Titlow Lodge Improvements


Location
8425 6th Ave.

What's Planned for the Lodge
The last major renovation work on the Lodge building was done in 1992 and included structural, mechanical and electrical upgrades. A report prepared by Design Northwest in August 2004 identified a series of desired improvements with an estimated construction cost of $175,000. The work was primarily architectural in nature and included the addition of a new outdoor deck to the west side of the building as well as some site amenities immediately around the building. A report prepared by Tres West Engineers dated October 26, 2004 identified a range of architectural, structural, mechanical and electrical improvements to the building with an estimated construction cost of $551,800. Included in this estimate was $360,000 for a build-out of the basement area.

Project Status
08/27/10 A pre-construction meeting was held 08/26/10. Work will begin after Labor Day. Recreation and Parks are emptying the building.
08/20/10 Bids came in on August 10 - apparent low bidder is Danneko Construction of Kirkland Washington. A resolution will go to the Board on August 23. The MACC was $300,000 and the bid with all alternates is at $303,500. The $5,000 National Trust for Historic Preservation will fill the gap. All alternates are included except the west deck which will be added later once we have the land use permits in place. There is a Day Camp in the building until August 27. Then furniture and equipment will be stored at the Titlow Pool building during construction and staff will be relocated to MPT Headquarters.
07/02/10 Technical Team review is scheduled for July 7.
06/25/10 Final Construction Document review is taking place. COT issued a building permit for improvements to the existing building on the same day as the application. We will need to apply for a permit for the new exterior deck separtely. As a result of Building  Permit review, we won't be able to provide a microwave oven over the stove. A range hood with a separately operable ADA accessible switch will be required. Bids should be advertised July 20 and due August 10.
05/20/10 Lodge Design Development documents were approved in May and Construction documents are proceeding.
05/12/10 Upgraded lighting is likely to require supplemental funding from Partners in Preservation or some other source. Parks will be performing ADA upgrades to the restrooms this summer.
04/23/10 A steering committee meeting was held at Titlow Lodge on 04/15/10 to review designs for Lodge Improvements. The Lodge will also be reviewed at the CPG meeting on 04/23/10. Deck construction is subject to permittingthat will most likely delay construction past completion of other improvements. We plan to bid the deck as an alternate and instate the alternate when permits are obtained. New oak strip flooring is proposed for all of the public areas on the main floor except the restrooms. It will be installed over the existing floor, with the boards running the other way. The ceramic tile in the existing restrooms will remain. A 'Marmoleum' sheet floor material is proposed for the kitchen. A heavy 'walk-off'carpeting will be installed in the hallway, vestibule and stairs. Synthetic marine board will be used for the ADA ramp. There will not be any work done upstairs. The new deck connects to the north porch and all of the existing west side French doors as well as the kitchen door. A stairway leads to the ground and a possible terrace. The height of the new railing will be set to the code-required 42".Made from cedar, it will be detailed similar to the existing historic rail but will be taller with pickets elongated and modified to maintain the maximum 4" opening required by code. There will be vertical wood board skirting under the deck similar to what was used originally. Two masonry chimney stacks will be removed as they are an earthquake hazard and cannot be easily repaired. The interior fireplaces will b blocked off but will remain functional if new chimneys are installed in future projects. Wood roof shingles will be replaced with a new heavy composition shingle roofing material over a plywood sheeting. A new smaller 'eyebrow' canopy is proposed over the kitchen door. The kitchen will be simplified. The south wall pass-through will be eliminated. The existing cabinets on that side will be removed and replaced with a movable commercial prep-table. Only a few cabinets will be provided with doors/drawers - most will be left open. Operable windows will be re-conditioned. All windows will be re-sealed and re-painted white on the exterior similar to existing.
03/26/10 BOE Architects is preparing a Design Development presentation to be brought to the CPG in April. A Steering Committee meeting is planned at Titlow Lodge on April 15 to review architect recommendations. On April 16 the Design Development documents for the Lodge will be presented to the CPG and staff comments will be requested. An open house is being planned for the weekend of May 1-2 from noon to 3 pm. The list of proposed improvements includes re-roofing, gutters & downspouts, rebuilding of deteriorated windows and exterior doors, repairs to the exterior decks, rails and ADA access, chimney and fireplace changes. ADA modifications in response to the recently completed ADA audit of the building will be included. Once challenge for the design team is the selection of appropriate lighting. Fixtures should have the historic character of the old building but need to be durable enough to hold up to the active use the building gets without being damaged by exercise, parties, stray balls and other things that happen with regular programming. Recreation staff is being asked to provide information n their preferences for renovations to the kitchen.
01/29/10 An amendment to the A&E Agreement is being prepared for approval by the Board on 02/08/10. A contract amendment for Lodge design services is being prepared.
01/22/10 Our historian is applying for a $125,000 grant from the National Trust for Historic Preservation to do additional historic restoration enhancements to the lodge (deck, windows and doors). The Lodge will be designed and bid so construction can begin on Sept. 1.
12/18/09 The cost of re-constructing the existing windows is nearly the same as replacing them with new double glazed windows - the decision will be made on the basis of appearance and performance. All exterior doors need to be replaced at an estimated cost of $27,000. The cost and quality issues related to using wood shingles to re-roof the bulding make that option impractical. It appears to be practical to install a new hardwood floor over the top of the old floors. Carpet can be used in the hall, stair vestibule and office. Construction could occur as early as this summer if permits can be obtained. There are no rental committments after Sept. 1. The schedule is dependent on obtaining building permits from the city.|
12/11/09 Staff discussed four repairs/upgrades to the Lodge - window replacement vs. re-building the existing ones; new cedar shingles on the roof vs. asphalt; new painted metal doors vs. replacing existing wood ones; and replacement of the wood floor.
11/20/09 Lodge Improvements - A draft report on the condition and three levels of recommended improvements for the Lodge building was prepared by Boe Architects. Level one projects are deemed necessary to protect the integrity of the building and/or are issues of life safety or accessibility. Level two projects are considered important for long term maintenance and continued use of the facility in its current configuration. Level three projects would enhance the programming uses within the building and allow for new oportunities.
10/23/09 David Boe is under contract and has begun looking at existing conditions at Titlow Lodge. Our current budget (around $371K) is probably not boing to be enough.
08/14/09 An A&E contract is being negotiated for preliminary studies of the Lodge building.
05/01/09 The architect for the Lodge should be a separate design professional and not necessarily a sub-consultant to the park designer. The contractor for the Lodge will require specialized skills related to restoration/renovation of historic wood frame structures and should be a separate firm from the contractor we use for park improvements. Lodge construction should begin fall 2010 and run into 2011. We will allow time for public input on ideas for future use of the Lodge.

Schedule
• Planning - 05/01/09
• Select architect - June 2009
  Boe Architects
• Verify building assessment - August 2009
• Verify scope of building improvements - Oct. 2009
• Complete design documents and apply for permits - May 2010
• Complete construction documents and submit for bids - August 2010
  Danneko Construction (Kirkland WA)
• Begin Construction - Oct. 2010
• Construction substantially completed - March 2011

Community & Board Participation

Last Updated: Aug 31, 2010 6:53 PM