Forbes Library Historic Restoration Project An
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Forbes Library Historic Restoration Project
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What efforts in addition to this application has the library made to secure funds
for this project? The Committee would like to see information regarding grant
applications, requests to the CIP, a capital campaign, and whatever other efforts
the library has made to date.
The Trustees of Forbes Library applied to the CIP for funding for this project as
follows:
11/25/02 $250,000 for building repointing– approved and
funded
9/3/04 $ 455,000 for building repointing – approved and
funded
9/3/04 $250,000 for window replacement – deferred
8/5/05 $1,520,314 to finish Phase I and complete total
building envelope repair and repointing—awarded $278,438 to finish phase II
8/5/05 $350,000 for window and door replacement –
deferred
8/8/05 $296,653 for portico & roof repair – deferred
3/23/07 $746,469 for repair of exterior walls – approved,
but not funded
3/23/07 $549,480 for window replacement & wall repair –
deferred
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Does the library have a Capital Improvements Plan so that it can budget for
capital needs going forward? The Trustees of Forbes Library submit a Capital
Improvements plan to the city each year. Due to the original funding grant
covenant by Mr. Forbes, the City is responsible for the overall architectural
appearance, physical improvements to the exterior and interior, and annual
maintenance. The Trustees do not budget for capital needs improvements from
operating funds. And, are there other projects that Forbes will need CPA funding
for when this project has been completed? There should be no additional capital
needs building related projects; however the Trustees of Forbes Library may at
some time request funding for preservation of historic documents held by the
library.
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Does all of the work listed qualify for CPA historic restoration funds (burying
electrical and gas lines)? Yes, conduits and such tacked to the outside of the
building need to be removed to allow the wall repair to be done. Rather than put
them back on the building, our concern is removing electrical and gas hazards for
public safety. The original building appearance will be restored while keeping in
line with historic preservation procedure to eliminate or hide the conduits so the
building looks as it did in its original condition.
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Can this project be completed in phases over a longer time period (3-5 years)?
Yes, but it would be much more costly than doing the entire project at once and
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much more disruptive to library services and patron safety. At the March 1
meeting, architect Ron Alex will discuss in detail the costs of phasing the project.
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Have you contacted the Northampton Energy Officer to discuss the replacement
of the windows? No. How much in energy costs will the replacement of
windows/doors save the City? It was estimated in an energy audit in 2005 that
replacing the windows would pay for itself in less than 10 years. As energy costs
have only increased since then, that number may be high. Energy savings is a
very complicated issue and the architect does not have sufficient information to
give a precise answer. Information needed to compute the formula would be
actual window selection, R-values, insulation, oil cost per BTU, cost of windows
and installation, and current energy expenditures and projected future costs of oil
to estimate savings payback. The architect did say that in his experience all
window project owners see a huge savings in energy costs after the window
replacements. For instance, the Town of Westford Day School saw a 44%
decrease in yearly oil usage in year one. Could those funds be better used to save
energy by replacing severely deteriorated windows on another City building?
Unknown.
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Time sensitivity—Is this time sensitive in terms of City budget calendar (Capital
Improvements Committee?) NO.
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Has the restoration quote been reviewed by knowledgeable third party for
“reasonableness”? Competitive bid on project? The restoration quote was
formulated by LPBA Architects, who were hired, following a competitive bidding
process restricted to experienced historic architects, to design the project. LPBA
Architects cost estimates are based on real time or actual bidding numbers from
competitive construction contractors from the first phase of construction in 2005
and in the second phase of 2006. The construction of Phase III will also go out to
bid and the actual cost of the project will be known when the bids are returned.
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There is extensive documentation on the value of the library to the community, its
historic value, and its overall renovation needs. Please provide more information
on what renovation is a higher priority in terms of the addressing structural
integrity, health and safety concerns and the building’s long-term viability. It is
essential that we continue in Phase III, to stabilize the foundation walls and
prevent continuous erosion to the structural system. The building envelope must
be made water tight to preserve the integrity of the building’s load bearing
exterior walls. This project has been designed to achieve that goal. Repairing the
walls, but allowing water to continue to pour in though holes in the upper roof
and portico roof, allows water to continue to wash through cracks in the roof
flashing openings, and wall mortar joints. Similarly, only repairing the roof
would allow continued water penetration through the cracks in the wall mortar.
These inadequate procedures would only delay the ultimate loss of the building’s
structural integrity and create additional expenditure for interior room repairs.