ProjectsAPPeNDiX
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CTA Assessments & Restorations: 2007-2011
Proposed Team Members Involved:
Lesley M. Gilmore
Total Construction Cost: $587,000
Client name:
MSU Facilities & Planning - Bozeman
Contact person:
Dennis Raffensperger, Campus Architect
Phone Number: 406-994-5040
Email: dennis.raffensperger@montana.edu
Description:
Prioritized assessments with cost estimates helped
CTA define the scope of work the University
could accommodate with their funding sources.
Ensuing restorations focused on the most critical
issues on these historic masonry buildings at the
MSU campus, from repair and replication of 1907
concrete brick, restoration and repair of terra cotta,
repointing, reflashing, and brick replacement.
This project received a 2012 Bozeman Historic
Preservation Award.
Montana state University Masonry Assessments & restorations Montana hall, Traphagen hall, Lewis hall, Linfield hall, Linfield hall south; Bozeman, Montana
original concrete brick used for testing - Linfield Hall.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
J. G. Link & Co.: 1936
CTA Renovation: 2007-2010
Construction Cost: $1,200,000 (actual cost;
estimating provided by owner)
Proposed Team Members Involved: Lesley M.
Gilmore, Bill Edden, Alan Bronec, Todd Swinehart
Client name:
Ouellette Place Limited Partnership
Contact Person: Duane Ferdinand
Phone Number: (406) 535-1776
Email: planning@ci.lewistown.mt.us
Description:
Renovation of existing masonry Nurses Home
into 8-unit low-income apartment building, in
accordance with the Secretary of the Interior’s
Standards, including completion of Historic
Preservation Tax Credit Application. Work included
restoration of the exterior brick and cast concrete
façade, and integration of apartments as closely
within the original wall configurations as possible.
Construction was completed in Fall 2011.
This project received the Governor’s 2011 Excellence
in Historic Preservation Award.
Ouellette Place Apartments renovation; Lewistown, MT
Lower Level Floor plan - adaptive reuse of 1936
nurses’ Dormitory
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Structural analySiS : : northern Pacific railway PaSSenger DePot
CTA, Assessments: 2010
Total Construction Estimate Costs:
$595,000 - $1,060,000
Proposed Team Members Involved:
Lesley M. Gilmore
Client name:
Wyoming State Historic Preservation Office
Contact person: Mary Hopkins, WY SHPO
Phone number: (307)777-6311
Email: mhopki@state.wy.us
Description:
Description: Assessment and facility reuse plans for
the original 1879 stone administration building at
historic Fort Washakie. CTA’s historic preservation
specialist examined the building that had
sustained heavy fire damage in 2005 and provided
recommendations for different reuse options,
restoration, repairs, and interior reconfigurations to
enable the building to effectively serve either the
Bureau of Indian Affairs or one of the Indian tribes
that inhabit the adjacent Wind River Reservation.
Fort Washakie Building no. 1 Assessment, with reuse Options;Fort Washakie, WY
Building no. 1 in 1937. photograph courtesy of the Bureau of
indian affairs, wind river agency.
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Hodgson, Stem, and Welter: 1887
CTA Assessment: 2012
Proposed Team Members Involved:
Lesley M. Gilmore and Alan Bronec
Client name:
Montana State Historical Society
Contact person: Sarah Nucci, Curator of History
Phone number: (406) 444-4711
Email: SNucci@mt.gov
Description:
Research as required for contextual and
chronological history, assessment of Mansion
and Carriage House, accessibility study, and
development of prioritized recommendations
with associated costs. Components included in
the analysis were roofing (with various options
presented for appropriate substitute materials), brick
and stone masonry, windows and doors, exterior
porches and balustrades, and interior finishes.
Areas of specific structural, mechanical, and
electrical concern were addressed. The 95% draft
report was issued in May 2012; the final draft will be
submitted in October 2012.
Original governor’s Mansion historic structure report; helena, MT
riLEM tube test showing rapid absorption of water in the
pressed brick.
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Structural analySiS : : northern Pacific railway PaSSenger DePot
Kirk: 1922
CTA HSR and Renovation: 2007-2010
Proposed Team Members Involved:
Lesley M. Gilmore and Bill Edden
Client name:
Delaware North Companies
Contact person: Derek Zwickey, Regional Manager
Phone number: (406) 586-7593
Email: dzwickey@dncinc.com
Description:
Research and investigation as required for
contextual and chronological history, assessment of
Lake General Store and the grounds, accessibility
study, code analysis, and development of prioritized
recommendations. Based upon our findings, the
National Park Service and Wyoming State Historic
Preservation Office approved our approach to
the renovation of the 5,600 square foot building,
including restoration of the wood shingle roof and
wall covering, replication of original stone foundation
work, seismic improvements, incorporation of all
new systems (electrical, plumbing, mechanical,
and fire protection), and sensitive integration of a
handicapped accessible ramp into the main entry
landing sequence. Completed in Fall 2010, this
project received the first Yellowstone Business
Partnership Sustainability Framework Certification.
Lake general store historic structure
report and renovation; Yellowstone
national Park, WY
Hamilton’s Lake general store, c. 1927. photograph courtesy of
robert goss.
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Assessments of Building No. 5 & No. 6,
with Reuse Options
Reroofing of Building No. 5
CTA, Assessments: 2009-2010
Total Construction Estimate Costs:
$1,175,500 – $3,360,000
Client name:
efferson Local Development Corporation
Contact Person: Tara Mastel, MSU Economic and
Community Development Extension Agent for
Jefferson County
Phone Number: (406) 287-3282
Email: tara.mastel@montana.edu
Description:
Full architectural and engineering assessments
of the 1923 masonry Women’s Dormitory for
determination of feasibility of reuse for a business
and community center on the first floor, with
living spaces on the second floor. Coordination of
work with the potential user and with the State
Historic Preservation Office for compliance with
the Secretary of the Interior’s Guidelines for the
Treatment of Historic Properties. Assessment
of the 1954 Building #6 was prepared without a
specific tenant in mind; analysis assumed a typical
office use. Both studies included architectural,
structural electrical, plumbing, and mechanical
system analyzes, with prioritized recommendations
for rehabilitation and code compliance. Associated
cost estimates for proposed phases of work were
provided.
CTA prepared bid documents for repairing the roof
framing, and providing stone-coated steel roofing to
replicate the original clay tile roofing, of Building No.
5. A contractor completed the work in July 2011. All
work was approved by the Montana State Historic
Preservation Office.
Boulder Development Center;
Boulder, MT
adaptive reuse of residential apartments on second floor
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cta architects Engineers
411 East Main street, suite 101
Bozeman, Montana 59715
Doing Business By The Golden Rule
simply put, it means, “treating others as we would like to be treated.”
the key is to be able to step completely out of your shoes and look at each situation
from the other person’s perspective. ask yourself, “if i were on the other side of the
action i am about to take, would i feel fairly treated?”
taken from cta’s employee handbook
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