Pool Feasibility Report

ONEIL & MANION ARCHITECTS P.A.
PRE-DESIGN PHASE 1
TOWN OF SOMERSET SWIMMING POOL, BATHHOUSE & TOWN HALL IMPROVEMENTS - 1
PRE-DESIGN PHASE
DRAFT REPORT
ANALYSIS & EVALUATION
OF
PROPOSED IMPROVEMENTS
FOR
THE SWIMMING POOL,
BATHHOUSE AND TOWN HALL
FOR
THE TOWN OF SOMERSET
SEPTEMBER 26, 2006
ONEIL & MANION ARCHITECTS P.A. PRE-DESIGN PHASE 1
Town of Somerset Draft Report
Table of Contents
Executive Summary
Budget Estimate of Probable Cost
Summary Matrix
Introduction
Proposed Additions, Expansions and Improvements
Description of the Subject Properties
Condition of the Buildings and other Improvements
Physical and Code Constraints on Property Improvements
Source Information
Appendices
Cost Estimate Detail Breakdown
Plumbing Fixture Calculations
Concept Plans of Options
Existing Conditions Photos
List of Documents
Executive Summary
Executive Summary
ONeil & Manion Architects P.A. was presented with a series of options for upgrading
the Town of Somersets public facilities. We were asked by the Town Council to evaluate
and prepare pre-design budgetary estimates of probable construction cost and analyze
the following options.
The options presented to us by the Town Council were:
Option 1A: Renovate and update the existing facility within its existing
footprint. Rebuild the failed structure on the west side.
Option 1B: Demolish the existing bathhouse and build a new, updated
replacement of the bathhouse within the existing footprint.
Option 1C: Demolish the existing bathhouse and build a new, year-round
facility with a footprint, which is larger than the existing bathhouse,
which includes space for a fitness facility.
Option 1D: Demolish the existing bathhouse and build a new, year-round
which includes space for a fitness facility, and a large assembly area for
200 people, standing.
Option 1E: Demolish the existing bathhouse and build a new, year-round
which includes space for a fitness facility, and a large assembly area for
200 people, a Jacuzzi, a sauna and a two-lane enclosed lap pool.
Option 2: Enclose the existing pool for year round use. Facility bathhouse is to
be as proposed for Options 1C or 1D.
Option 3: Build a new enclosed lap pool for year round use by demolishing the
existing wading pool and extending into the parking lot area. Build a new
wading pool in the remaining parking area. Create replacement parking
spaces elsewhere. (Wading pools are required by code.)
Option 4: Build a new rain shelter to protect swimmers located on the existing
pool deck.
Option 5: Provide new amenities for the wading (baby) pool. This includes a
shade trellis, pool water features and an access ramp.
Option 6: Provide new pool amenities including a new covered picnic area and
grill.
Option 7: Build a new community addition to the town hall building and make
necessary repairs and renovations to the existing town hall building.
More detailed descriptions of the options follow in the body of the text. Options 4, 5, 6
and 7 can occur independently or in conjunction with any of the other options.
Although several of the options have questionable viability due to lengthy and doubtful
approval processes, we were directed to prepare estimates of probable construction cost
as if all options are equally viable.
During our analysis we gathered the following information: Existing drawings of the
subject property sites and buildings, Town of Somerset historical information concerning
the original pool installation and lengthy approval process during the period of 1965
through 1970, current Town of Somerset data concerning the surveys, town discussion
about the proposed options and a prior study on the flood plain at the swimming pool
site. A complete list of the data collected and sources is in Appendix B.
We researched the following applicable codes and ordinances, including direct contacts
for clarifications to applicable authorities:
International Code Council (ICC) International Building Code 2003
National Fire Protection Association NFPA 101 Life Safety Code 2003
Montgomery County Zoning Ordinance 2004 - Updates through August
2006.
Montgomery County Department of Health Swimming Pool Guidelines
ANSI/NSPI 1 2003
Maryland Building Code for the Handicapped, State of Maryland
Commercial Code (COMAR)
Mandatory Referral Process, Maryland National Capitol Park &
Planning Commission (MNCPPC)
American Disabilities Act (ADA) including ANSI 117
We consulted the following professionals, experienced industry consultants and
government agency representatives:
Montgomery County Department of Permitting Services (DPS): Ms. Robin
Ferro (DPS- Zoning Review)
Montgomery County Department of Health & Human Services: Mr. Jack
Mohr (Licensing & Regulatory)
Maryland National Capitol Park & Planning Commission (MNCPPC): Ms.
Marian Clark
Brown & Knopf Attorneys: Mr. Norman Knopf, Mr. Andrew Strongin
VIKA Engineering: Mr. Chuck Irish
Association of Pool & Spa Professionals
Bethesda Chevy Chase YMCA: Mr. Bill Kuster, Director of Aquatics
Century Pool Management: Mr. Ed Garcia
Lavery Pool Management: Mr. Hank Lavery
Olympia Pools: Mr. Aaron Wood
Eichberg Construction: Mr. Jay Eichberg
Heidenberger Construction: Mr. Steve Heidenberger
We prepared the following items:
Computer models of the existing facilities
Template floor plans of the proposed options to determine areas
Spreadsheet for the plumbing fixture counts
Spreadsheets for the probable estimates of probable construction costs
Documentation of source information and data
Based upon our review discussions and analysis, it is our opinion that Options 1E, 2
and 3 are not likely to receive jurisdictional approval. Constructing these options will
cause significant amounts of soil disturbance, which will complicate and lengthen the
approval process. The approval process for these options could take years at
considerable legal and design team expense with no guarantee of a positive outcome.
This is because the pool building, deck and pool are within the Little Falls Branch
Stream Valley Buffer. Parts of the pool and pool deck also encroach upon the 100-Year
Flood Plain building restriction lines. These options have higher construction costs due
to their larger size and commensurately higher operating and maintenance costs. We
base our opinion on conversations with staff at Montgomery County DPS, VIKA
Engineering and MNCPPC staff.
Of the remaining options, it is our opinion that the Options 1C and 1D also have the
potential for some approval risks: Option 1D and Option 1C have space requirements
that will add impervious area to the site. If Option 1D is two stories, its increased area
to accommodate vertical circulation, would adversely impact the specimen-sized trees
currently to the east and front of the existing bathhouse. If the town wishes to pursue
these options, their viability would be improved by reducing the proposed area and
activities to keep within the existing impervious pool deck area. Parts of the existing
bathhouse may need to be retained to preserve the current grandfathered zoning status.
The remaining swimming pool Options 1A, 1B, Option 4 (1B), Option 5 and Option 6, if
constructed upon existing impervious area adjacent to the existing bathhouse, have a
better chance of achieving approval, as they disturb the least amount of soil in the
Stream Valley Buffer. All the swimming pool options are subject to the Mandatory
Referral Process that includes adjacent property holder notification and public hearings.
Option 7, which proposes the new community room at the Town Hall site, does not
have the environmental sensitivity of the swimming pool complex and better chance of
achieving approvals. This project will also be subject to the Mandatory Referral
Process.
Regardless which course of action the town chooses to pursue, both the Bathhouse and
the Town Hall have significant structural problems that need to be addressed promptly.
Both buildings are in urgent need of repair and renovation.
If Option 4, 5 or 6, that include modest improvements, are the course of action the Town
of Somerset selects, it is sensible to include those items with the repairs. However, if the
town decides that it wants Option 1C, 1D, 1E, 2 or 3 that will require an extensive and
probably lengthy review process, we would advise making the necessary repairs and
renovations as soon as possible to properly maintain the towns existing buildings.
Executive Summary: Budget Estimate of Probable Costs
ESTIMATE OF PROBABLE CONSTRUCTION AND OPERATING COSTS
OPTION ESTIMATE OF
PROBABLE
CONSTRUCTION COST
(HARD COST ONLY IN
PRESENT DOLLARS)
ESTIMATED
ANNUAL
OPERATING COSTS
(PRESENT DOLLARS)
OPTION 1A $1,375,800 $128,000
OPTION 1B $1,600,800 $128,000
OPTION 1C $2,050,800 $360,000
OPTION 1D $2,778,300 $480,000
OPTION 1D-2 LEVELS $3,055,800 $480,000
OPTION 1E $3,283,800 $732,000
OPTION 1E-2LEVELS $4,099,800 $732,000
OPTION 2 $8,065,800 $892,000
OPTION 3 $4,129,800 $732,000
OPTION 4 $1,946,400 $128,000 (as part of 1B)
OPTION 5 $528,000 $128,000 (as part of 1A
or 1B)
(IF INDEPENDENTLY
CONSTRUCTED THE
ADDED OPERATING
COST IS NEGLIGIBLE)
OPTION 6 $435,600 $128,000 (as part of 1A
or 1B)
(IF INDEPENDENTLY
CONSTRUCTED THE
ADDED OPERATING
COST IS NEGLIGIBLE)
OPTION 7 $1,533,465 $60,000
N.B. COSTS TO NOT INCLUDE FEES, SOFT COSTS OR INFLATION
ESCALATION
Executive Summary: Planning Matrix
Introduction
PRE-DESIGN PHASE DRAFT REPORT
THE TOWN OF SOMERSET
ANALYSIS & EVALUATION OF PROPOSED IMPROVEMENTS
FOR THE SWIMMING POOL, BATHHOUSE AND TOWN HALL
Introduction
Purpose of the Phase 1 report: The town requested professional planning and
architectural services for upgrading its public facilities. This work is to be completed
in three phases. This report is the completion of Phase 1.
This report includes conceptual layouts and approximate estimates of probable
construction and operation costs. The costs are for a series of design options that
address objectives determined by the Town Council from town survey responses.
These include a number of varied options at the towns swimming pool facility as
well as an option for building a detached community facility adjacent to the town
hall building. The purpose of this phase is to obtain sufficient construction and
operational cost information for the town to narrow the range of options before
further planning and architectural work is undertaken. The construction costs are
budget area costs that are current in todays market for similar public use building
types. The costs assume a reasonable level of quality for materials and labor. The
costs are not projected to the date of construction and do not include inflation
escalation.
Proposed Additions, Expansions and Improvements
Options Proposed for Improvements
Option 1 A. Renovate the existing pool bathhouse for seasonal use. This option
retains the shell of the existing pool house and upgrades its interior. This option
would include rebuilding the failed structure under the womens shower area. The
swimming pool and pool house would continue to be used seasonally, with the pool
house neither heated nor cooled. Elements of Option 1 are:
Replace the womens changing room floor and rebuild the changing room. The
floor of womens changing room is structurally unsound and needs to be
replaced. This would require removing and rebuilding the floor and everything
in or resting on it, including shower stalls, changing stalls, toilets, sinks,
partitions, supply and waste plumbing, and benches. Removal and
replacement of the deteriorated DOX-plank floor would take place over the
pool pumping and filtering equipment located directly below, which would
have to be protected. This includes temporary supports for the remaining
portions of the building and underpinning where required.
Redesign the pathways through the pool house and changing rooms to
accommodate strollers and wheelchairs. All circulation space would have to
be made wide enough to easily accommodate these devices. In both mens
and womens changing rooms, enlarge the usable space and redesign the
layout of the showers, toilets, sinks, dressing areas, and cubbies, meeting
ADA requirements. Include baby-changing tables, and add auto flush toilets
and urinals and GFI outlets. Enlarge or redesign the staff/office area to
accommodate pool management and swim team needs, providing an ample
desk area, Internet access, a second phone line, lifeguard storage, and a
suitable location for first aid equipment.
Redesign the existing upstairs storage space for swim team equipment and
other pool supplies accessible only by staff. This may require fire-rating the
structure and sprinklers. Enclose or otherwise improve the sanitation of the
pool house trash area to eliminate rodent and other health related issues.
Rebuild the failing retaining wall bordering the ramp leading down to the
pump room. Rebuild (priced as a relocation) the electrical incoming power
vault. If the incoming power remains in place as part of a renovation, there
would be significant savings.
Option 1 B. Demolish the existing and build a new replacement pool bathhouse for
seasonal use. This option replaces the current pool house with a new, seasonal-use-
only pool house of the same size and with the same proposed improvements and
arrangements of space and equipment. The option is included only to compare its
cost to that of Option 1 A. The incoming power is assumed to be adequately sized,
located a new vault. The sewage ejector pump is assumed as a new upgraded unit
with back-up power. Gas service is assumed to be adequate.
Option 1 C. Demolish the existing and build a new, expanded pool bathhouse for
year-round use. This option replaces the existing pool house with an expanded, all-
season facility that includes mens and womens dressing rooms and a staff/office
area, plus an exercise room and a reading room.
Mens and Womens dressing areas are assumed to be an approximate 200 SF each.
The exercise room is assumed to be approximately 400 SF with two tread mills, two
step machines, an elliptical trainer, two weight machines, two stationary bicycles,
one free weight stand and a rower. The reading room is assumed to be
approximately 200 SF. The offices are assumed to be 100 SF each. The incoming
power is assumed to be increased, located in a new vault, having upgraded service
and transformer to handle the larger loads. The sewage ejector pump is assumed as
a new upgraded unit with back-up power. Gas service may also need upgrading; no
load data is available to make this assessment at this phase.
Option 1 D. Option 1 C and adding a new accessible community room/assembly
area to accommodate 200 people, with an adjacent warming kitchen for year-round
use. (This will eliminate the need for Option 4.) The assembly room large enough for
200 people standing is assumed to be approximately 1,600 SF. The catering
(warming) kitchen is assumed to be approximately 200 SF. The incoming power is
assumed to be increased, located in a new vault, having upgraded service and
transformer to handle the larger loads. The sewage ejector pump is assumed as a
new upgraded unit with back-up power. Gas service may also need upgrading; no
load data is available to make this assessment at this phase.
Option 1 E. Option 1 D and adding new enclosed two-lane lap pool for year-round
use. This option includes everything in Option 1 B, plus the addition of two indoor
or outdoor lap lanes, a sauna, and Jacuzzi. (This also eliminates the need for Option
4.) The lap lane pool is assumed to be regulation size 25 meters long by required
width for two lanes (minimum of 17 feet). The enclosure is assumed to allow a
minimum 6 feet of walkway around the pool area). The sauna is assumed to be
approximately 6 x 8 and adjacent to the proposed spa with its own service area.
The sauna is assumed to not be handicapped accessible, as handicapped persons
require an attendant to be with them for sauna use. The regulation lap pool lanes
would have to be located on the existing pool deck, either beyond the pool or in the
area between the pool bathhouse and the pool, limiting expansion of the bathhouse.
If the lap lanes are constructed beyond the existing pool, damage may occur to the
pool. If the lap lanes were located between the pool and the bathhouse, the existing
pool bathhouse and/or the wading pool would have to be partially or fully
demolished. This option has to consider the probability of encountering subgrade
springs and/or rock outcroppings. The incoming power is assumed to be greatly
increased, located in a new vault, having upgraded service and transformer to
handle the significantly increased loads. The sewage ejector pump is assumed as a
new upgraded unit with back-up power. Gas service for this option can be assumed
to need upgrading; no load data is available to make this assessment at this phase.
Option 2. Construct a new enclosed building around the existing pool for year-
round use. This option would require an all-season pool house per Option 1C or
Option 1 D. To construct a year-round enclosure over the existing pool, the existing
pool bathhouse would have to be demolished and the wading pool and the existing
pool would require partial if not complete removal. This option has to consider the
probability of encountering subgrade springs and/or rock outcroppings. The
incoming power is assumed to be greatly increased, located in a new vault, having
upgraded service and transformer to handle the significantly increased loads. The
sewage ejector pump is assumed as a new upgraded unit with back-up power. Gas
service for this option can be assumed to need upgrading; no load data is available
to make this assessment at this phase.
Option 3. Build a new covered lap pool about where the handicapped parking
facility and wading pool are now located for year-round use. The lap pool would
have two or three lanes for year-round use. It would require an all-season pool
bathhouse per Option 1 C or Option 1 D. A wading pool has to be provided per
code. This option would require finding another location for the wading pool and
the removed handicapped parking spaces, without increasing impervious area on the
site. The incoming power is assumed to be greatly increased, located in a new vault,
having upgraded service and transformer to handle the significantly increased loads.
The sewage ejector pump is assumed as a new upgraded unit with back-up power.
Gas service for this option can be assumed to need upgrading; no load data is
available to make this assessment at this phase.
Option 4. Construct a new pool rain shelter. The pool area needs a lightning-
protected, open-sided rain shelter where people can take refuge during inclement
weather. Its floor must be raised off or otherwise separated from the deck of the
pool, per code. The shelter must be large enough to accommodate 200 people during
a swim meet, approximately 1,600 square feet. It may be attached to the north, east,
or south side of the pool house or be freestanding elsewhere within the pool
enclosure, possibly on the north end of the pool deck or in the picnic area north of
the pool deck. (This option would not be required if Option 1 D or Option 1 E is
selected.) If current grass area were consumed by this option, portions of the existing
impervious area would have to be returned to grass or shrubs. The utilities for this
option are included in the selected bathhouse option.
Option 5. Wading (Baby) pool- area improvements.
Provide a trellis or other sun protection for the wading pool area. Heat the wading
pool. Create a ramp from the main pool deck to the wading pool. Add a play
fountain in the wading pool. If possible expand the toddler play area. This option
can be done in conjunction with a number of the other options. The utilities for this
option are included in the selected bathhouse option.
Option 6. Make other pool-area improvements.
Improve the picnic area, including widening the walkway above the pool to
accommodate tables and chairs, and adding a center set of steps to the pool deck,
improving drainage in the picnic area for insect control, creating a permanent grilling
area, and possibly providing a covered picnic pavilion without sacrificing green
space (the pavilion may serve as the rain shelter discussed in Option 2). Remove
the wooden deck on the west side of the pool. If current grass area were consumed
by this option, portions of the existing impervious area would have to be returned to
grass or shrubs. The utilities for this option are included in the selected bathhouse
option.
Option 7. Construct a new community facility addition to Town Hall. An alternative
to adding a community room to the pool house would be to replace the current
assembly room at the Town Hall with a community facility to accommodate 200
people. It would be located at grade in the rear or side yard of the Town Hall and
include a catering kitchen of approximately 200 SF and a meeting room of 1,600 SF
to accommodate 200 people standing, handicapped accessible mens and womens
lavatory facilities, and a new entryway serving both it and the older portion of the
Town Hall, which is planned to be renovated as a separate, unrelated project. Work
would include removing the kitchen and bathroom from the older portion of the
Town Hall and converting the freed space to administrative use. Utility upgrades are
assumed to be required for this option.
Description of Subject Properties
Description of Subject Properties
Town of Somerset Pool
5545 Warwick Place, Chevy Chase, Maryland 20815
Lot: Parcel A Block 9, Tax Map HM33
Lot Size: 87,115 SF
Parking Spaces: Current 26 spaces including 2 HC spaces (Non-
conforming)
Subdivision: Somerset Heights
Zoning: R-60 (Allowable use as a government facility)
Town of Somerset Town Hall:
4510 Cumberland Avenue
Lots 9 and 10 Block 10
Tax Parcel 189
Lot Size: 9, 958 SF
Parking Spaces: Current 17 spaces including no HC spaces (Non-
conforming for handicapped.)
Subdivision: Town of Somerset
Zoning: R-60 (Permitted use as a government facility)
Condition of Buildings and Other Improvements
Condition of the Buildings and Other Improvements
Swimming Pool and Bathhouse
Bathhouse Existing Conditions: The bathhouse is single level on one side and
two-levels on the west side allowing a lower level pump room that also
contains heating and ventilation equipment, water heaters and the sewage
ejection system. The incoming power, gas and water are also in the lower
level. The building is a straightforward structure with wood framed walls
and roof (rafters). The floor is a slab-on-grade on the east side (mens
lockers & showers) and a pre-cast concrete system on the west side (womens
lockers & showers). The bathhouse was constructed in 1970-1971 after a
number of years in the site review and permit approval process. At that time
there was strong opposition to the facility and a legal interpretation of the
County zoning code that ultimately allowed the pool and bathhouse to be
constructed as a matter-of-right as long as the pool use was limited to
residents of the Town of Somerset and the pool was operated as a
community facility restricting dues and fees.
Observations: The pre-cast concrete structural floor has failed. It has not
collapsed as it is currently braced with heavy timber structural beams and
posts. The mens and womens shower and locker rooms are in very good
condition for their age and appear well maintained. The control desk area
appears cramped. There is some storage in the attic that is accessed by a
steep stair.
Swimming Pool, Pool Deck and Wading Pool: The swimming pool was
constructed in 1970-71, the same time as the bathhouse, paralleling the Little
Falls stream. The pool, wading pool and pool deck are all partially
constructed within the 100-year flood plain building restriction line, which
would not be allowed today. Most of the property lies within the 150-foot
Stream Valley Buffer. The wooden deck area overhangs the stream channel.
According to data in the listed documents the pool encroachment and the
bridge to the bathhouse have adversely affected the streambed by creating
tall embankments. The erosion process has been accelerated by the
swimming pool and Montgomery County Department of Environmental
Protection has made some recommendations (April 19, 2006 letter) to
remediate some of the problems. The pool and pool deck appear to be in
good condition. The elevated wood deck is badly weathered and rough. The
wading pool appears to be in serviceable condition.
Observations: The pool, pool deck and wading pool encroachment on the
100-Year Flood Plain building restriction line and the whole facility location
within the Stream Valley Buffer will limit proposed changes in these areas.
The pool deck crosses over a lot property line on the north. Since the town
owns both parcels, this should not be a large issue, however, a cross
easement or a subdivision should be processed to correct this situation. The
picnic area, in the cleared area north of the pool is on a separate lot. Again
this is not an issue, as the town owns the lot and the uses for community
recreation are allowed. The remediation of the stream channel will probably
be required prior to and again following any proposed alterations.
Site: The roughly 2-acre lot that contains the swimming pool and bathhouse
and parking lots has the Little Falls stream running through the site
paralleling the length of the property. The site is a long narrow parcel that
was most likely unimproved land bordering the stream before any
development. It has large mature trees that were preserved in the original
construction. The primary parking area is west of the stream and the facility
is on the east, accessible by a heavy timber bridge with concrete abutments
and heavy timber framing. The bridge is rated for a 22,000-pound load,
which should accommodate construction vehicles, however concrete trucks
could be limited to pumping concrete from the existing parking lot. The
swimming pool deck encroaches on the adjacent Town of Somerset lot that is
directly north of the primary lot.
Town Hall and Meeting Room
Town Hall: The town hall building was a single-family residence constructed
in 1902. It is a two level wood frame structure that has two office areas, a
bathroom and small residential kitchen in the original house footprint. The
second level has a number of partitioned areas that house the town records in
file cabinets and large flat files. In 1981 to 1982 a meeting room addition was
constructed on the south (rear) side of the existing house. The meeting room
was constructed at a higher level than the existing floor level. To meet
minimal handicapped accessibility a wood framed ramp was constructed on
the east side of the building that facilitates access to the meeting room.
Observations: The existing house was apparently constructed on minimal
laid stone foundations, not uncommon at the time. Over the duration any
mortar, if it existed has disappeared leaving the house without a viable
structural foundation. The wood columns and posts at the front of the house
are in contact with moisture and are rotted. The wood siding on all four walls
of the original house and the meeting room addition is in shabby condition
with the paint and primer peeling away to expose the wood to weather.
The roof, which is asphalt composite shingles, was replaced in the early
1990s but is already deteriorating with loose shingles.
The interior structure should be assessed for the record storage use, as loads
may be excessive given the age and size of the framing and the foundation
situation.
The existing large meeting room does not meet current accessibility
requirements because the only interior access to the office area is down
several steps. The interior configuration of the volume ceiling and circular
bulkhead treatment causes acoustic anomalies.
Site: The 9,958 SF lot that contains the Town Hall was consistent with the
older Somerset homes along Cumberland Avenue. The site is relatively level
and is open to the adjacent Town of Somerset parcels to the east and south.
Directly west is the service road that accesses the maintenance building. To
the west of the road and at a significant drop in grade are the tennis courts
and town parking lot. The open areas on the adjacent parcels of roughly
36,000 and 22,000 SF have significant shade trees and large grassy tract that
are used by the town for recreation and events.
Physical and Code Constraints on the Subject Properties
Physical and Code Constraints on the Subject Properties
Physical Restrictions at the Pool Complex
The Little Falls Branch of Rock Creek passes through the property.
The swimming pool currently encroaches on the 100-Year Flood Plain
building restriction line. The whole lot is within the 150-foot stream
valley buffer. The original construction and the bridge that accesses
the site have been deleterious to the streambed.
Montgomery County, MNCPPC and FEMA have made flood
analyses in this area. Montgomery County and MNCPPC
have specific remediation recommendations to prevent further
erosion and changes to the streambed and embankment. This
will affect any proposed improvement on the site. A
recommendation has already been forwarded from MNCPPC
through the VIKA report, that suggests limiting any expansion
to a modest size and restricts its placement to existing
impervious areas.
Trees: There are mature close to specimen-sized trees on the
property, several adjacent to the bathhouse that will affect placement
of any expansion. Removal of trees will be subject to review and
negotiations with Montgomery County and MNCPPC. A Natural
Resources Inventory and Forest Stand Delineation survey must be
completed. This will determine the limits for any expansion unless
the improvements are limited to existing impervious area.
Code Constraints at the Pool Complex
The pool construction was allowed in 1970/71 after considerable
controversy and legal actions. The pool ultimately is considered part
of the Town of Somerset government buildings; as such it falls under
the allowable uses in the Montgomery County Zoning Code, where a
public swimming pool is only allowed through a special exception.
The special exception process is a lengthy and expensive review. The
towns zoning attorney, Knopf & Brown does recommend that the
town follow the mandatory referral process for review through
MNCPPC, which is also our interpretation and recommendation.
The swimming pool deck is not entirely located on one lot. The town
owns both lots so no laws have been violated. However, to ease the
approval process, it is recommended to properly record the pool on
one lot with a subdivision or a cross easement. Knopf & Brown has
indicated they need to review this report before making a legal
opinion about any of the options.
Swimming Pool
Zoning: R-60 (Permitted use as a government facility, still
subject to MNCPPC mandatory referral approval process)
Lot Coverage: 35%
Minimum Lot Size: 6,000 SF
Maximum Building Height: 35 feet to peak or 30 feet to mean.
Parking Required Existing Swimming Pool: One (1) space per every
seven (7) people allowed in pool. Pool Occupancy is 470
people: parking required is 67 spaces. Current condition is
non-conforming and was approved as part of the initial
negotiations with Montgomery County, in 1965-1970.
Parking Required Proposed Community Center: 2.5 spaces per 1,000
SF of proposed area. Proposed areas vary from an additional
1,450 SF in Option 1C, 3,375 to 3,700 in Option 1D, 1D-2, 1E
and 1E-2. This results in a parking requirement of two (2)
additional spaces for Option 1C and four (4) additional
spaces for Option 1D, 1D-2, 1E and 1E-2.
Setbacks: From street 60 or Established Building Line. From 100-Year
Flood Plain 25. (Note: Current facility is not in compliance, it
exists in a grandfathered condition.) From the side yards the
setback is an 8 minimum with a total of 18 for both. From
rear yard line 20. Setbacks need to be determined by the
required Natural Resources Forest Stand Delineation Map.
(Without this document it is not certain where, if at all, any
expansion may occur.)
Green Area: Amount of green area is to be determined by the required
Natural Resources Forest Stand Delineation Map. (Without
this document it is not certain where, if at all, any expansion
may occur.)
Tree Conservation Area: Amount of green area is to be determined by
the required Natural Resources Forest Stand Delineation Map.
(Without this document it is not certain where, if at all, any
expansion may occur.)
Building Code Analysis: Existing Building Code Requirements: Use
category - Assembly A-4: Allowable height is one story and
maximum area is 6,000 SF. No fire ratings are required for the
walls or structure; with the exception of any dedicated storage
rooms and the pump room with its hazardous chemicals and
electrical service. The existing Type V construction of wood
frame walls above grade, concrete and block walls below
grade and concrete floors meets that requirement. The attic
storage does not and will require a rated enclosure.
Building Code Analysis: Proposed Expansion Building Code
Requirements - for new assembly space, exercise room, offices
and reading room: Use category is Assembly A-3: For wood
framed walls (Type V construction) the allowable height is one
story and maximum area is 6,000 SF. For that construction
type there are no fire ratings required for the walls or structure,
with the exception of any dedicated storage rooms, the pump
room with its hazardous chemicals and electrical service.
However, if the facility is to be two levels, the Construction
Type needs to be improved to Type IIIB at a minimum, which
requires two-hour rated exterior walls. A sprinkler system may
also be necessary (NFPA 101). With a two-level structure, two
enclosed and rated exit stairs will be required per IBC 2003
and NFPA 101. It is our opinion, to meet full American
Disability Act (ADA) requirements, a two-level facility with
publicly accessed space on the second level, will require an
elevator.
Observations: The existing swimming pool and bathhouse are constructed
within the Little Falls Branch Stream Valley Buffer and portions of
the pool and deck encroach upon the 100-Year Flood Plain
building restriction line. These are environmental constraints that
transcend zoning restrictions and come under the County and
State environmental protection purview as well as the Federal
Emergency Management Agency (FEMA).
Over time, the changes to the stream channel caused by the access
bridge into the facility and the original construction encroachments
have increased erosion. The agencies with jurisdiction over the
Little Falls Branch are not in favor of any change to the swimming
pool complex, nor would they have allowed it to be constructed
under todays restrictions. However, this is an operating
community facility, and as such, has to be maintained,
particularly the failed structural conditions on the west side of the
bathhouse. It is not clear, if the bathhouse is demolished, if the
town would lose its grandfathered right to have the bathhouse in
the Stream Valley Buffer. It is a general opinion that the
bathhouse would be allowed to remain as is or re-constructed
similar to the current condition.
It was clear during all discussions with the jurisdictional
representatives that any expansion must be located on existing
impervious area, or if new impervious area is added a
commensurate reduction of impervious and remediation of that
area has to occur within the site. Large construction projects that
will disturb significant amounts of soil that could cause major soil
erosion downstream are not viewed favorably and will generate
opposition from the reviewing agencies.
Town Hall
Physical Restrictions at the Town Hall Location: The Town Hall is located
on a small R-60 lot of 9,958 SF that abuts four other Town of
Somerset lots that are considerably larger. Since the town hall
building is located on a dedicated lot, it will be constrained by
the R-60 zoning setbacks. If the proposed expansion needs to
have more features a cross easement or re-subdivision of the
adjacent town lots may be required.
Directly west of the town hall lot is an access drive that
services the town maintenance building and the town hall
parking lot. One privately owned single-family dwelling also
uses this driveway. It is our understanding that there is no
formal agreement with this property owner. If the town ever
contemplates any different use, this property owners access
may be an issue. It is also our understanding that this
property owner has frontage on Dorset Avenue.
Code Constraints at the Town Hall Location:
Zoning Ordinance requirements: Zone is R-60 (Pool use is allowed as
a government facility, however, it is still subject to MNCPPC
Mandatory Referral Process)
Lot Coverage: 35%
Minimum Lot Size: 6,000 SF (Conforms)
Maximum Building Height: 35 feet to peak or 30 feet to mean.
Parking Required Current and Proposed: Community Center: 2.5
spaces per 1,000 SF of proposed area. Proposed area is an
approximate 3,000 SF, which will conform to the coverage.
This results in a parking requirement of eight (8) spaces. The
tennis courts and maintenance workers would claim the
remaining (9) spaces. The current town hall parking lot that
parallels the tennis courts has seventeen (17) parking spaces,
none of which are handicapped accessible. The Maryland
Building Code for the Handicapped will require one
handicapped parking space.
Green Area: Green area and required screening to be determined in the
Mandatory Referral Process.
Setbacks: From street 60 or Established Building Line. From side
yards the setback is an 8 minimum with a total of 18 for
both. From rear yard line 20.
Tree Conservation area: To be determined in the Mandatory Referral
Process.
Building Code Analysis: Existing Building Code Use Category is
Assembly A-3. Allowable height is one story and maximum
area is 6,000 SF. No fire ratings are required for the walls or
structure, with the exception of any dedicated storage rooms.
The existing Type V construction of wood frame walls above
grade, concrete and block walls below grade with wood and
concrete floors meets that requirement.
Building Code Analysis: Proposed Expansion Building Code
Requirements - for new assembly space, catering kitchen,
restrooms and storage area, along with proposed renovation
of the existing office areas: Use category is Assembly A-3: For
wood framed walls (Type V construction) the allowable height
is one story and maximum area is 6,000 SF. For that
construction type there are no fire ratings required for the
walls or structure, with the exception of any dedicated storage
rooms or hazardous areas. If the total facility size exceeds
6,000 SF, a sprinkler system may be recommended.
Observations: The town hall site does not have the same environmental
restrictions as the swimming pool complex. The building site
is level and visibly free from obstructions. There appears to be
adequate space for construction staging. There are no
apparent building code issues. For zoning review this site will
also be subject to the Mandatory Referral Process at
MNCPPC.
Source Information
Information Resources
Site Visits: ONeil & Manion visited the Town Hall and the Bathhouse on the
following dates to visually observe and gather information:
July 19, 2006
July 21, 2006
August 26, 2006
September 14, 2006
List of Resource Contacts:
Montgomery County Department of Permitting Services: Ms. Robin Ferro
Montgomery County Department of Health & Human Services: Mr. Jack
Mohr (Licensing & Regulatory)
Maryland National Capitol Park & Planning Commission (MNCPPC): Ms.
Marian Clark
Brown & Knopf Attorneys: Mr. Norman Knopf
VIKA Engineering: Mr. Chuck Irish
Association of Pool & Spa Professionals
Bethesda Chevy Chase YMCA: Mr. Bill Kuster, Director of Aquatics
Century Pool Management: Mr. Ed Garcia
Lavery Pool Management: Mr. Hank Lavery
Olympia Pools: Mr. Aaron Wood
Eichberg Construction: Mr. Jay Eichberg
Heidenberger Construction: Mr. Steve Heidenberger
Applicable known building codes and zoning ordinances:
International Code Council (ICC) International Building Code 2003
National Fire Protection Association NFPA 101 Life Safety Code 2003
Montgomery County Zoning Ordinance 2004. Updates through August 2006.
Montgomery County Department of Health Swimming Pool Guidelines
ANSI/NSPI 1 2003
State of Maryland Maryland Building Code for the Handicapped
Maryland COMAR
American Disabilities Act (ADA) including ANSI 117
Jurisdictional Review Authorities, Codes, Guidelines and Ordinances
Town of Somerset
Exemptions from Montgomery County Regulations
Montgomery County Zoning Ordinance
Montgomery County Department of Permitting Services
Maryland National Capital Park & Planning Commission (MNCPPC)
International Commercial Building Code 2003 (ICC-IBC 2003)
Montgomery County Health & Human Services Swimming Pool
Guidelines
Maryland Commercial Code (COMAR)
State of Maryland- Clean Water
American National Standards for Public Swimming Pools (ANSI/NSPI-
2003)
American Disabilities Act (ADA)
Environmental Protection Act (EPA)
Federal Emergency Management Authority (FEMA)
Zoning Status and Mandatory Referral
The Town of Somerset is exempt as a municipal government from the
special exception provisions of the Montgomery County Zoning Code.
However, the towns zoning attorney, Knopf & Brown recommends that
the town follow the Mandatory Referral reviews that the County advises
for situations such as the Town of Somersets Bathhouse and Town Hall.
The Mandatory Referral Process will notify surrounding property holders
of the intended improvements. There will also be staff and public hearing
on the project. During the referral process at Maryland National Capitol
Park & Planning Commission, the plans will be reviewed for compliance
with Storm Water Management, Soil and Erosion Control, Flood Plain,
Tree Conservation and a number of other review agencies and utilities.
Source: Knopf & Brown, Marian Clark, MNCPPC and Robin Ferro of
Montgomery County Zoning, Department of Permitting Services
Operation and Maintenance Costs
Operation and Maintenance Costs Indoor Swimming Facilities
Sources: Bill Kuster: BCC-YMCA Director of Aquatic Facilities
Hank Lavery: Lavery Pool Services
Ed Garcia: Century Pool Management
Enclosed Lap Pool
Staffing costs for a 2-lane lap pool, one life guard, no manager - $5,000-
$10,000/month, benefits and withholding not included (add 15%)
Chemicals: $500-$1,000 per month
Utilities: Water, power and gas will vary depending on the climate year.
For a year with extreme degree-days, the utilities may run
$100,000 annually.
Enclosed existing full pool:
Staffing costs $20,000 per month; benefits and withholding not included
(add 15%), assumes a lifeguard and a pool manager.
Chemicals: $1-2,000 per month
Utilities: Water, power and gas will vary depending on the climate year.
For a year with extreme degree-days, the utilities could expend
over $200,000 annually.
Existing full pool without enclosure:
Staffing costs $20,000 per month, benefits and withholding not included
(add 15%), assumes a lifeguard and a pool manager
Chemicals: $1-2,000 per month
Utilities: Water, power and gas will vary depending on the climate year
on a year with extreme degree-days they are anticipated to run
$10,000 for the months of operation and $5,000 per month less
during down periods.
Community Center:
Staffing cost anticipated to be $10,000 per month for one person staff
and $20,000 per month for two people.
Utilities: And other maintenance to run approximately $6-7,000 per
month.
Mr. Kuster reinforced prior information concerning the heating, ventilation
and cooling system necessary for proper operation of an enclosed pool.
A pool package system will have an initial cost of $200,000-$300,000. If
an indoor pool is constructed, without the proper HVAC system, risks
include mold, mildew, rapid deterioration of the building structural
systems and architectural finishes, and the high probability that an
inferior system will create constant condensation on the interior of the
facility.
Pool Costs:
Lap Pool construction: 17 x 82 feet $75,000
Enclosed Lap Pool: Enclosure construction $705,000 - $905,000
Sources: Eichberg Construction, Olympic Pools, Century Pool Management
Replacement of Main Pool: $300,000-$450,000
Enclosure of the Main Pool: $3,000,000-$3,500,000
Sources: Eichberg Construction, Olympic Pools, Century Pool Management
APPENDICES
Appendices
Cost Estimate Detail Breakdown
Appendices
Plumbing Fixture Calculations
Appendices
Concept Plans of Options
Appendices
Existing Condition Photos
PLEASE NOTE: EXISTING CONDITION PHOTOGRAPHS ARE AVAILABLE FOR
VIEWING AT THE SOMERSET TOWN HALL WITH AN APPOINTMENT.
PHOTOGRAPHS ARE NOT INCLUDED IN THIS ELECTRONIC DOCUMENT
DUE TO THEIR DIGITAL SIZE.
Appendices
List of Documents
Town of Somerset
List of Documents
Statement of Work for Pool and Town Hall 4 Sheets June 29, 2006
Town Hall
PCC Professional Consulting Corporation, Geotechnical Services, Report 11 Sheets
April 27, 2006
Western Analytical Laboratory, Email, Asbestos test report 3 Sheets March 10, 2006
William Brenner, Email Town Hall Repairs 8 Sheets - January 6, 2006
Town Hall Renovation Committee, Town Meeting, Agenda 1 Sheet March 15, 2005
Town Hall Renovation Committee, Minutes 4 Sheets - March 15, 2005
Wiedemann Architects LLC, Deficiencies of the Present Town Hall, Community Meeting
2 Sheets March 15. 2005
Town Staff Responsibilities 6 Sheets 1/24/05
Report and Recommendations of the Town Hall Renovation Committee to the Town
Council of Somerset 2 Sheets April 11, 2005
Summary Report of the Town Hall Renovation Committee 2 Sheets April 23, 2005
Town of Somerset Town Hall, AIA Document B141, Attachment B: Building Program
2 Sheets
Town Hall Renovation Committee, Presentation of Findings and Alternatives Presented
by the Architect, Town Meeting, Agenda (Working
Agenda for Committee Use Only) 15 Sheets - March 15,
2005
Downey & Scott, LLC, Conceptual Cost Estimate/Cost Models 19 Sheets 11/22/2004
Report of the Somerset Town Hall Renovation Committee 9 Sheets January 23, 2004
Beltway Pest Services Inc., Invoice 0023100, Termite Inspection 1 Sheet 9/17/03
Walt Auburn, Program Manager, Maryland Energy Administration, Town Hall Test
3 Sheets July 21, 2003
Town Hall Renovation Committee, Minutes 5 Sheets July 14, 2003
Shemro Engineering, Letter, Somerset Town Hall 2 Sheets January 22, 2003
JD Grewell & Assoc., Inc., Inspection Report 10 Sheets J. 2, 03
Clerks Office , Montg. Co, MD, Deed of Gift, Liber 3928 Folio 879 3 Sheets -
Dec. 29, 1969
Pool
Special Council Meeting Minutes 4 Sheets June 20, 2006
William Brenner Somerset Pool House Plumbing Fixture Calculations 5 Sheets
6/21/06
Walter J Behr, Revised List of Pool Complex Improvements 1 Sheet June 19, 2006
Walter J Behr Pool Complex Improvements 9 Sheets June 14, 2006
Charles A. Irish, Jr., VIKA, Inc., Email NRI & Survey 3 Sheets May 31, 2006
VIKA Proposal #G1328R-01, Somerset Pool Bathhouse Study 12 Sheets
May 31, 2006
Bisconti Research, Inc., Somerset Pool House Survey 16 Sheets May 2005
Code of Maryland Regulations, Department of health and Mental Hygiene, Public
Swimming Pools and Spas 10 Sheets 10/17/01
Somerset Town Code 2 Sheets May 1999
Somerset Town Council Meeting Minutes 5 Sheets January 2, 1973
County Board of Appeals for Montgomery County, Appeal of the Town of Somerset,
Case No. 1886 - 11 Sheets Oct. 26, 1965
Somerset Town Journal, Somerset Swimming Pool 3 Sheets October 21, 1965
Proposal for a Somerset Swimming Pool 2 Sheets August 5, 1964
Other Items
Mayors Report, Town Council Meeting 4 Sheets September 5, 2006
Final Recommendations in priority order 6 Sheets May 2006
Recommendations with ideas for possible actions 9 Sheets April 21, 2006
Kevin J. Best, Municipal Maryland, Does Your City or Town Need Zoning Approval to
Develop land for a Public Building or Facility? 5 Sheets
March 2006
State Department of Assessments and Taxation, Montgomery County, Maryland,
Assessment Record 6 Sheets 6/21/2005
Chronology of Town of Somerset Efforts to Stem Erosion along Little Falls Branch
Our Creek 4 Sheets 2/24/05
Report of Facilities Subcommittee to the Long Range Planning Committee(LRPC)/
Executive Committee - 6 Sheets August 7, 2002
Mary Pat Rowan Landscape Architect, Somerset Picnic Area, Plant List (Revised)
3 Sheets Sept. 1998
Park and Recreation Facility Inventory, Town of Somerset 2 Sheets 11/25/81
Helen H. Jaszi, Town of Somerset History Beginnings 14 Sheets - 1981
Appendices
List of Drawings
Town of Somerset
Drawing List
Vika - Survey Base Disk 8/8/06
Vika - Boundary & Topographic Survey Revisions 3 Sheets June 2006
Hanson & Den Outer, Ltd. Boundary Survey, Park 1 Sheet March 14, 1990
Town Hall
Lawson - Foundation Remediation & Chimney Removal 3 Sheets 5/17/06
William Brenner Town Hall Restoration, Possible Phase II, Ground Floor
2 sheets 1/1/06
William Brenner Town Hall Restoration, Phase I, Second Floor 1 Sheet -
1/1/06
William Brenner Town Hall Restoration, Phase I, Ground Floor 1 Sheet
1/1/06
Pool
William Brenner Pool House 2 Sheets 3/1/06
William Brenner Pool Site 1 Sheet 3/1/06
William Brenner Shelter Options 3/1/06
Douglas Lee Frazier, AIA Swimming Pool Bathhouse 5 Sheets 2/21/94
1992 Alteration to Add Access, Bathroom 1 Sheet
Abel & Weinstein, P.C. Somerset Park, Bath House, Roof and Deck Reconstruction
4 Sheets Jan. 31, 1985
Cohen, Haft, AIA & Associates Bath House for Somerset Park 7 Sheets 5/18/65

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