1. Topsfield Town Hall
It’s Time!
June 13, 2017

2. The Town Hall Building Committee
Experience,
expertise,
dedication.
Committee
Gregor Smith, Chairman - Owner’s Project Manager
Peter Bryson - Code Enforcement Officer and Building Inspector
Elizabeth Mulholland - Preservationist and Historical Commission Chair
Benjamin Nutter - Architect
Josh Rownd - Architect
Ex Officio
Mark Lyons - Selectman
Boyd Jackson - Selectman
Kellie Hebert - Town Administrator
Donna Rich - Com. Dev. Coordinator and Procurement Agent

3. Award Winning Architects McGinley Kalsow & Associates, Inc.
Dunstable Town Hall
Provincetown Town Hall
Ayer Town Hall
Essex Town Hall
Sandwich Town Hall
Salisbury Town Hall

4. Town Meeting Approval 2016 Town Meeting
Greater than 2/3 Majority at Annual Town Meeting
Unanimous vote for School Land Transfer to Town
Majority vote at polls

5. For Government Operations
THE NEED
For the Building
For Government Operations
Position the building for its next 100 years of service to the community

6. Planning Board
Agricultural Commission
Board of Assessors
Board of Library Trustees
Rail Trail Committee
Tax Assessors
Recreation Committee
Constables
Cable TV/Town Website Committee
Historical Commission
Park & Cemetery Commissioners
Board of Road Commissioners
Zoning Board of Appeals
Conservation Commission
Board of Selectmen
Green Communities Committee
Board of Water Commissioners
Treasurer
Stormwater Management Committee
Mapping Committee
Recycling Committee
Town Hall Building Committee
Board of Health
Finance Committee
Board of Registrars
Highway Superintendent
School Committee
Council on Aging

7. Building Needs Safe and healthy work environment
ADA accessibility requirements
Building and fire code compliance
Energy efficiency requirements
Deferred maintenance issues

8. Government Operations
Provide professional work spaces
Include adequate meeting spaces
Meet the needs of the Council on Aging
Provide for adequate and safe document storage
Reduce operating costs/improve energy efficiency

9. Town Hall Goals Create a Safe & Healthy Working Environment
Replace Carpet and Tile
Abate Hazardous Materials
Install Heating, Ventilation & Air Conditioning

10. Town Hall Goals Provide Accessibility Bring into ADA & MAAB Compliance
Access to all Floors & Departments

11. Town Hall Goals Satisfy Building Code Deficiencies Generator Location
Code compliant egress
Adequate fire protection
Toilets

12. Town Hall Goals Improve Energy Efficiency
Existing Building Has Almost No Insulation
Upgrade Mechanical Systems
Upgrade Lighting & Electrical

13. Town Hall Goals Provide For Multiple Meetings
Only One Accessible Conference Room Now
38 Town Boards
161 Volunteer or Elected Citizens (not including Town Employees)

14. Town Hall Goals Provide Space for Council On Aging
Needs Assessment Recommendations
Aging Population
Increased Senior Services
Eliminates Need for Independent Facility

15. Town Hall Goals Preserve the 1873 Town Hall
Cosmetic Exterior Renovations
Completed Window Project
Preservation Restriction on Building from MHC

16. Progress to Date On Time – June ‘17 start, Fall of ‘18 Occupancy
On Budget - $9.86M
Only Scope Change is Not Increasing Ceiling Height in ALL of Lower Level
Under Contract with General Contractor, Consigli, since December, 2016
Bids to be Opened on June 22
Construction Fencing erected in June ‘17
Guaranteed Maximum Price (GMP) established in July ‘17
Notice to Proceed July ‘17
Abatement has started (asbestos remediation)

17. Support of Topsfield Seniors
Unique Opportunity to Keep Seniors Downtown
Adds much needed Program Space
Better Value than building new Building

18. June 9th, 1873 Town Meeting voted to build a Town Hall
June 9th, Town Meeting voted to build a Town Hall. This was the last time – 144 years ago – that significant funds were voted for the building!

19. Endorsements
The following Boards and Committees have formally endorsed the Town Hall building project:
Board of Selectmen
Finance Committee
Elementary School Committee
Historical Commission
Council on Aging
Town Hall Building Committee

20. THE PHYSICAL PLAN

21. Due Diligence (How we Got Here)
Options Considered:
Previous Bldg. Committees’ Recommendations Analyzed
Assessed Current Needs
Considered smaller Addition (address ADA only)
Evaluated
New Construction
Additions/Renovation (multiple options)
Best solution moved forward.

22. The Preservation Restriction
A permanent preservation restriction was placed on Topsfield Town Hall, including the Auditorium, in return for grants provided by the Massachusetts Historical Commission.

23. An addition is proposed on the south side of the building.

24. CURRENT DESIGN

25. Conceptual Ground Floor Plan

26. CURRENT GROUND FLOOR PLAN

27. Conceptual First Floor Plan

28. CURRENT FIRST FLOOR PLAN

29. Conceptual Second Floor Plan

30. CURRENT SECOND FLOOR PLAN

31. Public Hall
Multi-Purpose
Community Center
COA
Larger Selectmen Meetings
Community Meetings
Performances & Lectures
Dances
Audio/Visual/TV

32. It's Time – Still the Right Decision!
No significant funds have been allocated since 1873
Town Hall is in dire need of revitalization
Favorable interest rates
Construction costs are increasing
Funds have been spent and committed to date
A dedicated Committee with expertise in design and construction
Award winning architect with relevant experience
Affordable configuration designed to meet Topsfield’s needs
This project will create a safe and functional facility that will serve the needs of Town government and the community for years to come

33. Topsfield Town Hall
It’s Time

34. ADDITIONAL DISCUSSION

35. Article 2 FinCom Considerations
Already Expended: $900K
Redesign: $600K
Adjusted Existing Bldg Construction Cost: $4,300K
Required Addition Cost: $1,500K
Elevator, Stairs, Restrooms, ADA Entry, Septic, Parking
Additional Year of Temp Office Lease (8,200 SF): $100K
Additional Long Term Office Lease (what didn’t fit): $3,000K
Assumes 6,000 SF
TOTAL: $10.4M
Already Obligated (portion will have to be paid): $1,000K

36. Impact of Reduced Scope
Public Hall cannot be sub-divided as offices (Mass. Historic Comm.)
An Elevator addition with additional egress stairs is required
Redesign would cost $$
Construction delays extend construction into winter and increase costs
Would not provide space for all users of Town Hall
Unmet needs would need to go to another location – additional costs and loss of adjacency
Eliminating the addition…would not save dollar for dollar
Long term lease at 461 Boston St…..space doesn’t meet State guidelines for storage

37. FinCom View of Town Debt: Estimated Debt Over Time
(from
3/14/17)
6/13/17 THBC Forum