ATTACHMENT_15,_FY_2017_COMPREHENSIVE_BUILDING_PLAN_(REDACTED),_20170614.pdf

Comprehensive Building Plan April 2017

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The John F. Kennedy Center for the Performing Arts 2017 Comprehensive Building Plan

TABLE OF CONTENTS

PART 1: EXECUTIVE SUMMARY

INTRODUCTION

2017 CBP FOCUS: MEMORIAL INTERPRETATION

FACILITY OVERVIEW

CURRENT CAPITAL PROJECT ACTIVITY

CAPITAL PLANNING CONSIDERATIONS

CONCLUSIONS

HISTORY & GENERAL DESCRIPTION

PART 2: BUILDING ASSESSMENT AND RECOMMENDATIONS

EXTERIOR BUILDING ENVELOPE

EXTERIOR WALLS AND WINDOWS

EXTERIOR ENTRANCES AND DOORS

EXTERIOR COLUMNS AND BUILDING LIGHTING

ROOFING SYSTEMS

PAVERS

CONCRETE

METAL LOUVERS

LIFE SAFETY AND SECURITY

LIFE SAFETY

FIRE SUPPRESSION & FIRE ALARM

CONSTRUCTION & COMPARTMENTATION

MEANS OF EGRESS

SECURITY

HAZARDOUS MATERIALS

EGRESS STAIRS

INTERIOR REPAIR & ACCESSIBILITY

THEATERS AND PERFORMANCE VENUES

CONCERT HALL

OPERA HOUSE

EISENHOWER THEATER

FAMILY THEATER

MILLENNIUM STAGES

TERRACE THEATER

THEATER LAB

TERRACE GALLERY/ JAZZ CLUB

PUBLIC SPACES

HALL OF STATES & HALL OF NATIONS

GRAND FOYER

STATES & NATIONS GALLERIES

TERRACE ATRIUM & ATRIUM FOYERS

SPECIAL EVENT LOUNGES

MOTOR LOBBIES

WAYFINDING

SUPPORT SPACES

REHEARSAL ROOMS

OFFICES AND STORAGE SPACES

SERVICE TUNNEL

TOILET ROOMS

DOOR HARDWARE

BUILDING SYSTEMS AND INFRASTRUCTURE

HVAC SYSTEMS

AIR-HANDLING UNITS

DIRECT EXPANSION UNITS

GARAGE AND SERVICE TUNNEL EXHAUST SYSTEMS

CHILLED WATER PLANT

BOILER PLANT

BUILDING AUTOMATION SYSTEM

ROOFTOP SOLAR ENERGY

PLUMBING SYSTEMS

DOMESTIC WATER SYSTEMS

SUB-GRADE PUMPING SYSTEMS

EXTERIOR DISPLAY FOUNTAINS

ELECTRICAL SYSTEMS

POWER AND DISTRIBUTION SYSTEMS

LIGHTING SYSTEMS

VERTICAL TRANSPORTATION SYSTEMS

ELEVATORS

ESCALATORS

LIFTS

TECHNICAL STAGE SYSTEMS

CYCLICAL EQUIPMENT REPLACEMENT

FACILITY WIDE TECHNICAL STAGE SYSTEMS

INTERNAL VIDEO DISTRIBUTION

MEMORIAL INTERPRETATION & VISITOR SERVICES

PARKING & SITE CIRCULATION

SITE AND GROUNDS

URBAN CONTEXT

ZONING AND LAND USE

NEIGHBORING LANDMARKS & SIGNIFICANT PROPERTIES

GETTING TO THE KENNEDY CENTER

VEHICLE ACCESS AND PARKING

GENERAL SITE CIRCULATION

GROUNDS

PARKING GARAGES

KENNEDY CENTER EXPANSION PROJECT

PART 3: IMPLEMENTATION PLAN

MULTI-YEAR IMPLEMENTATION PLAN

GRAPHICAL SCHEDULE OF PROJECTS

PART 4: PROJECT DETAIL DESCRIPTIONS

2.1 HAZARDOUS MATERIAL ABATEMENT

2.2 ELECTRONIC SECURITY UPGRADES

2.3 FIRE SAFETY AND SUPPRESSION

2.4 FIRE, LIFE SAFETY, AND ENVIRONMENTAL DEFICIENCIES

2.5 CCTV IN THEATERS/GARAGE

3.1 TERRACE THEATER RENOVATIONS

3.2 CONCERT HALL IMPROVEMENTS

3.3 SPACE USE MASTER PLAN

3.4 PLASTER RESTORATION

3.5 OFFICE AND STORAGE SPACE RENOVATIONS

3.6 WAYFINDING

3.7 OPERA HOUSE IMPROVEMENTS

4.1 TECHNICAL STAGE SYSTEMS

4.2 MEP SYSTEMS MODERNIZATIONS - PHASE 3

4.3 HYDRONIC SYSTEMS OPTIMIZATIONS

4.4 CONCERT HALL CLIMATE CONTROL

4.5 PRODUCTION COMMUNICATIONS

4.6 COMPUTERIZED MAINTENANCE MANAGEMENT SYSTEM

4.7 FACILITIES CONDITION ASSESSMENT

4.8 FOUNTAINS

4.9 INTERNAL VIDEO DISTRIBUTION

4.10 AUDIO CONSOLES

4.11 AUTOMATED RIGGING

4.12 FAMILY THEATER TEMPERATURE

5.1 EXHIBIT/EVENT SPACE UPGRADES

5.2 UPGRADE GRAND FOYER

5.3 JOHN F. KENNEDY MEMORIAL INTERPRETATION

6.1 PARKING GARAGE REPAIR

6.2 GARAGE/PLAZA WATER MANAGEMENT

6.3 PARKING GARAGE ACCESSIBILITY

7.0 PMO ADMINISTRATION

MINOR REPAIR PROGRAM

MINOR REPAIR PROJECTS

RECENTLY COMPLETED CAPITAL PROJECTS

APPENDIX: PREVIOUS STUDIES AND RESOURCES

REPORTS, MANUALS, ARTICLES, AND CONTRACTS

CONSTRUCTION DOCUMENTS AND DRAWINGS

PART 1: EXECUTIVE SUMMARY

INTRODUCTION

The 2017 Comprehensive Building Plan (CBP) is an annual update of the Kennedy Center’s capital plan.

It was completed “in-house” without the use of contracted consultants. A complete survey of the

Center and its systems was completed in 2014/2015 by outside consultants as part of the development of the 2015 CBP to assess progress against previous capital plans and identify efforts needed to maintain or renew the building. At that time the facility was scrutinized against current codes and standards to ensure that project planning keeps pace with code revisions. Based on the data gathered in 2014/2015 related to the condition of the Kennedy Center facility, the 2015 CBP included a capital repair implementation plan through the year 2022. The

2017 CBP incorporates facility changes since the publishing of the 2015 CBP as well as the progress that has been made in accomplishing the 2015 CBP recommendations. The CBP, with annual updates, was mandated by the John F. Kennedy Act

Amendments of 1994 (P.L.103-279). The first CBP was issued in 1995.

The information provided in this plan reflects the latest available information on projected funding allocations, construction market conditions, project status, and facility conditions.

Building conditions were not evaluated and the deficiencies were not addressed in a coordinated manner during the Kennedy Center’s first 24 years.

As a result, by the early 1990s, there was severe deterioration in several areas. The current program of periodically surveying and annually updating the

Kennedy Center Comprehensive Building Plan is intended to safeguard against a recurrence of the severe deterioration, and ultimately over the long term, reduce the public costs of operating and maintaining the monument.

In the initial Kennedy Center Comprehensive

Building Plan, and in the subsequent updates, the

Center’s facilities were subdivided into major building components in order to group related features for assessment. These subdivisions are also used as budget categories for capital projects, with an additional budget line, Comprehensive Planning and Project Management, added for planning and project management costs related to the capital projects.

The 2017 Plan subdivisions are:

1. Exterior Building Envelope

2. Life Safety and Security

3. Interior Repair and Accessibility

4. Building Systems and Infrastructure

5. Memorial Interpretation and Visitor Services

6. Parking and Site Circulation

For each building component, the Comprehensive

Building Plan contains a description of existing conditions and recommendations for corrective action. The goals of these corrective actions are to address accessibility, life safety, and/or other code deficiencies; repair, update, and/or replace worn-out, obsolete, or inefficient building systems and/or other components; and provide improved visitor services and memorial interpretation.

The recommendations for corrective action have been grouped into projects, and the projects’ costs have been assigned to a budget category. An implementation plan for scheduling the work has been developed. In instances where there is not a logical project and the proposed work is not extensive, the recommended corrective action has been assigned to the Kennedy Center Minor Repair

Program.

Cost estimation for the 2015 CBP was performed by a professional cost estimating firm with escalation factors and other considerations to provide realistic estimates of annual capital costs through fiscal year

2022. The cost estimates included in the 2017 CBP are a continuation of the estimates provide in the

2015 CBP. Cost information is identified within one of the following categories: Estimate of Probable

Cost, Preliminary Project Budget, or Project Budget.

A detailed description of this terminology is provided in the Project Detail Descriptions section.

Ongoing constraints on project scope and schedule include not only the availability of funds, but also the need to continue facility operations and public programming without interruption. The 2017

Implementation Plan may be adjusted during the planning period for these reasons. Postponement may increase the cost of a project when it is ultimately pursued.

For example, the 2011 CBP planned for the Terrace

Theater Renovations project to receive the majority of its construction funding in FY13. However, as reported in subsequent CBP updates, due to the constrained fiscal environment, the project was deferred until FY 2016-2017, creating a three year delay in the project construction schedule and an increase in the project budget resulting from changes in the construction market and cost escalation over that period.

2017 CBP FOCUS: MEMORIAL

INTERPRETATION

For the initial decades of the CBP, project efforts focused on life safety and accessibility upgrades.

During the preparation of the 2006/2007 CBP, with life safety and accessibility projects nearing completion, the primary focus shifted to systems infrastructure improvements. While the facility survey completed in 2015 indicated that continued efforts to upgrade systems infrastructure are necessary and will continue through 2022, the extent of the work already completed allows the focus to shift again. The new focus, coinciding with the 100 th anniversary of President John F. Kennedy’s birth, will be on refreshing and expanding the memorial exhibits that educate the Center’s visitors about the life and legacy of our 35 th President.

Memorial interpretation will be a key element of the

Grand Foyer and Exhibit/Event Space Upgrade, as well as a single-focus Memorial Interpretation project. Together these projects will allow visitors to engage with the Kennedy legacy, and understand the purpose of a “living memorial.”

Additional projects include the Concert Hall

Improvements, a space use master plan, infrastructure work in mechanical, electrical and plumbing systems, and structural repairs to the original parking garage. These efforts, required to maintain and upgrade the condition of the Center, will be sequenced to be implemented with a modest increase in annual appropriations from FY17 through FY22.

FACILITY OVERVIEW

The John F. Kennedy Center for the Performing Arts is a national presidential monument and living memorial that hosts 3 million patrons and visitors each year.

Sited on 17 acres, the facility includes 1.5 million square feet of usable space, including four major theaters (Eisenhower Theater, Opera House, Concert

Hall, and Terrace Theater), several smaller theaters and educational facilities (including the Family

Theater, Theater Lab, and the twin Millennium

Stages), rehearsal spaces, meeting rooms, and a large parking garage. The combined capacity of all the theater spaces totals over 7,200 seats. There are two public restaurants, one staff cafeteria, nine special event rooms, and five public halls or galleries.

Three of the largest public halls or galleries contain interpretive exhibits, and the Grand Foyer— measuring six hundred feet long and sixty feet high—also contains a large bust of John F. Kennedy.

The original design of the structure did not adequately anticipate the amount of office space that would be required, and most of the more than 55,000 square feet of office space has been carved out of backstage, storage, and support areas as the Center’s requirements have increased.

The construction of the John F. Kennedy Center for the Performing Arts was authorized by the National

Cultural Center Act of September 2, 1958. Created as an independently administered bureau of the

Smithsonian Institution, the Center was named as a living memorial to the late President John F.

Kennedy in January 1964, and is the sole monument to President Kennedy in the Washington, D.C. area.

The building was constructed between 1966 and

1971, and was funded by a combination of private contributions ($34.5 million), matching federal grants ($23.0 million), and federal loans ($20.4 million).

In 1972, Congress authorized funds through the

National Park Service (NPS) to provide the Kennedy

Center Board of Trustees assistance with maintenance, security, and other services. From

1972 until 1994, the NPS received direct appropriations for operation and maintenance of the

Presidential monument. In 1994, Congress transferred all responsibilities for the Center from the NPS to the Board of Trustees (PL 103-279). The

Board is now responsible for all operations of the

Kennedy Center including capital repairs.

CURRENT CAPITAL PROJECT ACTIVITY

The Comprehensive Building Plan includes a number of projects in a variety of different categories. In the past year, a number of activities have occurred in planning, design, and construction.

The following is a list of major accomplishments since the publication of the 2016 CBP:

Construction on Phases 1 and 2 of the Parking

Garage Repair project were completed in April

2015 and May 2015 respectively. Design and planning for Phase 3, Repair of the Rock Creek

Parkway Overhang was completed. In coordination with the Park Service, segment 1 of Phase 3 was completed during the summer of 2016 (segment 2 is planned for summer 2017).

Construction was completed for the Escalator

Replacement project. The contractor delivered a product in August 2015 with numerous safety, operational, and quality issues. Work to correct these deficiencies was undertaken and was completed in September 2016. The additional work to add a stop to the Terrace Theater stage door elevator (2E-7) was performed summer through fall of 2016 in conjunction with the Terrace Theater

Renovation.

The Terrace Theater Renovations project was fully funded in FY16. The design for the project was completed in December 2015 and the notice to proceed for construction was issued in March 2016.

Construction began in late June 2016 and will finish in October 2017.

The design for the Electronic Security Upgrades project was completed in August 2015. The construction contract was awarded in November

2015 and work began in March 2016. Strong performance against the project budget allowed additional scope to be included in the project, extending the completion to February 2017 from the original schedule of summer 2016.

CAPITAL PLANNING CONSIDERATIONS

During the past year, as with every year, some changes to the planned project budgets have occurred. There are a number of factors that contribute to these changes, some of which will be detailed on a project-specific basis. However, some discussion is warranted related to the complexities associated with project budgeting as it unfolds over time.

The development of a project budget is an evolving process. The nature of public projects is such that the funding cycle is often created over a long planning horizon, sometimes as much as five to ten years. This situation makes exact budgeting difficult at the time when the project funding is requested.

For example, it is typical that all required funding for a project, including preliminary design, construction documents, construction, and project closeout, be estimated at the beginning of the capital planning period. In some cases, an estimate is made as much as five years prior to the beginning of design. This approach is inherently difficult in that the construction budget in many cases cannot be correctly estimated until the preliminary design and investigation is complete. Therefore, the initial presentation of costs is termed the “Estimate of

Probable Cost.” These costs are further refined during the final design work. Thus, the final project budgets are developed through an iterative process.

Beyond the basic nature of the development of project costs, outside factors may also affect project costs, such as construction market conditions or availability of materials. The past fifteen years have seen wide swings in construction escalation. In

2003, steep increases of over 15% were experienced during a worldwide steel shortage. In 2008 and

2009, due to the economic downturn, construction escalation essentially flattened. From approximately

2010 to 2015 construction prices rose at moderate escalation rates. In the past year, due to a strong construction market in D.C. construction escalation has started to rise. These year-to-year changes in the market lead to uncertainty in the assumptions that must be made for long term planning. In the current

CBP, as with the 2015 update, an annual construction escalation rate of 5% has been assumed.

This figure has been verified as currently appropriate through the Center’s work with cost estimating firms on a variety of project designs. Escalation conditions will be monitored closely as project designs evolve, cost estimates are refined, and the

CBP is updated on an annual basis.

The majority of projects implemented at the

Kennedy Center are renovations or refurbishments.

These types of projects are particularly susceptible to cost increases due to unforeseen conditions, errors in the existing facility blueprints, or acceleration due to issues encountered during construction.

In some cases, the Kennedy Center cannot extend project completion dates for obvious reasons associated with the scheduling of theater performances. In addition, the facility is operational virtually at all times. There are costs associated with these factors that must be anticipated in the project budgets. The project cost estimates therefore include consideration of the associated hours of construction, temporary access, barriers, protection, and project contingency that the Kennedy Center requires for the implementation of each individual project.

If, due to market conditions or other extenuating factors, the Project Budget exceeds the Estimate of

Probable Cost, adjustments will need to be made. In some cases, the Kennedy Center is able to “work to a budget.” In those cases, the work is planned to be accomplished in accordance with the original project funding requests, with steps taken to conserve costs wherever possible in order to meet budget. These steps include value engineering or scope reduction.

In cases where these steps cannot achieve an acceptable reduction in the project cost, a commensurate adjustment in other project budgets is required, including reprioritization of other projects and potential adjustment of their schedule and scope.

The current plan for capital projects as delineated in this document, including scope and schedule of projects, is based on receiving appropriations at the levels that are outlined in the Implementation Plan section. If actual appropriations are less than the assumed levels, the plan will be modified.

CONCLUSIONS

Information provided in the Comprehensive

Building Plan related to funding, estimates, and budgets may change over time. Changes may be due to any of a number of uncertainties. In the event of an increase in the costs of a single project, there is a ripple effect throughout the capital program in that other projects must often be delayed or deferred. In addition, if annual appropriations are less than those anticipated in the Comprehensive Building Plan, projects will need to be delayed or deferred. Once a project is delayed, its costs will increase due to escalation, which in turn will exacerbate the shortage of funds and cause further ripple effects.

These challenges are typical of a large capital program for Federal or other publicly funded projects. Considering the capital planning issues alongside the challenges related to implementing projects in a facility that is fully operational every day of the year, unforeseen conditions associated with renovations, immutable construction schedules, and other miscellaneous issues, it is expected that the Estimates of Probable Cost and Preliminary

Project Budgets for most projects will change as the projects evolve, until the point at which the Final

Project Budget is established. Thus, the financial information presented herein represents the current year snapshot of current project estimates in various stages of planning, design, and construction, including many projects scheduled to occur in the future. The budgets will continue to be updated in response to new information so as to provide the maximum construction value for all appropriated funds.

HISTORY & GENERAL

DESCRIPTION

President Dwight D. Eisenhower signed bipartisan legislation on September 2, 1958, authorizing the construction of a National Cultural Center and providing the 17-acre site. The John F. Kennedy

Center Act of 1964 granted $2.5 million for additional land acquisition. The National Cultural

Center, which was created as an independently administered bureau of the Smithsonian Institution, was named as a living memorial to the late President

John F. Kennedy in January 1964.

was designed by noted architect Edward Durell

Stone (1902-1978). Prior to the Kennedy Center, Stone’s works included the U.S. Embassy in New

Delhi, India, the Museum of Modern Art, and the

Gallery of Modern Art (2 Columbus Circle), the latter two both in New York City. Groundbreaking for the Kennedy Center occurred in December 1964, and construction began in 1966. The construction documents for the building are dated May 16, 1966.

The Kennedy Center opened on September 8, 1971.

The gala performance featured the premiere of a requiem mass honoring President Kennedy, composed and conducted by Leonard Bernstein. In

1979 the Terrace Theater, designed by Philip

Johnson and John Burgee Architects, was opened.

The Theater Lab at the Terrace Level was converted in 1977 from space originally designed for convention gatherings. In 2005, the Family Theater was created utilizing space previously occupied by the American Film Institute.

is located on a site opposite the Theodore Roosevelt

Island Bird Sanctuary, bordered by the Rock Creek

Parkway and the Potomac River on the west. The

Center contains approximately 1.5 million square feet of usable floor space, measuring approximately

630 feet by 300 feet in plan above grade, and nearly

100 feet in height from the main at-grade Plaza

Level to the floor of the top mechanical Penthouse level. There are six stories above the Plaza (grade) entrance level and three levels below grade. The three parking levels are partially below grade, with the east side fully below grade and the west facing

Rock Creek Parkway above grade.

The building contains seven theaters, two public restaurants, nine function/special event rooms, five public assembly areas including galleries/halls/foyers, and more than 55,000 square feet of office space. The sub-grade floors of the building contain administrative offices, support spaces, and parking.

The primary public levels of the Kennedy Center are the Plaza and Roof Terrace Levels. The Plaza Level

(at the 40’ elevation) is the major public entrance at grade for pedestrians and vehicular drop-off. The

Roof Terrace Level is located at the top floor (109’ elevation). From the Roof Terrace, patrons have views of the Potomac River and Virginia to the west and the city of Washington, DC to the east.

The Plaza level of the Kennedy Center serves as the major public entrance to the Center’s three multi-level principal theaters including the 2,465 seat

Concert Hall, the 2,364 seat Opera House (excluding up to 160 additional seats if the orchestra pit is not in use), and, the 1,161 seat Eisenhower Theater

(excluding up to 46 additional seats if the orchestra pit is not in use). The Family Theater, operational as of December 2005, provides a 320-seat venue. Two grand corridors, the Hall of Nations and the Hall of

States, lead to the Grand Foyer that extends along the length of the Center to the west. The 60-foot tall

Grand Foyer contains the John F. Kennedy Exhibit and provides access to the principal theaters and the

River Terrace. Most visitor amenities are accessed from the Hall of States and Hall of Nations at the

Plaza Level and from the Level A Visitor Center on the floor below. These amenities include a visitor service desk, tour desk, gift shops, box offices, coatroom, stair/escalator lobbies, and entrances to public elevator banks. Entrances to the Kennedy

Center office areas and stage entrances are generally accessed from the Hall of States and Hall of Nations.

The stage door entrance to the Eisenhower and

Terrace Theaters is on the building exterior at the

Plaza Level along the north wall of the building.

The Roof Terrace level houses the Terrace Theater, which has 474 seats (excluding up to 38 seats if the orchestra pit is not used), and the Theater Lab, which seats approximately 388. The Roof Terrace level also houses the Roof Terrace Restaurant and the KC Café at the southern end of the floor. The

States Gallery and Nations Gallery, located directly above the Hall of States and Hall of Nations, are the primary public circulation spaces at the Roof

Terrace level, providing access from the public elevator lobbies to major spaces and the exterior roof terrace beyond.

The Terrace Gallery is a multi-purpose glass enclosed space, measuring approximately 40 feet by

70 feet, located in the eastern-most portion of the

States Gallery. The Terrace Gallery, at various times, accommodates meetings, banquets, exhibitions, educational programs, and a 160-seat jazz club. The Atrium, measuring approximately

130 feet by 40 feet, extends along the center of the

Roof Terrace level, connecting the States and

Nations Galleries. The Atrium, States Gallery, and

Nations Gallery are utilized for educational programs, special events, meetings, receptions and exhibitions.

The Garage Expansion project completed in 2003 included parking garage additions on both the north and south ends of the original garage to provide a total of 1,971 covered spaces within the facility (112 spots will be lost at the completion of the Expansion

Project). The parking garage additions are topped with plaza decks that conceal the cars below and serve as extensions to the existing Plaza level terrace for public gatherings and outdoor performance/entertainment venues such as

Millennium Stage.

Following the garage expansion project in 2003, the

Kennedy Center completed its Site Improvements project in July 2005. The project included relocation of the entrance roadway and pedestrian walkway, replacement of deteriorated plaza paving and waterproofing systems, restoration of planter and fountain walls, new exterior lighting, signage and landscaping, and replacement of deteriorated marble panels on the west fascia.

As the Kennedy Center enters its fifth decade, a new

Expansion Project is underway on the southernmost portion of the site. The expansion will provide much needed rehearsal and education space, plus a variety of flexible indoor and outdoor spaces.

PART 2: BUILDING ASSESSMENT

AND RECOMMENDATIONS

This Comprehensive Building Plan is based on an extensive evaluation of the Center completed in early 2015. The evaluation included architectural, mechanical, electrical, plumbing, and fire protection systems, as well as the specialty areas of theater technical equipment and audio/video systems. The condition of each system is summarized in this section. The evaluation is based on visual inspection, space surveys, and interviews with key Kennedy

Center personnel. In cases where invasive investigation may be required to fully understand the condition of a specific system or building element, recommendations are noted for further testing.

The CBP is currently organized by major building system types, following the format of previous

Plans, as follows:

1. Exterior Building Envelope

2. Life Safety and Security

3. Interior Repair and Accessibility

4. Building Systems and Infrastructure, including

Theater Technical Systems

5. Memorial Interpretation and Visitor Services

6. Parking and Site Circulation

As accessibility issues have been substantially corrected by past capital projects and the role of technology becomes ever more prominent in theaters, future CBPs might be organized as follows:

1. Urban Context and Site Circulation Assessment

2. Architectural Building Assessment (Exterior, Interior, and Accessibility)

3. Structural Assessment

4. Life Safety Assessment

5. Audio/Visual and Acoustics Assessment

6. Security Assessment

7. Memorial Interpretation

8. Site and Grounds Assessment

Detailed updates of completed and in-progress work are provided in the following pages. Findings and recommendations are categorized as requirements for repair, renovation, maintenance, or monitoring.

Major renovation projects classified as capital improvements are summarized in the

Implementation Plan which follows.

EXTERIOR BUILDING ENVELOPE

The Kennedy Center structure is a monolithic rectangular building featuring a projecting roofline supported by monumental bronze-painted metal columns. The exterior envelope consists of marble cladding and glass curtain wall systems. The main roof is a flat, ballasted built up roofing system.

Plazas and site features are paved with granite panels. The Kennedy Center is situated along the

Potomac River and is an iconic element of the

Washington landscape.

EXTERIOR WALLS AND WINDOWS

The exterior of the Kennedy Center is primarily clad with white Carrara marble veneer panels set in a regular grid of approximately 5 feet by 5 feet. The veneer panels are typically 7/8” thick and are anchored to precast concrete panels attached to the primary structure. The Roof Terrace fascia is also clad with marble panels. The marble surfaces are lit at night and contribute to the building’s prominence along the Potomac River and Rock Creek Parkway.

There are numerous areas throughout the façade where the marble has bowed outward slightly. This is an effect commonly observed on thin slab marble cladding, resulting from differing thermal expansion between the front and back sides of the slabs.

Fortunately, at the Kennedy Center this condition appears to be relatively mild. While bowing of the panels has likely been a contributing factor to minor cracking, it does not appear to have compromised structural integrity. The condition, however, can be progressive, and the condition of the panels should be monitored for changes.

Three staining patterns are seen in the marble. These include staining at the building base, staining along the panel joints and staining in the center of the panels. While the color of these stain patterns is very similar, the differences in location and shape suggest that they may in fact be different types of staining involving different mechanisms.

Previous attempts have been made to remove the stains. A number of proprietary cleaning products were unsuccessful during these tests. Characterizing these stains and determining their source is crucial before possible removal methods can be identified.

Marble cladding and curtain wall of the building exterior

The various deficiencies of the exterior marble of the

Kennedy Center are not unique, but are also not easily resolved. The technology for thin-stone cladding was relatively new at the time the Center was built, and the inherent problems associated with this type of construction were still unknown. The failures of this type of construction are now evidenced by the number of similar structures that have either been re-clad, or which continue to present maintenance issues for their owners.

A manual describing a standardized approach for the maintenance and minor repair of exterior stone would be useful. This manual would include a list of stone suppliers with compatible matches for replacement stone, recommended patching compounds, product and suppliers lists, and safe cleaning methods that will not further damage the stone. The manual will also include guidance for determining what can be reasonably done by

Kennedy Center staff, and when an outside expert should be consulted.

The marble veneer was refurbished under the

Exterior Marble Cladding Restoration project in

2010. As part of the project, a material analysis was conducted to examine the yellowing of the stone and to test the chemical properties of the components of the marble veneer system to analyze the discoloration. The cause of the staining could not be determined and a method to completely remove the discoloration was not found. The project included cleaning and sealing of the marble surfaces, which greatly improved the appearance. Additionally, cracks in the marble were repaired, and soft joints were removed and replaced with new sealant material. Restoration work was also performed on two of the four upper courses of marble around the top of the facility.

Although there are a number of likely causes for the staining on the marble and granite, there is no definitive information on the precise chemical composition of the discolorations. A study including literature search to compile information on other examples of marble and granite staining similar to the conditions at the Kennedy Center, and to identify what types of instrumental and chemical analysis may provide information helpful in developing a treatment for the stone.

The marble cladding is generally sound and intact.

Stains are ubiquitous at the base of the building and common along joints between stone panels.

The Terrace Level cladding and soffit are composed of painted stucco panels. All joints are filled with sealant. The panels are in good condition. Some hairline cracks were noted at some of the upper façade panels, most of which run horizontally. No stains are visible at these panels, and these areas are regularly repainted.

The marble cladding on the garage overhang cantilevered over Rock Creek Parkway was not included in the Marble Cladding Restoration project.

Broken marble panels in this location were most recently replaced as part of the Site Improvements project in 2005. In the 2011 survey, yellowing of the marble and soft joint deterioration was observed, similar to the conditions on the main facades of the facility prior to the Marble Cladding Restoration project. Cleaning, sealing, crack repair and soft joint replacement should be performed on the overhang in the future.

A section of the east façade contains several pairs of narrow vertical aluminum-framed window units, glazed with tinted glass. These windows were surveyed as part of the Curtain Wall Replacements project in 2010 and found to be in good condition.

The exterior glazed curtain wall system consists of sealed aluminum framed multiple-glazed units attached to the primary structural frame. The east façade features curtain wall assemblies at the entrances to the Hall of States and the Hall of

Nations; the west façade features alternating sections of curtain wall and marble cladding. The Terrace

Level has sections of curtain wall along all four facades. The frames are finished with a white coating to match the marble veneer and exterior stucco finishes.

Terrace Level building exterior

The Terrace Level glazed openings are approximately 20 feet high by 20 to 22 feet wide, with a maximum glass panel size of approximately 4 feet by 10 feet. The Plaza Level curtain walls are approximately 60 feet high by 20 to 40 feet in width, with a maximum glass size of approximately 4 feet by 14 feet. There is a 4” sealed air space between the glazing panes. The glass is tempered and shatter resistant. In addition to energy conservation, the curtain wall system was designed to mitigate exterior noise infiltration – the building is situated along a primary approach and take-off airport flight path as well as heavily trafficked roadways.

These windows were installed as part of the Curtain

Wall Replacements project in 2010. A review of these areas did not reveal any serious deterioration.

One damaged interior glass panel was observed in the Kennedy Center Café.

Recommendations: Exterior Walls and Windows

Create a manual describing a standardized approach for the maintenance and minor repair of exterior stone.

Perform a study for the identification and removal of stone stains.

Perform marble cladding restoration at the Rock

Creek Parkway overhang (will be performed as part of the Garage Repair project).

EXTERIOR ENTRANCES AND DOORS

There are several types of doors and frames around the perimeter of the Kennedy Center. At the Plaza

Level, several sets of large load-in doors are situated along the south, east and north façades. These doors are side hinged with minimal hardware. These frames and the door leaves were painted in 2008 with a faux-marble technique that approximates the adjacent marble cladding. The doors and finishes are generally in good condition, however there are a few spots that will need some touch up or repainting in the near future. A single pair of doors at the south façade has gaskets that are worn and in need of replacement.

Entrance doors within the curtain wall sections at the

Plaza Level consist of sets of glass and metal side-hinged entrance doors situated on either side of an automatic sliding entrance door. The swinging doors are bronze and the sliding doors are steel.

Most of the exterior doors are in excellent condition.

No serious deficiencies were observed. One door at the Terrace Level is visibly bowed. Other doors are generally in good condition and have been well maintained.

The bronze doors were replaced in the summer of

2011 as part of the Door Hardware Upgrades project. The automatic sliding doors on the main

Plaza Level were installed in 2010 as part of the

Curtain Wall Replacement project. These doors are not in keeping with the original aesthetic and finishes of the building as they are markedly different in appearance to the bronze swinging entry doors to either side of these openings. Similar automatic doors were installed at the roof Terrace

Level at the Nations Gallery and States Gallery in

2006. During that project, two sets of hinged doors and one sliding door were replaced by three new sliding doors.

The exterior entrance doors are in good condition.

However, the doors experience a high level of wear.

Since damage to these areas will be proportional to their use, Kennedy Center staff should continue to monitor and repair doors as needed.

Faux-marble load-in doors

Curtain wall entrance doors

None of the main door openings at the Plaza Level and Roof Terrace Level have either vestibules or revolving doors, as is now required to meet energy codes. During this survey, an uncomfortable cold draft of air was experienced over 20’ away from the opening in both interior spaces whenever the doors opened. A similar discomfort could be felt in the

Grand Foyer whenever the exterior doors, both swinging and automatic, were opened to access the

West Plaza.

Soffit is supported by structural steel columns

Recommendations: Exterior Entrances and Doors

Monitor exterior entrance door; repair as needed.

Install vestibules to provide temperature control and conserve energy.

EXTERIOR COLUMNS AND BUILDING

LIGHTING

There are sixty-six 60-foot high exterior painted metal structural columns on the Plaza Level supporting the roof terrace projecting soffit. These columns are round sections with 4 thick rectangular projecting fins at the quarter points. There are fifty-four 20-foot high exterior metal structural columns on the Terrace Level supporting the edge of the main roof.

The Plaza Level columns were repainted in 2008. At the same time, new bird deterrent material was installed on the top surfaces of the projecting fins to prevent birds from roosting on the fin tops. The columns are in very good condition. The Roof

Terrace columns were repainted in 2011 immediately following the Marble Cladding restoration project.

The exterior walls of the building are lit with wall wash type fixtures recessed in the underside of the

Roof Terrace projecting soffit. The monumental exterior metal columns are highlighted with recessed down lights mounted on either side of the column.

The soffit above the Roof Terrace has downlights as well. These lighting fixtures were installed during the Exterior Lighting project completed in 2003. In

2012, as part of maintenance activities, catwalks were constructed within the eaves of the overhang to improve access and maintainability of the fixtures.

Utilizing these new catwalks, the column lights were converted to LED fixtures as part of regular maintenance, increasing the life cycle of the bulbs and improving energy efficiency.

Recommendations: Exterior Columns and

Building Lighting

Continue routine maintenance.

ROOFING SYSTEMS

The main roof of the Kennedy Center was completely replaced in the 1999 Roof Replacement project. The new roof is a built-up roof system with a gravel aggregate surface. It is installed over an isolated acoustical concrete slab which floats over the structural deck. The main roof replacement also included replacement of all flashing and counter flashing and coping material with stainless steel.

The most recent annual inspection (2016) of the main roof concluded that the roof has remained in excellent condition: no breaches were observed, the ballast is evenly distributed, the catch basins are free of gravel and other debris, and water was observed to be actively draining into the catch basins. Minor maintenance work such as flashing and coping repair is done as part of regular maintenance.

Given its excellent condition, with regular inspection and minor maintenance this type of roof is expected to last for some years beyond the current planning period.

Recommendations: Roofing System

Roof replacement is not anticipated during the planning period. A future roof replacement should incorporate walkways. Installation of photovoltaic panels should be considered.

PAVERS

The original plaza paving was smooth marble. This was replaced with the current system of granite pavers in 1995. The 19-7/8” black and white square tiles are laid in a geometric pattern around the building. The exposed face has a flamed finish to reduce slipperiness.

The pavers installed around the building at the Plaza

Level are set into a latex-modified mortar bed laid above a dimpled drainage board. A mortar bed is not typically recommended for this application or type of installation. Archival photos show this board installed upside down and with the dimples clogged with mortar so that it is unable to function as it was designed. During the survey, it was not possible to determine if this photo is representative of the existing installation. The back and side faces of the pavers were treated with a waterproof coating

(Thoroseal) during installation. The joints between tiles are filled with mortar.

Generally, the granite pavers are deteriorating in areas that correspond to the heaviest use. The traffic on the granite pavers consists of pedestrians, carts, and lifts. The load-in and load-out process for performances places extraordinary stress on the pavers near the loading doors. Many pavers in specific locations require replacement due to spalled corners that cannot be repaired. Given that the pavers were installed in 2005, the Center should consider a paver replacement schedule of five to seven years for the heavily trafficked areas.

Several pavers at grade on the Plaza Level were cracked at sites of heavy vehicular traffic. The use of heavy equipment on the Plaza is something that the paver system must accommodate.

Most of the pavers installed at the Plaza Level show extensive areas of heavy staining. The stains occur at all areas of the Plaza except where tiles have been replaced. The stain pattern suggests the migration and evaporation of water within each tile. The stains have a distinctive, concentric pattern that typically consists of a whitish center surrounded by a brown outer halo. The discoloration is a precipitate that occurs in the evaporation zone at the center of the tile. Most likely, the edges of the paver remain wet, preventing deposition of the stain. Elevated moisture levels along the edges of the pavers were confirmed by a forward looking infrared (FLIR) scan.

The moisture condition appears to be particularly severe at the south west end of the Plaza. The pavers in this area have loss of material along the tile edges.

This is consistent with damage from freeze-thaw cycles due to the continuously wet conditions.

Stains found at the Plaza expansion joints along the paver joints are likely migration stains from plasticizers. They appear to be associated with the sealant material filling the expansion joint.

The Kennedy Center has dealt with stains at the east

Plaza entrances of the building by replacing the pavers. Replacement tiles at the entrances to Halls of

States and Hall of Nations are not stained because they are new.

Granite pavers exhibit staining

There is very little staining on the Terrace Level pavers, which are installed in an entirely different way from those on the plaza. The terrace pavers are set on top of pedestals above the waterproof membrane. The Terrace Level pavers have open joints with no mortar. Some pavers exhibit similar stain patterns in the tile centers, but the condition is less pronounced than on the Plaza Level pavers and the brown discoloration is absent.

The mild discoloration of select Terrace pavers is likely a sign of weathering. Furthermore, the edges of the tile at the Terrace level remain sharp with little loss of material.

The absence of dark stains at the Terrace Level pavers suggests that the Plaza Level stains are related to the installation.

The Plaza Level paver drainage assembly does not function properly. Water that is not draining away from the pavers is being trapped within the granite faces. The “thermalized” or “flamed” finish used on the Kennedy Center’s pavers to reduce slipperiness allows water to permeate the face of each paver to the depth of micro-fissures that were introduced during finishing. This water then becomes trapped inside the stone because the paver edges were sealed with waterproofing mortar. The trapped moisture then sits in the pavers, evaporating to the centers of each leaving the stain patterns and whitish deposits.

Water cannot flow around the pavers and through the joints into the drainage board layer and thence into the trench drains because the drainage board appears to be clogged with mortar.

Instead of wicking away water as it was designed to do, the entire Plaza Level pavement system retains water that does not run off the surface. This is consistent with the stain patterns and confirmed in observations. Photographs taken with a Forward-

Looking Infrared (FLIR) camera revealed elevated moisture levels along the joints of the pavers, confirming they are retaining water even after the faces of the pavers appear dry.

Recommendations: Pavers

Remove selected Plaza level pavers to verify waterproofing installation and determine if subsurface drainage channels are clear or, as evidence suggests, are blocked by grout. Pavers selected should abut marble cladding and metal columns so that the potential for subsurface deterioration of these structures can be explored.

CONCRETE

The Kennedy Center’s Garage Expansion Project, completed in 2003, included a significant amount of precast and poured concrete placement. The exterior walls of the expanded garages consist of poured concrete, much of which is an exposed aggregate finish. In an effort to mimic the marble panel façade of the Center, rusticated precast concrete was affixed to the face of the garages. This concrete is relatively new and is in excellent condition. Occasional power washing is necessary to clean the precast concrete.

Recommendations: Concrete

METAL LOUVERS

Exterior metal louvers are situated in the Roof

Terrace level perimeter wall and on the exterior wall at Parking Level B adjacent to Rock Creek Parkway.

There are also louver assemblies in the areaways on the main roof. The louvers are painted to match the finish of the adjacent wall systems and are monitored and repainted or cleaned as part of regular maintenance. These louvers serve the mechanical rooms situated on Level B and the Terrace Level.

The louvers are in good condition. The blades are intact and do not show signs of damage. The louvers at Rock Creek Parkway were installed as part of the

2005 Site Improvements Project. The painted finish is in good condition on the Terrace Level and fair condition on Parking Level B adjacent to Rock

Creek Parkway. Due to the exhaust and dirt from the

Parkway, annual cleaning is conducted as part of regular maintenance.

Metal louvers at Roof Terrace Level

Recommendations: Metal Louvers

LIFE SAFETY AND SECURITY

LIFE SAFETY

The Kennedy Center was designed and constructed in the late 1960s based on building and fire protection codes of the era. Since that time, codes and knowledge of life safety and fire protection features have advanced. The evolution of the Life

Safety Code (LSC) created the need for significant capital improvements to the facility in order to modernize the building. The Fire Protection and Life

Safety Master Plan of November 1996 first outlined a roadmap for improvements. Subsequently, the

2006 Comprehensive Building Plan provided an updated grouping of projects to be implemented in order to fully comply with life safety codes. Those projects were completed over the ensuing 8 years.

Through the capital projects completed to date, the

Kennedy Center has significantly improved compliance with the LSC. Completed work includes several projects dedicated to sprinkler installation, fire door upgrades, and fire alarm system replacement. Other projects, including theater renovations, have contained significant elements related to life safety, such as sprinkler installation, new exit signs, new fire alarm devices, new fireproofing, new smoke relief doors and associated controls, and automatic door releases in the event of a fire alarm.

In December 2014, a site survey and document review was conducted to assess the existing conditions of the fire protection and life safety systems for the building and evaluate compliance with the applicable codes and standards as outlined in Kennedy Center Building Code Policy. At the time of the survey the applicable codes included the

2012 edition of NFPA 101 (LSC) and the 2012 edition of the ICC suite of codes.

The major life safety categories assessed are fire suppression and fire alarm, construction and compartmentalization, and means of egress.

FIRE SUPPRESSION & FIRE ALARM

Through the completion of nearly a dozen projects in the past decade, the Kennedy Center has installed fire suppression and detection systems in most necessary areas of the building.

In 2003, the Kennedy Center’s fire alarm and public address systems were replaced in their entirety. The current fire alarm system is a point-addressable-type system with audible and visual indicating appliances in compliance with the Americans with Disabilities

Act. The fire alarm system is in good condition and is regularly inspected, tested, and maintained by a qualified outside service contractor.