feasibility study comprehensive inn renovation … · view of luggage carts stored in vestibule,...

FEASIBILITY STUDY COMPREHENSIVE INN RENOVATION MONTGOMERY BELL STATE PARK BURNS, TENNESSEE SBC: 529/000-08-2012-14 TASK: 14-006-N

MONTGOMERY BELL STATE PARK

TABLE OF CONTENTS SECTION I PAGE(S) INTRODUCTION A. OBJECTIVE 3 B. SURVEY TEAM 4 C. PARK STAFF 4 D. NOTE TO READERS 4

SECTION II OBSERVATION REPORTS A. ARCHITECTURAL / INTERIOR DESIGN 5-17 B. HVAC/PLUMBING/FIRE PROTECTION 18-27 C. ELECTRICAL 28-33 D. ENVIRONMENTAL (includes treatment recommendation) 34-45 E. WATERPROOFING (includes recommendations) 46-74

SECTION III COMPARISONS / TRENDS A. OVERVIEW 75-78

Market Conditions Comparisons Current Perception Lodging Trends

B. RETURN ON INVESTMENT 78-79 Considerations for Occupancy Growth Renovations with Highest Potential for ROI

SECTION IV RECOMMENDATIONS A. AREAS OF CONCERN 80-81

1. Public Health 2. Maintenance 3. Building Materials Age, Condition, and Sustainability

B. ARCHITECTURAL / INTERIOR DESIGN 82-88 C. HVAC/PLUMBING/FIRE PROTECTION 89-90 D. ELECTRICAL 91 E. HISTORICAL PHOTOS & DESIGN INSPIRATION 92-93 F. BUDGET CONSTRUCTION ESTIMATES 94-103

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INTRODUCTION A. OBJECTIVE The contents of this report/study have been prepared for the State of Tennessee at the request of Tennessee Department of Environment and Conservation in collaboration with Jones Lang LaSalle. In August of 2013, a team of professional Architects, Engineers, Designers and Consultants (as listed below) visited the Montgomery Bell State Park, located in Burns, Tennessee. The objective of this report and study is to provide the State of Tennessee with valid, professional and technical information regarding the existing conditions, as well as potential improvements for the park inn and its approach to hospitality. The improvements included within this report are based on our team’s observations as well as from recommendations that have been obtained and/or suggested by the customers, park staff and our hospitality consultant. Therefore, it is recommended that each suggestion be evaluated by representatives of the State to determine which items are consistent with the mission of the park as a public (and publicly funded) recreation destination. The report was conducted without any pre-conceived budget allowances that might be available for the construction, but rather considering how the inn can be restored to a first class facility and be as code compliant as possible. The budgets are generally based on typical square footage and/or linear footage estimates of similar types of construction. Obviously, during the evaluation period, it is likely that these budget estimates will change and some recommendations may not be accepted as the Department of Environment and Conservation determines the priorities for the Montgomery Bell State Park and Inn. The areas of the inn which have been addressed in this study are primarily related to the guest experience in hopes of addressing the diminishing occupancy trends. These include but are not necessarily limited to the following: o Areas of concern relative to public health o Areas of concern relative to improper or deferred maintenance o Areas of concern relative to building construction materials, age and condition o Condition of existing building finishes, fixtures, furnishings, and equipment. o Comparison of features to current trends in hospitality o Return on Investment – key features and considerations for renovations The contents contained in this report/study are intended to be used as a guide or map for future improvements. More detailed research and design efforts are needed to define the appropriate remedy for the criteria presented within this report. Although comprehensive, this report shall not imply that any deficiencies and/or remedies contained within this report are all inclusive of any that may exist within the inn due to the originally defined scope of assessment.

Montgomery Bell State Park Inn Entrance view from parking lot (image courtesy of Tennessee State Parks website)

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INTRODUCTION B. SURVEY TEAM This report has been performed and prepared through onsite observations of the Inn from various individuals. The list of those involved with this report is as follows: Discipline Company Individual Architecture Goodwyn I Mills I Cawood Jonathan Larson Interiors Goodwyn I Mills I Cawood Jaquelyn Hart HVAC/Plumbing/ Fire Protection I.C. Thomasson John Honea Electrical I.C. Thomasson Phillip Sutherland Environmental Paratus Group Matt Nicks Waterproofing Williamson & Associates Jeff Coffey

C. PARK STAFF This report has benefited from consultation with key park staff. The survey team wishes to acknowledge that the contributions and insights provided by the park staff were extremely beneficial during the periods of observation. The list of those involved with this report is as follows: Position Individual General Manager Pam Barfield Maintenance Director Kelvin Wheeler Inn Manager Penny Hood Park Manager Pat Wright

D. NOTE TO READERS This report is understandably voluminous and may be overwhelming at first glance. However, a considerable amount of time, effort, and thought have been exhausted for this purpose, and while the tendency may be to look to the conclusions to view costs, it is recommended that the report be read in sequential order so that the magnitude of the scope of this project can be fully understood. We feel the Department of Environment and Conservation will find our recommendations professional, logical, and innovative.

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A. ARCHITECTURAL

1. INN ENTRY – EXTERIOR

a. Massing and materials are attractive making a good impression from parking

b. Lacks building entry signage (A.1) c. Adjacent Convention Center courtyard is

concealed by landscaping (A.2) d. Lacks porte cochere or vehicle canopy for

guest luggage drop off e. Limited outdoor seating (A.3) f. Trash can is not near seating (A.3) g. Deteriorating soffit at entry doors (A.4) h. Stained carpet mat at entry doors (A.5)

OBSERVATION REPORTS

A. 1 ENTRY Montgomery Bell State Park Inn Entry View from parking lot (image courtesy of Tennessee State Parks website)

A. 2 ENTRY Courtyard outside of Convention Center is concealed by trees.

A. 4 ENTRY View of deteriorated soffit greets guests.

A. 3 ENTRY Entrance view from beneath canopy. Note limited outdoor seating

A. 5 ENTRY View of deteriorated carpet greets guests.

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2.. INN ENTRY – VESTIBULE

a. Materials are attractive with an extensive volume above.

b. Recycling bins should be relocated to exterior to allow disposal away from interior finishes (A.8)

c. Cluttered by luggage carts (A.9) d. Carpet is stained and inappropriate for entry

vestibule (A.6, A.8) e. Decorations out of character for space (A.6) f. Expect dimly lit in evening due to low light

fixtures and lack of decorative pendant.

OBSERVATION REPORTS

A.6 VESTIBULE View from entrance looking toward lobby. Note stained carpet and holiday wreaths (in August).

A.7 VESTIBULE View from vestibule looking to exterior.

A.9 VESTIBULE View of luggage carts stored in vestibule, creating visual clutter.

A.8 VESTIBULE View of mis-matched recycling container.

A.10 VESTIBULE View of skylight and recessed light fixtures.

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3. INN – LOBBY FRONT DESK

g. A nice spatial volume, view to lake on right, and access to front desk (A.11)

h. Wayfinding and signage clutters the guest check-in experience (A.12)

i. Front desk was built “in-house” after initial construction complete. Woodwork resembles building standard (A.13)

j. Brochures at front desk encourage loitering in guest check-in area (A.13)

k. Lack of built-in equipment causes worksurface clutter. New technology could reduce space needs(A.14)

l. New wood flooring installed in past 3 years. m. Outdated lounge seating, AV, and technology.

OBSERVATION REPORTS

A.11 LOBBY First impression - view of lobby, front desk and restaurant beyond.

A.12 LOBBY Signage and wayfinding staged in front of lobby desk, interrupting guest traffic flow.

A.13 LOBBY Front desk was built by maintenance to extend further into lobby. Slight mis-match in finishes. Configuration encourages guest loitering (brochures) and discourages line of sight to front door.

A.14 LOBBY Equipment is not built into millwork, causing clutter.

A.15 LOBBY Direct line of sight to office areas. Poor signage and artwork. Nondescript back wall.

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4. INN ENTRY – LOBBY OTHER

a. Materials are consistent. b. Good lines of sight and daylight. c. Water coolers are dated, though functional

(A.16) d. Graphics, wayfinding and signage is basic (A.17) e. Furniture outdated and in need of replacement

(A.18 & A.19) f. Carpet is stained and needs replacement (A.19) g. Souvenir/sundry shop appears oversized in

consideration of back of house needs (A.20)

OBSERVATION REPORTS

A.16 LOBBY OTHER Basic model water coolers.

A.17 LOBBY OTHER Typical door, wainscot, and meeting room signage.

A.19 LOBBY OTHER View of hall to conference center. Good width and seating areas. Carpet in need of replacement.

A.18 LOBBY OTHER Limited seating near front desk does not complement décor. Lobby seating near fireplace was in transition at time of review.

A.20 LOBBY OTHER View of sundry shop.

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5. INN – RESTAURANT

a. Materials are consistent. (A.21) b. Good views and daylight. c. No booth seating. Outdated tables and chairs

in need of replacement. (A.22) d. Buffet is U-shaped, with satellite carving station

and dessert bar. e. U-shape causes slower guest serving compared

to parallel or in-line buffet islands. f. Good buffet access to kitchen (A.23) g. Private dining emergency egress is through

back-of-house food service area and is currently cluttered with storage function.

h. Buffet service challenging when convention is simultaneously providing plate service.

OBSERVATION REPORTS

A.21 RESTAURANT View from restaurant toward lobby.

A.22 RESTAURANT Generic laminate tables and chairs.

A.24 RESTAURANT View of dessert bar, built at a later date from buffet line.

A.23 RESTAURANT View of buffet line with hard tile surround.

A.25 RESTAURANT View of private dining.

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6. INN – CONVENTION ROOMS

a. Good size for function. b. Prefunction space is smaller than ideal making

check-in challenging (A.29) c. Relatively new operable walls are in good

condition d. Carpet is worn and needs replacement. e. Ceiling discolored due to unfiltered air from

diffusers. (A.30). Tiles need replacement f. Exposed AV integration. g. Wall mount projection screens impede life

safety to exit doors. h. Lighting controls not functioning properly and

lamping is inconsistent. i. Ceiling cracks evident in Prefunction and hall. j. Buffet staging witnessed in exit corridor.

OBSERVATION REPORTS

A.26 CONVENTION ROOMS Initial impression of convention room. Screens cover egress doors at west end of rooms.

A.27 CONVENTION ROOMS Poor Audio-Visual integration

A.29 CONVENTION ROOMS Prefunction space. Water and/or settlement has created cracks on ceilings.

A.28 CONVENTION ROOMS Inconsistent cove lighting.

A.30 CONVENTION ROOMS Ceiling tiles are textured and retain poorly filtered air discharging at supply grilles.

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7. INN – PUBLIC RESTROOMS

a. Durable materials used at floor, walls, partitions, and sinks (A.31)

b. Ceiling and lighting less than desirable, though functional (A.34)

c. Urinal screen had been removed (A.33) d. Baby changing station combination may

interfere with ADA clearance at urinal (A.32) e. Color palette is sterile.

OBSERVATION REPORTS

A31 PUBLIC RESTROOMS Initial impression of restroom

A.32 PUBLIC RESTROOMS Typical partitions with baby changing station on end of stalls.

A.34 PUBLIC RESTROOMS Vinyl faced 2x4 ceiling tiles with economy grade lay-in light fixtures.

A.33 PUBLIC RESTROOMS Missing urinal screen. Note absence of continuous attachment angles.

A.35 PUBLIC RESTROOMS White solid surface counter and sinks. Durable but sterile in color.

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8. INN – GUESTROOM HALLWAYS

a. Initial impression is dark due at levels 1-3 due to lack of daylight and color selections.

b. Carpet has exceeded usable life and needs replacement (A.37)

c. Acoustical ceiling is stained at various locations and is not used for lighting (A.27)

d. Color palette is inconsistent (A.39) e. Wall mounted light fixtures need to be

replaced (A.38) f. Vinyl wallcovering needs to be removed and

new wall finishes applied. g. Further investigation and solution to continuing

waterproofing issues is needed at levels 1-3. Refer to waterproofing report.

OBSERVATION REPORTS

A.36 GUESTROOM HALLWAYS Initial impression of main level hallway from lobby.

A.37 GUESTROOM HALLWAYS Typical below grade hallway on level 1, 2, & 3.

A.39 GUESTROOM HALLWAYS Typical guest room door with light above, corner guards, and room signage.

A.38 GUESTROOM HALLWAYS Light fixtures do not distribute light to space. Vinyl is peeling and cracks in gypsum board occur in various locations.

A.40 GUESTROOM HALLWAYS Acousticalceilings adjacent to gypsum furr-down at ductwork and guest room entrances.

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9. INN – GUESTROOMS

a. Carpet and base has exceeded usable life and needs replacement (A.41)

b. Furniture is dated and should be replaced (A-41, A-42)

c. Mattresses have exceeded usable life (A-41) d. Wall mounted light fixtures and table lamps

are dated and should be replaced (A.45) e. Television is dated and cannot support modern

gaming functions (A-42) f. Wi-fi is intermittent or spotty. g. Closet is exposed to room (A.43) h. Artwork is minimal and generic.

OBSERVATION REPORTS

A.41 GUESTROOMS View of king size bed (double beds imilar)

A.42 GUESTROOMS View of TV and chest of drawers

A.44 GUESTROOMS View from entrance door.

A.43 GUESTROOMS Open closet and vanity

A.45 GUESTROOMS Headboards and table lamp (double bedrooms)

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9. INN – GUESTROOMS (continued)

i. Ironing board is exposed to room rather than nested in closet area.

j. Balcony doors swing but are difficult to lock/unlock (A-46, A-50)

k. Balcony furnishings are economy grade and should be replaced (A-49)

l. Ceiling is in reasonable condition (A.48) m. Balcony guardrail is in good condition (A.47) n. Thru-wall air conditioner lacks humidity control.

Condensate has cause problems (see waterproofing section of this report)

OBSERVATION REPORTS

A.46 GUESTROOM BALCONY Balcony swing door and thru-wall air conditioner

A.47 GUESTROOM BALCONY Aluminum balcony guardrail

A.49 GUESTROOM BALCONY Balcony seating

A.48 GUESTROOM Smoke detector and ironing board.

A.50 GUESTROOM BALCONY Balcony swing door.

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9. INN – GUESTROOMS (continued)

o. Hard tile floor and vinyl wallcovering. p. 3-fixture bathroom standard. q. Basic plumbing fixtures (A-51, A-54) r. Solid surface counter and sink good choice for

durability (A.52) s. Issues with exhaust air have caused material

deterioration (A-53) t. Cracks and/or stains on ceilings (A-55)

OBSERVATION REPORTS

A.51 GUESTROOM BATHS Typical view at entry to bathroom

A.52 GUESTROOM BATHS Typical vanity

A.54 GUESTROOM BATHS Typical guest room tub and surround

A.53 GUESTROOM BATHS Peeling vinyl and mold repairs in progress

A.55 GUESTROOM BATHS Typical eggcrate, light, and exhaust above vanity

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10. INN – GUEST SUITE

o. Suite is good size. p. Included double double room and separate

bathroom. q. Connects to adjacent extended king room. r. Suite is independent key and can be booked

separate from guest sleeping rooms. s. Carpet and base is in need of replacement. t. Bar countertops are in need of replacement (A-

59) u. Bar appliances are too small and mismatched

(A-57) v. Furnishings are dated and should be replaced

(A-56, A-60) w. No ADA Suite

OBSERVATION REPORTS

A.56 GUESTROOM SUITE 6-person table, chairs, bar and counter.

A.57 GUESTROOM SUITE Small sink, microwave, compact refrigerator below

A.59 GUESTROOM SUITE Plastic laminate damage.

A.58 GUESTROOM SUITE View of sutie bar and counter.

A.60 GUESTROOM SUITE Couch, coffee table, additional glass and balcony.

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11. INN – RECREATION

a. Outdoor pool standard rectangle (A-64) b. Indoor pool glass panels are fogged/etched.

Limited operation. No guardrails. (A.61) c. Hot tub has been out of order and unused for

years.(A.63) d. Exercise room is cluttered and inadequate

(A.65) e. Feature boardwalk to stairs and lake overlook

underutilized with no landscape destination. f. Facility lacks indoor entertainment. g. Original game room has been converted to

storage. h. Pool equipment room is used to store pool

chemicals (no chemical room) causing deterioration of metals in room.

OBSERVATION REPORTS

A.61 INDOOR POOL Glass panes fogged

A.62 EXTERIOR STAIR Support egress, but discharges to no destination. Could be backdrop for rock climbing wall and/or zip line across lake.

A.64 OUTDOOR POOL Underutilized pool.

A.63 HOT TUB Out of order for years.

A.65 EXERCISE ROOM Appears to be storage. Inadequate space and limited equipment options.

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C. MECHANICAL 1. INN ENTRY – VESTIBULE

a. HVAC design for this area appeared to be adequate, but a commissioning agent would need to perform test and balance to verify air is not being infiltrated into the building. The entrance needs to be under positive pressure to keep air from entering when the doors open.

b. Exterior sliding door which would allow air into vestibule if space is not under positive pressure (M.1)

c. Supply air diffusers on wall need to be cleaned and balanced to specified airflow.

OBSERVATION REPORTS

M.1 VESTIBULE View from vestibule looking to exterior.

M.2 VESTIBULE View of side wall diffuser high up on the wall.

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2. INN – LOBBY FRONT DESK

a. HVAC design for this area appeared to be adequate, but a commissioning agent would need to perform test and balance to verify air is not being infiltrated into the building.

b. Radiant heaters located below exterior wall windows are performing as designed. (M.4)

c. Linear slot diffusers serving supply air in to the lobby were functioning as designed. (M.5)

OBSERVATION REPORTS

M.3 LOBBY First impression - view of lobby, front desk and restaurant beyond.

M.4 LOBBY Radiant heater located on exterior wall below windows

M.5 LOBBY View of linear slot diffuser from floor of lobby

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OBSERVATION REPORTS

3. INN – RESTAURANT

a. HVAC design for this area appeared to be adequate, but a commissioning agent would need to perform test and balance to verify air is not being infiltrated into the building. (M.6)

b. Moisture around window seals needs to be addressed by installing new seals and verifying space is not under negative pressure, which would be performed by commissioning agent. (M.7)

OBSERVATION REPORTS

M.6 RESTAURANT View from restaurant toward lobby.

M.7 RESTAURANT View of window from inside restaurant.

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a. HVAC equipment serving these rooms were not cooling as designed. This caused humidity issues in the space, making lay-in ceiling tiles sag. Ductwork serving these spaces needs to be cleaned based on residue around supply diffuser. (M.8)

b. Rooftop units serving the convention rooms were not performing as designed. They could not maintain space temperature and acceptable humidity levels. (M.9)

c. Room had terrible odor due to HVAC equipment. Intake hood on return air duct had been removed and replaced with plywood allowing water and debris to enter duct (M.10)

d. Ductwork serving Clement Room A (RTU-11) will need to be clean and possibly replaced due to moisture being pulled in from outside air intake covered with plywood. This is main cause of odor issues in the convention room spaces.

OBSERVATION REPORTS

M.8 CONVENTION ROOMS View of ceiling in Clement Room A.

M.9 CONVENTION ROOFTOP AC UNITs View of rooftop units serving this area.

M.10 CONVENTION ROOFTOP AC UNIT (RTU-11) View of outside air intake covered with plywood.

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5. INN – PUBLIC RESTROOMS

a. Restroom fixtures are adequate, but should be replaced with low flow fixtures.

b. HVAC design for this area appeared to be adequate, but a commissioning agent would need to perform test and balance to verify the restroom is under negative pressure relative to the adjacent spaces.

OBSERVATION REPORTS

M.13 PUBLIC RESTROOMS Vinyl faced 2x4 ceiling tiles with economy grade lay-in light fixtures.

M.12 PUBLIC RESTROOMS Missing urinal screen. Note absence of continuous attachment angles.

M.11 PUBLIC RESTROOMS White solid surface counter and sinks. Durable but sterile in color.

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a. HVAC equipment serving these spaces are not performing as designed. These units could not maintain acceptable temperature and humidity levels.

b. The make-up air units (MAU) are designed to supply continuous outside air (Code Requirement) to the spaces. These units are controlled by thermostat, which currently turn units off once space temperature is reached. This type of control does not allow continuous outside air supply or humidity control. The space temperature is reached before humidity levels can be addressed causing space to be humid.

OBSERVATION REPORTS

M.14 GUESTROOM HALLWAYS

M.15 GUESTROOM HALLWAYS

M.16 GUESTROOM HALLWAYS Supply diffuser with moisture/rust stains due to high humidity levels.

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a. Exhaust airflow in the bathrooms are nonexistent in most cases and minimal in some. The exhaust fans serving these rooms need to be exhausting air constantly (Code requirement). The humidity issue when guests are taking showers is due to lack of airflow into the bathroom. (M.17)

b. Exhaust duct and diffusers need to be cleaned. c. Guest room bathroom doors need to be

undercut ½” or a door louver installed for proper airflow. (M.18)

d. Air conditioning units are turned off when guests are not checked in a room. This causes high humidity levels in space. (M.19)

e. Guest rooms do not have updated thermostats to control the air conditioning units.

OBSERVATION REPORTS

M.17 GUESTROOMS View of exhaust diffuser in bathroom.

M.18 GUESTROOMS View of bathroom door at floor.

M.19 GUESTROOMS Thru wall air conditioning unit control.

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OBSERVATION REPORTS

8. INN – GUESTROOMS (continued) a. Elderly guests have complained it is very difficult to

stand up from low water closet.

OBSERVATION REPORTS

M.20 GUEST BATHROOMS Tank type water closet.

M.21 GUEST BATHROOM Typical guest room bathtub.

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9. INN – INDOOR POOL

a. Air conditioning unit return air filter had algae growing in it. The filter is not accessible and has not been changed since unit was installed.

b. Return air grille is rusty and needs to be changed.

c. Supply and return duct needs to be cleaned. d. Outside air damper was closed (Code

Violation). e. HVAC equipment is not performing as

designed. Unit cannot maintain acceptable temperature and humidity levels.

f. Pool equipment room is used to store pool chemicals (no chemical room) causing deterioration of metals in room.

OBSERVATION REPORTS

M.22 INDOOR POOL Glass panes fogged

M.23 INDOOR POOL View of air conditioning unit from pool.

M.25 INDOOR POOL View of supply ductwork from air conditioning unit.

M.24 INDOOR POOL View of return air grille on wall of indoor pool.

M.26 INDOOR POOL View of RETURN ductwork from air conditioning unit.

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OBSERVATION REPORTS

10. INN – MECHANICAL EQUIPMENT a. Exhaust fans on the roof serving the corridors

were either not working or not working properly. b. EF-9 on roof had a broken belt and had not

operated in a while. This fan serves the guest rooms and needs to operate to maintain airflow into each room (Code Requirement). (M.27)

c. Most of the rooftop units had the outside air intake louvers closed (Code Violation). The maintenance staff said this was done because the compressors on these units have started to fail and this was the only way the unit could maintain space temperature. (M.28)

d. All of the rooftop air conditioning units, make-up air units, exhaust fans, thru wall air conditions in guest rooms need to be replaced with exception to the few that have been recently replaced. The typical service life for all of this equipment is 15 years, per American Society Heating, Refrigeration, and Air-conditioning Engineers. (ASHRAE HANDBOOK – HVAC APPLICATIONS)

e. The sump pump serving the elevator shaft was not working. Water was collecting below the elevators and the shaft had a terrible sulfur smell coming from it. The maintenance staff said when it rains the smell was worse. The sump pit for the elevators needs a pump by code, but could also reduce the smell in this area.

M.27 ROOFTOP MECHANICAL EQUIPEMENT View of EF-9 on the roof.

M.28 ROOFTOP MECHANICAL EQUIPEMENT View of rooftop air conditioning unit.

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D. ELECTRICAL

1. INN EXTERIOR

a. Inn exterior lighting consisted mostly of building mounted HID fixtures.(E.1 & E.3)

b. Back bridge was lit with step lights mounted to the railing on bridge.(E.2)

OBSERVATION REPORTS

E. 1 EXTERIOR LIGHTING View from back bridge.

E. 2 EXTERIOR LIGHTING Pathway lighting on bridge.

E. 3 EXTERIOR LIGHTING View from outside of indoor pool.

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2.. INN ENTRY – VESTIBULE/LOBBY/RESTARAUNT

a. Vestibule lighting consisted of wall mounted HID up-lighting with skylight at top.(E.4)

b. Inn lobby and restaurant consisted of pendant lighting. Fixtures were 100W incandescent with galvanized finish.(E.5 & E.6)

OBSERVATION REPORTS

E.4 VESTIBULE Up-lighting in entry vestibule

E.5 RESTARAUNT View of lighting in restaurant.

E.6 LOBBY FRONT DESK View of lighting at front desk.

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a. Convention room lighting consisted of pendant fixtures, recessed can lighting, and cove lighting. Cove lighting fluorescent lamps appeared to be different color temperatures throughout.(E.7 & E.9)

b. Lighting control system consisted of preset scene controllers. System was not functioning correctly in convention rooms.(E.8, E.10, &E.11)

E.7 CONVENTION ROOMS View of lighting in large convention room.

E.8 CONVENTION ROOMS Lighting control station.

A.29 CONVENTION ROOMS Prefunction space. Water and/or settlement has created cracks on ceilings.

E.9 CONVENTION ROOMS Lighting in small convention room.

E.11 CONVENTION ROOMS Lighting control panel.

E.10 CONVENTION ROOMS Lighting control station and main lighting control panel.

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a. Lighting in guestroom hallways consisted of wall sconces and fluorescent strip fixtures mounted at guest room soffits.(E.12,E.13 &,E.15)

b. Wall sconce fixture provided little lighting for hallway floor.(E.14)

OBSERVATION REPORTS

E.12 GUESTROOM HALLWAYS View of guestroom hallway lighting main floor.

E.13 GUESTROOM HALLWAYS View of guestroom hallway lighting below grade.

E.15 GUESTROOM HALLWAYS Lighting at guestroom door.

E.14 GUESTROOM HALLWAYS Guestroom hallway light fixture.

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a. Guestroom lighting consists of wall mounted fixtures and lamps.(E.15 & E.16)

b. Recessed lighting was installed an guest room entry.

c. Bathroom lighting consisted of a fluorescent strip fixture mounted in soffit above vanity.

OBSERVATION REPORTS

E.15 GUESTROOMS Guestroom lighting.

E.16 GUESTROOMS Lighting in between beds.

E.18 GUESTROOMS Lighting above vanity in bathroom.

E.17 GUESTROOMS Recessed can lighting at guestroom entry.

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6. INN – ELECTRICAL SYSTEMS

a. Main fire alarm panel appeared in good condition and in working order.(E.19)

b. Transformers located on roof were rusted and appeared to be in need of repair.(E.20)

c. Main electrical room was filled with storage items and clearances were not being maintained.(E.21)

d. Fire pump controller appeared to not have power. Breaker appeared to be tripped.(E.22)

OBSERVATION REPORTS

E.19 ELECTRICAL SYSTEMS Main fire alarm panel.

E.20 ELECTRICAL SYSTEMS Transformer located on roof.

E.22 ELECTRICAL SYSTEMS Fire pump controller.

E.21 ELECTRICAL SYSTEMS Main electrical panel.

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ENVIRONMENTAL A. OVERVIEW The Nicks/Paratus Group has completed mold sampling throughout the Inn at Montgomery Bell State Park. The purpose of this study was to test for mold and included levels of two (2) basic Indoor Air Quality (IAQ) parameters - temperature and relative humidity. These parameters can be indication of problems with the indoor air quality.

B. SAMPLING PROGRAM The following areas - Room 101, Hall at Room 111, Hall at Room 200 and Hall at Room 502 - were tested for mold. For comparison purposes, we tested the outside air as a baseline. The referenced outside baseline samples were collected on the kitchen loading dock and at the restaurant catwalk.

C. SPORE TRAP-NON-VIABLE METHODOLOGY Non-viable spore trap mold samples were collected during this study. These total airborne fungal spore samples were collected using spore trap sampling cassettes. This type of sample collects both viable and non-viable mold spores on an adhesive collection media. Viable spores are those spores capable of living and forming new mold colonies, and non-viable samples generally refer to non-reproducible or dead spores. This type of sample is collected because both viable and non-viable mold spores are capable of causing allergic type reactions. The samples were delivered to Environmental Science Corporation; a recognized biological laboratory for microscopic analysis of the samples. At the laboratory, the media is stained and viewed under a 600X microscope for direct examination and identification. Sample volumes were kept similar to simplify comparison between the interior sample areas and the outside reference samples. A sample of approximately 75 liters of air was collected from each sampling location. The limitation of this method is that is lists the molds by the appearance of the airborne mold spores. Some mold spores are similar in appearance and are reported together. For example, one of the groups of mold identified during the sampling event was the Penicillium/Aspergillus types. These spores can only be positively differentiated by culturing viable samples.

D. SAMPLE LOCATIONS AND RESULTS Spore Sampling was started at 9:26 a.m. and was completed by 11:41 a.m. The mold cassette reference sample consisted of an outside sample taken at the start of the sampling event and another collected at the end of the sampling event. The average of the two samples was used as a baseline to compare the samples from the areas of complaint to the outside air. The total spore counts of the outside reference mold cassettes on this day were 31,000 and 46,000 spores per meter cubed and averaged 38,500 spores per meter cubed (S/m3. ) Outside temperature and humidity readings were 72.1 oF to 70.5°F and 95.4% to 94.4% RH. The weather on the day of the testing was raining. As noted above, interior samples were collected from Room 101, Hall at Room 111, Hall at Room 200 and Hall at Room 502. Visible mold and water intrusion were observed in the interior sampling areas.

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The mold cassette samples from the various areas ranged from a low spore count of 4,500 S/m3 in the Hall at Room 200 to a high count of 37,000 S/m3 in Room 101 . The spores found in the interior samples were also present in the outside air reference sample. The lab results are attached. With the exception of Bipolaris/Drechslera found in Room 101 and the Hall at Room 502 and Curvularia found in the Hall at Room 502, the remaining spore types were generally in proportion to the reference samples. Also of note was the spore count for Penicillium/Aspergillus found in Room 101 . It was significantly higher than the outside reference samples and the other interior samples. Bipolaris/Drechslera is most frequently associated with grasses, plants and soil but can also be found on indoor building materials. It is a potential allergenic causing asthma, hay fever, allergies and sinusitis. The Curvularia is generally associated with soil, plant liter or decaying plants. It is a potential allergen causing hay fever, asthma and sinusitis. The elevated Penicillium/Aspergillus found in Room 101 is most likely attributed to this room being "closed off" due to water intrusion issues. At the time of the sampling, the Inn had taken several rooms out of service. As indicated, IAQ sample indicators were collected while on site and the results are in the table below. The results were compared to recommended comfort levels suggested by the American Society of Heating, Refrigeration, and Air conditioning Engineers (ASHRAE). The temperature range is 68°F - 79°F. Recommended relative humidity in the range of 30%-60% is comfortable and generally does not promote mold growth.

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E. CONTACT SAMPLES Contact samples consisting of clear tape samples with a window of 1 cm squared were collected of visible mold colonies from the bathroom in Room 101, Elevator Lobby on the 1st Floor and Hall at Room 502. The purpose of the contact samples is to determine the genus of visible mold colonies by direct laboratory examination. This allowed us to compare any elevated mold spores in adjacent areas to those known to exist in the problem area thus determining if the mold in the problem area is the source of the elevated mold spores.

F. CONCLUSIONS AND RECOMMENDATIONS

The following conclusions are made based upon the data collected during this sampling event and our experience with similar conditions. When evaluating a building for mold, we try to compare the total quantity, genus, and numbers or percentages of the different types of mold to the outside reference sample and the inside reference. In addition, while we are present in the areas, we look for water stains and materials with visible mold that may be possible sources of spores if elevated conditions are determined. Finally, visible mold is generally sampled to determine the type of mold growth present. The interior airborne spore counts were substantially less than those of the outside air on the day of sampling exclud ing Room 101 . Total spore counts do not suggest a serious mold problem exists in the Inn as a whole. It is apparent that there are some locations with elevated spore counts. The spore counts of the Inn were all less than the spore counts in the outside air on the day of sampling. The second consideration we reviewed was the genus of spores found during the analysis of the samples. If the types of mold generally found within the building are the same as those found in the reference samples on the date of sampling, then we assume that the outside air is the source of the airborne mold spores. However, if the types of mold found differ greatly from that in the reference samples, or if the number or percentage of a genus of mold is considerably higher from an interior sample area(s) than the other areas or the reference; then there may be a possible source of mold in the area sampled. One deviation from the outside air is that there was considerably more of the Penicillium/Aspergillus type molds present in the Room 101 sample than were in the outside air. This type of mold is generally associated with water damaged building materials. Visible mold and water intrusion were observed in the sampled areas. In general, Indoor Air Quality parameters of temperature and relative humidity are not in line with suggested values. The temperature is too low and the relative humidity too high. Three (3) contact samples were collected from the visible mold growth. The two types of mold identified in both contact samples were Cladosporium and Memnomiella. The Cladosporium mold type was identified in the airborne mold samples. The Memnomiella was not. Memnomiella is a powerful cellulolytic cellulose decomposer. This mold appears to be limited to the visible mold growth on the surfaces - drywall and ceiling tiles. We recommend that this mold be remediated using a biocide and any damaged ceiling tiles or drywall be replaced.

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G. APPENDIX

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MONTGOMERY BELL STATE PARK 44


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WATERPROOFING A. PROJECT Montgomery Inn and Conference Center was completed circa 1998 (15 years old) and is located at 1000 Hotel Ave., Burns, TN. The facility houses a 125 room inn and a conference center. Parking at the facility is asphalt paving. Lake access, outdoor and indoor pools and exercise area are present for use by the guests (see attached Exhibit A for an aerial view of the property). The structure is comprised of concrete footings, cast concrete load bearing walls, load bearing concrete masonry units (CMU), steel rafters and bar joists. Exterior CMU walls are filled with insulation. The majority of the lower three floors are enclosed by either a site cast concrete wall or by CMU block walls. We are not sure of how the below grade walls are waterproofed. Original roof assembly was ballasted EPDM over 3” polyisocyanurate insulation over metal deck or Galvalume coated steel standing seam roof panels over 3” polyisocyanurate insulation over metal deck . It was reported that original ballasted EPMD roof was replaced with an unballasted EPMD single-ply membrane roof approximately three years ago. The building exterior is stone veneer and high build elastomeric over CMU. Building construction details were provided by plans provided by Everton Oglesby Askew Architects, 400 Fourth Avenue South, Nashville, TN, 37201, dated 12 September 1996. Building maintenance and leakage history was provided by Mr. Kelvin Wheeler and Mr. Joe Conway, Maintenance Engineers at the facility. Mr. Wheeler reported that major leakage at the upper floors due to clogged gutters during an extremely heavy rain event occurred approximately three years ago. The gutter system is now being maintained and no further leakage has occurred at the upper floors. Current active leaks were reported as occurring at the below grade walls on the second and third floor levels. No leakage was reported at window perimeters.

B. EVALUATION PROCEDURES Jeff Coffey of Williamson & Associates, Inc. performed a visual evaluation of the building exterior walls and roof on August 7th, 2013. The evaluation of the exterior walls was from the ground and from accessible roof areas and a review of the Architectural Drawing provided by the Owner. No exploratory probes were performed to identify or to confirm existing conditions. This report presents our observations and findings, with recommendations for repairs and opinions of cost. This report is presented in the form of a descriptive commentary with attached photographs. Please refer to the attached photographs while reading the report.

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C. EXECUTIVE WATERPROOFING SUMMARY Inn Maintenance reported the site is apparently undergoing some settlement issues that are affecting the outdoor and indoor pools. The Maintenance Engineers and General Manager stated that apparent settlement at both pools is noticeable at the filled pool waterline. W&A will defer the pool Settlement issues to a Geotechnical Engineer familiar with the prevailing subsurface soil conditions in the area. Concrete balcony slabs at grade and concrete pool deck slabs show considerable distress and cracking from apparent settlement. The resulting voids between the concrete slabs and adjacent construction permits additional water entry beneath the concrete thus exacerbating erosion of soil and further settlement. Balcony slabs at grade are separating from the adjacent separation walls. Voids between the concrete slabs and adjacent substrates should be repaired as routine maintenance to reduce further settlement. Indoor pool enclosure appeared to be a pre-engineered structure comprised of corrugated plastic roof panels and insulated glass wall panels. The Indoor Pool enclosure had visible leakage occurring at the plastic roof panels both over and between frame lines at panel edges, at the base of the enclosure, and at the enclosure columns. Several of the insulated glass wall enclosure panels were badly fogged requiring replacement. At the southwest corner of the Inn, active leakage was observed at the second and third floor levels. The leakage appeared to occur at the interface of an engineered stacked block site retaining wall and the stone veneer cladding. We expect that this leakage is occurring due to a lack of continuity in the below grade waterproofing. We recommend that further investigation be performed. Masonry veneer weeps are either present below grade or are missing at many locations. Covered or missing masonry weep restricts drainage of the masonry cavity leading to water entry into the building. Visible vertical settlement cracking was observed at the third floor level. Where active water entry was observed, the walls appeared to be CMU with an elastomeric coating. We were not able to identify the source of below grade leakage without further testing and probable exaction probes to identify the cause. The Manufacturer of the high build elastomeric coating applied to the exterior face and interior face of the CMU walls is not known; however, the elastomeric product has exceeded its useful life and no longer provides water resistive protection. Water contacting the face of the exterior CMU walls will migrate horizontally through the insulated CMU substrate entering the wall assembly. In addition to losing its waterproofing benefit, the elastomeric coating has most likely lost its pliability and ability to bridge small cracks in the coating substrate due to movement. The loss of the waterproofing component may result in the below grade leakage. Failure to bridge small cracks also permits water entry into the wall assembly. Permitting the moisture to enter the insulated CMU will result in organic growth at the wall interiors if not corrected. Many of the elevated concrete balcony slabs have cracked at mid-span permitting water seepage through the crack to the underside balcony where it is visible. Seepage through the elevated slab cracks will result in corrosion of the steel reinforcing steel within the slab. The resulting rust Formation on the reinforcing steel will lead to rust jacking and spalling. If not repaired, spalling of the concrete balconies will result in expensive structural concrete repairs. P-Tac units in the guest rooms are discharging condensate onto the balcony slab surfaces creating staining of the concrete slab. At some guest room locations, condensate is flowing into the concrete cracks which will eventually create spalling. Exterior and interior door frames and leafs at the Chlorine Storage Room have deteriorated badly and require replacement.

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The outer two feet or so of the soffit finish at the Inn’s front entrance had started peeling from persistent moisture intrusion through the stone veneer. Maintenance reports that this location often requires routine attention. Moisture intrusion at the soffit is from incorrect detailing of the throughwall flashing beneath the stone veneer. Existing masonry veneer control joints sealant and window perimeter sealant joints appear to be polyurethane sealant in poor overall condition that is beginning to fail. Repair of these sealant joints will require removal of the existing sealant, cleaning of adjacent substrates, and installation of new backer rod and sealant. We recommend that a more durable type of sealant, such as a silicone sealant, be installed during remediation. The general overall condition of both the standing seam metal roofs and single-ply membrane roofs is good. At two single-ply roof locations adjacent to the Loading Dock, the roof does not provide sufficient slope to adequately drain the membrane resulting in ponded water. These two locations should be repaired by a qualified roofing contractor as maintenance. We also recommend that a local roofing contractor be retained by the Inn to provide an annual inspection survey of the roofs condition and to provide Inn Management with a written report describing the general overall condition and providing a budget for minor maintenance items needed during the upcoming year. The local roofing contractor could provide on-call service for any reported roof leaks which would occur during the year.

D. OBSERVATIONS AND RECOMMENDATIONS 1. Photos 1-8 show concrete slabs cracked and separating from adjacent substrates both on grade and at

short stem walls. The cracks through the concrete slabs and separation from adjacent construction permit water entry resulting in additional slab settlement and cracking. Slab cracks should be routed and caulked as routine maintenance as they are observed. Where concrete slabs are separating from adjacent substrates due to movement, the existing expansion joint, if present, should be removed to a 1” depth and closed cell baker rod should be inserted into the void and caulk should be applied to the void to reduce water entry. At some locations, such as the void shown in Photo 2, repair and separations have not been addressed recently, crack repair in Year 1 will be significantly higher than in the following years.

2. Photos 9-14 show leakage observed at the Indoor Pool enclosure. Visible in Photos 9-10 are fogged wall glass lites due to failed glazing seals that require replacement. Visible in Photos 9-12 is leakage observed at the pool enclosure perimeter from cold joints present between the concrete curb and slab and at failed sealant joints at the pool enclosure perimeter. Photo 11 shows water entry occurring at a structural column and Photo 12 shows water entry at the exterior entrance door threshold. Photo 13 shows leakage occurring from the plastic roof panels dripping off of the rafters. Photo 14 shows water entry between the enclosure roof and the exterior wall of the Inn. It should be noted, a downspout and high roof termination occur adjacent and above the pool enclosures exterior entrance door. The large quantity of water being discharged onto the slab immediately adjacent to the door shown in Photo 12 making controlling leakage at this location difficult. We recommend that a canopy or a protective cover be considered at the door as protection. We recommend that fogged insulated glass wall lites be replaced. We recommend that the perimeter sealant joint at the enclosure perimeter be removed and replaced with new more durable sealant such as Dow Corning 795. We also recommend that the plastic roof panels be wet sealed to reduce water entry.

3. At the southwestern corner of the Inn, reported leakage was occurring at the second and third floor levels. Active leakage has stained carpet at both levels and ceiling tiles at the second floor level (Photos 15 and 16). Photo 17 shows a stacked block engineered retaining wall adjacent to the stone veneer exterior wall very close to where water entry had been observed at the interior. To identify the source and location of the

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persistent leakage will require further investigation. The investigation would involve removing a section of the stacked block retaining wall along with the backfill to expose the stone veneer wall. After exposing the stone veneer, additional testing would be performed to determine where destructive probes would be required to assess actual construction conditions. Most likely there is a breech of waterproofing continuity at this location.Once the source of leakage is determined, a repair protocol will be prepared.

4. Photo 18 shows a typical location along a stone veneer wall where weeps are either below grade or are missing. Tone veneer and brick weeps are open head joints and are easily identified when present. The failure to provide weeps or to cover then with backfill restricts drainage of the masonry cavity and may result in water entry into the building. Photos 19-20 show location of an active leak at the second floor level where movement cracking is visible along a line of CMU joints. Further testing and investigation is recommended to determine the source of the water entry. The testing will require exaction of the exterior soil to expose the exterior of the below grade walls and waterproofing. Repairs may require removal and replacement of the exterior below grade

5. It appeared that the high build elastomeric applied to the face of the block walls has exceeded its useful life expectancy. We are not sure what product was applied during original construction, however, it appears to be one of the various acrylic types that were available during that time period. Generally, an acrylic elastomeric has a useful life of 5- 7 years. As the elastomeric coating weathers, it loses both its waterproofing resistance and its pliability or ability to bridge small movement cracks. Visible cracks over 1/16” in the exterior block exterior walls should be repaired with mortar or caulk. The exterior block walls should be re-coated with a durable silicone based elastomeric coating at 15-17mils dry film thickness such as Dow Corning AllGuard or Momentive SilShield 2400. Photos 21-26 show typical deficiencies that were observed. Photo 21 shows typical cracks of mortar joints where an infill of block occurred. Cracked mortar joints permit water entry into the wall assembly which migrates easily through the porous block. Photo 22 shows a thin plastic cover secured to the wall covering the sheet metal flashing below. No sealant was installed at the top of the plastic permitting water entry. Water entry flowing beneath the plastic trim piece enters the block and migrates past the sealant joint between the sheet metal flashing and the block. This is a poor detail. Photo 23 shows uncoated block behind the downspout, indicating that application of the elastomeric coating occurred after the gutter and downspouts were installed. The downspouts should be removed during repairs to permit the elastomeric coating to be installed across the recess. Photos 24-26 show a vertical recess on the south elevation where cracking has occurred at a concrete column and the block infill. Photo 26 shows stair step cracking occurring behind the original elastomeric coating. The cracked mortar joint will require re-pointing if the cracks exceed 1/16”. Permitting moisture to enter the wall assembly will result in organic growth formation at the building interior.

6. Many of the elevated balconies appear to have cracked at mid-span due to movement permitting water seepage through the crack which is visible from the underside of the deck (Photos 27-28). Seepage through the elevated balcony concrete decks will result in corrosion of the steel reinforcing within the concrete slab. The rust formation results in a swelling of the reinforcing steel eventually spalling of the concrete surface. If not repaired, spalling of the concrete balconies will result in very expensive structural concrete repairs. Photo 29 shows P-tac units discharging condensate onto the surface of the concrete deck causing unsightly staining of the concrete surface. We recommend pressure washing of the balcony decks, routing and caulking of the crack and applying a high quality pedestrian coating to each balcony deck.

7. Photos 30-31 show the interior and exterior doors and frames to the Chlorine Storage room rusted and in overall poor condition. We recommend these doors and frames removed and be replaced with new door leafs and frames and painted with a more durable coating such as an epoxy.

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8. Photos 32-35 show outer two feet of the soffit finish at the Inn’s front office peeling from persistent moisture intrusion. Maintenance reported that this location routinely requires maintenance. Leakage results from incorrect installation of the through wall flashing. The galvanized angle shown in the photos should have the impedes drainage of the masonry cavity. Repairs at the lintel will require removal of stone veneer to complete.

9. Photos 36-40 show overall poor condition of existing sealant. Existing masonry control joints and window perimeter sealant joints appear to be a polyurethane sealant that has started to fail with crazing and adhesive failures. Repair of these sealant joints will require removal of existing sealant, cleaning of the adjacent substrates and installation of new backer rod and sealant. We recommend that a more durable sealant, such as a silicone be installed during remediation. Exterior gaskets observed on the windows appeared to be in good serviceable condition.

10. Photos 41-46 provide general overall views of the single ply and standing seam metal roofs. The overall general condition of the roofs is good. The standing seam metal roof is original and is Galvalume coated material which is carries a twenty year warranty. The single ply roof was reported as being three years old. Photo 45 shows one of two locations adjacent to the Loading Dock that does not have sufficient roof slope to drain properly. We recommend these two areas be corrected as maintenance. Photo 46 shows a hole in the single ply roof those results in water entry. This location should be repaired as maintenance. W&A recommends that a local roofing contractor be retained by the Inn to provide a yearly service and maintenance contract. Part of the contract would be an annual roof inspection with a written report along with a budget for minor maintenance items for the following twelve month period. A contract could also be negotiated for providing on-call service for any reported roof leaks to get more favorable rates.

11. While on the roof, W&A observed what appeared to be unusual settlement of brick at the north side of frame line 19 (Photos 47-49). We recommend that a Structural Engineer be consulted to determine if a settlement problem exists and if remedial action is required at this location.

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COMPARISONS/TRENDS A. OVERVIEW MARKET CONDITIONS Montgomery Bell State Park Inn and Conference Center’s primary segment is the group customer of which Tennessee State related organizations represent the highest percentage. Religious, social, reunions, weddings and corporate groups represent a smaller percentage though are of increasing importance with the continuing reduction to Tennessee State related organization’s available funds. The primary competition comes from hotels and meeting facilities in and around Nashville including Lipscomb University along with occasionally other Tennessee State Park facilities. The expressed reasons for lost business to Nashville competitors are outdated conditions and lack of meeting space plus relying primarily on word of mouth without the benefit of a dedicated solicitation effort. Nashville hotels have updated lobby, meeting space, and guest room design and furnishings. In addition to various brand requirements for regularly scheduled refurbishment and renovation. Without a dedicated solicitation effort the result is only realizing the business which calls them without the ability to solicit the business which is most profitable during the various demand seasons of the year. The individual traveler is less than twenty percent of Montgomery Bell’s business which could possibly be an important segment if a targeted sales effort were possible. Most hotels would be eager to have the scenery, lake views, extensive recreational and leisure facilities of Montgomery Bell but these features alone need to be complimented by good quality sleeping and meeting accommodations to realize increased occupancy. Generally speaking, we suspect that there is a common public perception that publicly funded facilities should not be a Triple-A, 5-diamond facility. And we agree. The state, as a steward of the public funds, should not be in the business of running a luxury level of lodging. As such, visitors to state park hotels and inns can be expected to have relatively low expectations in comparison to other lodging options. They further expect a state park facility to maintain a lodging rate that is affordable to the majority of visitors with amenities relatively consistent to competing lodging facilities of the same price range. This isn’t to say that there is only one rate for all rooms, but rather that the majority of rooms are available at a relatively affordable rate. Assuming the visitor has agreed to the rate, there is then a minimum level of expectation for the guest experience for the facility, and it is quite simply compared to other, similar priced, lodging facilities. Unfortunately, Montgomery Bell State Park has been subject to deferred maintenance, guest room renovation efforts, and soft goods replacements. As such, the Inn has recently been unable to provide this minimum expectation, resulting in diminished occupancy rates.

COMPARISONS For comparisons, we have attempted to compare this facility utilizing the industry AAA diamond ratings. A comparable property for Montgomery Bell, based on lodging rates, would currently be a 2-diamond property such as Days Inn, Country Inn, Comfort Inn, Econo Lodge, Microtel, Red Roof Inn, Sleep Inn, Super-8, and similar. With some investment in capital improvement and , we believe that this facility might be capable of equating to a 3-diamond property such as Marriott’s Courtyard, SpringHill Suites or Fairfield Inns, Embassy Suites, Radisson Hotel, Holiday Inn Express, Sheraton Hotel, among others. Excerpts from AAA diamond rating descriptions:

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To be eligible for evaluation, establishments meet basic requirements for cleanliness, comfort and security (hotels) or cleanliness, food preparation and service (restaurants). After establishments are designated as AAA/CAA Approved, inspectors assign a rating of One to Five Diamonds based on the extensiveness of services, facilities and amenities typical of each rating level. The Diamond Ratings guide members in selecting establishments appropriately matched to their needs and expectations. For the current hotel guidelines inspectors noted a prevalence of open and active lobby areas, dramatic headboards, wood and laminate flooring options and the increased use of glass, marble and stone. They observed the use of sustainable and allergy-free products in amenities and expanded fitness options. And they noted technology trends including easy-to-use alarm clocks, single-use coffee makers and power stations for gadgets and devices. [1] [1] http://newsroom.aaa.com/diamond-ratings/aaa-inspections/

Appeal to budget-minded travelers. Provide essential, no-frills accommodations. Meet basic requirements pertainin to comfort, cleanliness and hospitality.

Appeal to travelers seeking more than basic accommodations. Provide modest enhancements to overall physical attributes, design elements and amenities, typically at a moderate price.

Appeal to travelers with comprehensive needs. Multifaceted with a distinguished style, including marked upgrades in the quality and level of physical attributes, amenities and comfort.

Upscale in all areas. Progressively more refined and stylish. Physical attributes reflect enhanced quality throughout. Fundamental hallmarks include extensive amenities and a high degree of hospitality, service and attention to detail.

The ultimate in luxury and sophistication. Physical attributes are extraordinary in every manner. Fundamental hallmarks include meticulous service that exceeds guest expectations, impeccable standards of excellence and personalized services and amenities that provide an unmatched level of comfort. [2]

[2] http://newsroom.aaa.com/diamond-ratings/diamond-rating-definitions/

CURRENT PERCEPTION Both the interior and exterior of the space is relatively pleasing and in accordance to what today’s guest expects relative to other hospitality venues. The existing interior decor concept is a combination of relevant materials (exposed stained wood and veneers, carpets, stone, tile) with some unmatched features such as the lobby desk and furnishings. The front desk is cluttered and the walls behind the desk are broken up with doors to the back of house offices. This in addition to the graciously sized souvenir shop could be rearranged to provide an improved check-in experience. The guest hallways currently have darker colors which creates a dim environment, especially on the lower levels below grade. There is a noticeable increase in humidity levels as the guest enters the guest room corridors as well as the individual rooms.

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LODGING TRENDS Lodging has exploded with innovative design and expanded technology in the past ten years. Guestroom basics have expanded to include not only safe, clean, comfortable and odor free but now include internet access, a strong cell phone signal, and a 40 inch flat screen panel television with device connectivity, and a well-designed guest bath at least on par with the guest’s bath at home. Specific trends for guest rooms include door locks opening using an application on the guest’s cell phone, single serving quality coffee makers (Kuerig), a mix of floor finishes including tile, wood, marble, carpet, expanded headboard which conceal electric outlets and phone jacks which also incorporate accessible and plentiful electric outlets in the head board, night stand or lamps, individual gooseneck reading lamps, wall thermostat controlled PTAC unit, energy efficient lighting, guest phone with docking recharger for electronic devices, locally inspired artwork, drapes, blinds, shutters with effective blackout, box spring and mattress with pillow top and encased to reduce bug hiding places, duvet with changeable cover or three sheets so surfaces touching the guest are fresh daily or upon arrival, comfortable chair with ottoman, safe and refrigerator. Guest bath includes dual flush toilet with seat height of 16 to 18 inches, framed individual mirrors, distinctive sink in cabinet or marble variety, ledge or shelf to place toiletries/cosmetics off the vanity top, rolling towel caddy, hooks verses towel rod, towel warmers, replacing tub/shower with walk in showers, rain shower head with additional adjustable hand shower with wall bar, curved shower rod for tub/shower, overhead light in tub/shower, updated design faucets, robe hook, make up level lighting over sink, separate adjustable magnifying mirror. Meeting space is extremely sound proof with improved operable partitions (air walls), efficient overhead lights and wall sconces with pre-set mood/theme settings and rheostats by sections to accommodate audio/visual presentations, heating and air condition controlled centrally with a small range adjustment for thermostats accessible to customers, ergo designed stack chairs for sitting long hours, audio/visual presenter controls which are wireless, quality speaker system, school room style tables with finished top to eliminate need to cover with table cloth, electronic event boards incorporated with individual meeting room display, ultra-light banquet round tables, Wi-Fi is available everywhere with hardwire computer access available though required less frequently. The Hotel Lobby has transitioned to an alternative impromptu meeting location and lounging/working area seating groups with or without tables. There is an assortment from a communal table with ten chairs to individual comfortable lounge chairs designed to block adjacent sound. The Lobby is being combined with the restaurant to offer snacks, meals and beverage based on the time it takes to serve. Menus are arranged for food served within five minutes while other selections would be available in ten or fifteen minutes. Bars in lobby area are flexible and change from morning coffee bar with espresso machine to full service bar for signature mixed drinks. It is all about the guest’s requirements. Electrical outlets conveniently located by seating areas for recharging are essential. Generally there is a featured piece of art or something to create a statement about the facility. Light levels, music selection/volume and scents are changed by time of day to help set the mood. The registration desk has changed to pods which allow the staff member to access the guest with equipment built in providing an organized appearance and the area behind the registration area clear of clutter. Electronic daily event monitors along with 50 inch wide flat screen informational monitor with touch screen access to facilities information, recreation, local restaurants, attractions, and services. The main entrance is extremely important and it must be easily found. Distinctive landscaping, directional signs and covered area where guests can unload vehicles protected from the weather.

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Multiple seating areas close to the main entrances with any smoking areas distanced from the entrance door. During heavy check-ins, having a person to welcome and provide assistance is standard. An attractive, well organized, clean, and maintained main entrance sets the expectation for the entire stay. Restaurants can go in many directions from celebrating chef to simple basic. Assessing what the customer wants to eat along with the ability of the Chef will determine the menu. The shift is slowly moving away from a protein, starch, vegetable, dessert menu and buffets which provide variety though usually at an increased food cost. Local grown products and herbs grown on the facility are easy to provide. Outdoor gathering areas have become increasingly popular. With Montgomery Bell’s natural setting, this area is a considerable advantage. Comfortable seating areas centered on fireplaces or fire pits are enhanced with food and beverage service, candlelight, outdoor speakers and television. Ideally, outdoor areas offer a variety of individual and group seating.

B. RETURN ON INVESTMENT

CONSIDERATIONS FOR OCCUPANCY GROWTH Due to moisture or condition issues, several guest rooms are either not available to rent (out of order) or sold last. By resolving the problems in these guest rooms, there would be less wear to the other rooms rented more frequently and the opportunity to gain revenue from rooms returning to rentable status. Resolving these issues also avoids the probability of losing a customer's return visit due to dissatisfaction from a guest room in poor condition. With greater appeal as result of renovations and upgrades, there is potential to build occupancy which could be derived from a higher rate of return from current customers and attracting new customers. Over a five year period if occupancy grows only one percent each year along with adjusting average rates at a minimal annual inflation rate of 2.5%. The room’s revenue alone would increase close to $500,000. This approximate calculation is based on 127 rooms available per day starting at a 35% annual occupancy and a $71.00 average rate.

RENOVATIONS WITH THE HIGHEST POTENTIAL FOR ROI The guest room and bath are THE MOST IMPORTANT elements of a lodging facility. These components will be the major contributor to positive or negative ratings from guests and should be treated as such. This statement is justified by the fact that ALL guests will have a firsthand experience of the room and bath and have an opinion about it. Most guests will view the exterior of the building, though not everyone arrives during the daytime or pays attention. Most guests will also experience the entrance, lobby and guest corridors, though not all will linger and notice the décor or sit in the furnishings. The majority of guests will likely visit and experience the restaurant and buffet at this location, primarily since room service is not available, and the nearest local restaurant is not on the park property. Only a fraction of the guests will experience the public restrooms and meeting room spaces. And it is expected that only a fraction of guests will take advantage of the recreation or amenities.

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As a result of these considerations, we would prioritize the renovations as follows as they provided the highest potential for ROI (Immediate Need category):

1. All guest room and guest hall related HVAC renovations to maintain temperature and humidity levels (supply air, make-up air, exhaust air, etc.)

2. Efforts to diminish reoccurrence of moisture issues (underground drainage, foundation waterproofing, exterior wall surfaces and voids, skylights, rooftop equipment and ductworketc.)

3. All guest room related goods that have been negatively impacted by extended exposure to high humidity levels and subject to mold growth (mattresses, bedding, upholstered furniture, carpet, ceiling tile, draperies, paper faced gypsum board, etc.).

4. Modernize guest room furnishings and accessories (televisions, dressers, headboards, tables, chairs, nightstands, desks, lamps, balcony furniture, etc.)

5. Renovate/modernize guest room bath and entry (tile flooring, vanity tops, faucets, shower rod, ceilings, light fixtures, mirrors, toilet accessories, etc.)

6. ADA room renovation. This will avoid potential discrimination lawsuits. The 2010 ADA requires lodging facilities of this size (101-150 rooms) to provide 5 mobility accessible rooms without roll-in showers and 2 mobility accessible rooms with roll-in showers. It also requires 12 rooms be provided with communication features. All accessible and communication rooms are to be dispersed among the various classes of guest rooms, including kings, double doubles, and suites. Montgomery Bell plans currently show 6 mobility accessible restrooms with roll-in showers, one of which is a suite. As such, the facility does not comply with these requirements. Rooms with communication features were not identified, and the quantities of each were not verified. The recommended dispersion would be:

a. 2 mobility accessible rooms with roll-in showers on 1st and 6th floors, 4 mobility accessible room with transfer tub on 2nd, 3rd, 4th and 5th floors (require conversion from roll-in shower), and convert one 1 guest room to a mobility accessible suite at the 3rd level at pool deck.

b. Provide / verify 12 guest rooms with required communication features – 2 per level. c. Ensure at least 1 suite has communication features.

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SECTION IV - RECOMMENDATIONS A. AREAS OF CONCERN PUBLIC HEALTH In consideration of the presence of mold as represented by the Environmental Section of this report, there is significant cause for concern that both employees and guests are exposed to a variety of mold types. The documentation is such that humidity levels are well above ASHRAE recommendations at various locations within the facility. Additionally, the guest room and guest hall HVAC systems is not functioning at optimum capacity, creating low temperatures with unconditioned outside air which exacerbates the problem over time. And finally, water and moisture infiltration at various locations (roofs, above and below ground walls, ductwork) provides ample opportunity for mold to thrive in the carpets, ceiling tiles, paper faced gypsum board, and very likely within the upholstery and bedding. We recommend that considerable attention for addressing and resolving these issues should be given by the State of Tennessee. MAINTENANCE Overall, the facility staff appears to do their best in effort to maintain the facility, to the best of their abilities. It appears that the more complex systems (HVAC, building controls, exterior building envelope) are not being (or cannot be) maintained in an appropriate manner, by trained individuals with proper materials. And while we understand that this situation is something they have endured, it is not sustainable. As an example, the rooftop ductwork to the convention hall had a section of metal removed and replace with plywood as a temporary fix. The covering was incomplete so rain water was witnessed entering the duct, saturating the insulation, and providing the convention center room with a damp and musty odor throughout. Deferred maintenance is defined as “the practice of postponing maintenance activities such as repairs on both real property (i.e. infrastructure) and personal property (i.e. machinery) in order to save costs, meet budget funding levels, or realign available budget monies.” At Montgomery Bell Inn, this practice appears to have continued year after year for the past several years. And while it is understandable to defer maintenance for one or two years as budget dictates, the failure to properly maintain a complex system eventually leads to system failure. Montgomery Bell HVAC system is effectively at this point. Because of deferred maintenance on the building rooftop equipment (HVAC and controls), an interior environment has been created which is uncomfortable for guests, detrimental to interior furnishings and finishes, and potentially hazardous to the health of the occupants. To avoid such scenarios in the future, we recommend that the state invest in an O&M contract with a 3rd party vendor to annually maintain the systems and be available for on-call type services. This would allow the maintenance staff to focus on other tasks (lights, plumbing clogs, spot cleaning, touch-up, and general identification of other issues before they become larger problems). We recommend this contract have roll-over funding that can keep capital dedicated to the facility year after year to permit equipment purchases as-needed. By arranging this, after completion of any proposed renovations, we anticipate that the reputation of the facility will immediately increase through positive user reviews as word will spread about the “new and improved” guest experience. This excitement would then be sustainable for the long-term as guest issues are isolated from building issues.

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BUILDING MATERIALS AGE, CONDITION, AND SUSTAINABILITY Building materials and equipment inevitably deteriorate and begin to fail over time. Montgomery Bell Inn has been constructed with durable exterior cladding materials (brick, stone, concrete masonry, and aluminum windows and storefront) but there are other materials exposed to the weather which have reached or exceeded their usable life. The elastomeric coating is a primary example of a material that is exposed to all weather conditions and has a distinct usable life. For Montgomery Bell, this usable life has been exceeded at the elastomeric coatings on the facility. Other materials that have begun to fail are sealants, expansion joints, and mortar. In addition to this natural weathering and aging, Montgomery Bell appears to have problematic soil conditions. Evidence of varying settlement issues can be observed at the brick veneer, patio slabs, pool ramps, and such. Further exploration and efforts should be made to stabilize the foundations and ensure additional damage is diminished. The assessment team was also notified that the three guest levels below grade have had problems with moisture migration at the foundation wall since the original construction was completed. Various efforts were noted to have been made to address the situation, but it continues to be noticeable during rain events. At the time of this assessment, damp odors were prevalent in the facility, and water was witnessed within the elevator pit. A significant waterproofing effort appears to be necessary to provide the asset with the water resistance it was originally expected to have. We recommend that the future projects at Montgomery Bell evaluate the viable use of high performance exterior materials. These materials are considered premium grade due to the cost of manufacturing, but the labor to install is often similar to lower end products. As a result, a 25% costlier product installed with the same labor is effectively only a 10% premium to the project for that scope of work. These high performance materials include, silicone sealants, high performance glass, thermally broken windows and storefronts, insulated exterior walls and coatings and more. The performance factor is similarly true for equipment. Considering the precedent set for maintenance at this facility, we believe it warrants consideration of high performance equipment with longer usable life expectancies. We believe if you can select and install higher quality materials and finishes, the character of the facility common components – like tile floors, fixtures, cabinetry, etc, etc, a lodging facility may be able to exceed the 6 and 12 year renovation guidelines. Considering this is expected to remain a State Park facility for a long period of time, we recommend the renovation include some of the original building character (for repeat guest nostalgia) which conveys a sense of environmental responsibility by “using what you’ve got”, as long as remains appropriate for the function, and remains code compliant. New materials should be selected in consideration of the lifecycle costs and ability to function for long periods of time. While this may increase the initial costs to some degree, the replacement cycle extensions would offset the cost over the life of the material. Relative to sustainability, the state parks fall under the Tennessee Department of Environment and Conservation. As such, it would seem an obvious choice to select materials, furnishings, finishes, systems, and equipment which reflect sustainability of nature’s resources. We recommend that concerted effort should be made to evaluate the possibility of using geothermal heating and cooling since the mechanical recommendations note that the existing cooling towers are at the end of their usable life. There are ways to provide rainwater harvesting to assist with reduction in domestic water demands. On the interiors, we recommend that future projects evaluate the use of rapidly renewable materials, LED lighting and televisions, water conserving fixtures, and other components consistent with the state’s sustainability guidelines.

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B. ARCHITECTURE AND INTERIORS

EXTERIOR The building’s architecture is generally attractive and the cladding is in reasonable condition. Based on the waterproofing consultant recommendations contained within this report, we would recommend, re-applying a colored elastomeric coating on all surfaces to protect the exterior CMU. However, in effort to provide a better return on investment, we recommend a 2” drainable EIFS system be adhered to the existing concrete masonry adjacent to interior conditioned spaces. This would increase the current system 8” CMU from R-11 to R-19. It is reasonable to expect this upgrade to provide an improved energy performance across the areas applied. Refer to the waterproofing section of this report for additional recommendations. We recommend the following efforts need to be made immediately:

Engage with professional services for investigation of foundation and retaining wall to identify source of persistent leakage and determine proper course of action to remedy.

Engage with professional services (structural and geotechnical) to investigate cause and solution for settlement issues evident at the facility.

Clean and re-apply elastomeric coating at existing locations. See alternate option below. Clean and repair concrete balconies and provide high-performance coating.

We suggest the following efforts should be made in order to be more consistent with expectations:

Enhance energy performance of existing exterior walls with elastomeric coatings by applying 2” EIFS instead.

Replace the hot tub with a fire pit and comfortable seating. Repair concrete at spalling areas along the exterior. Expand the kitchen and/or kitchen storage facilities.

We suggest the following efforts should be considered to improve the guest experience at this facility:

Design and install a vehicle canopy at main entrance. Provide new graphics and exterior signage. Design and implement expanded pedestrian walkway configuration at facility to enhance guest

experience and improve connectivity of outdoor amenities. Connect system of walks to lower level patios and existing walks.

Provide low lighting walking trails along the lake for hotel guests to further enjoy the outdoor environment.

Contract with a 3rd party to provide additional recreational activities centered around the hotel. The existing exterior walk and stair appear to be an ideal starting point for a zip line around the lake or to have a rock climbing wall which might provide an alternate revenue stream.

PUBLIC LOBBY SPACES The interior of the main level public spaces is well illuminated by tall windows. The ceilings are vaulted with painted gypsum board and stained wood. The original front desk has been replaced to expand into the lobby and provide expanded counter space. A stone fireplace separates the lobby area from the dining area beyond. The gift shop is quite large for a lodging facility as it appears to act as the park’s souvenir shop more than a hotel sundry shop. No public beverage bar is available. Soft seating is placed near the stone fireplace and intermittently down the corridor toward the convention center prefunction space. We recommend the following efforts need to be made immediately:

Renovate lobby restrooms for 6 and 12-year cycle. o paper towel dispenser/baby changer/accessories

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o replace vanity tops o replace fixtures - faucets, lavatories, toilets, urinals

Renovate convention center corridor for 6 and 12-year cycle. Replace seating, tables, furnishings, and television. Implement new configurations to allow for business

and leisure activities. Implement/enhance wi-fi capabilities in lobby. Repair cracks in gypsum board ceiling or install control joints and repaint.


Provide/improve signage and wayfinding. Reduce size of souvenir shop and create lobby beverage bar. Renovate and replace front desk and back desk area with improved technology and user stations for

simplified registration efforts. Replace and provide additional art work Replace recycling bins, trash cans, and other accessories.


Replace vertical beaded wood wainscot at front desk and convention corridor. Provide a canopy for vehicles to allow luggage drop-off during inclement weather.

ADMINISTRATION The administrative offices are limited in size and function. The main level administrative area supports office space for the general manager, front desk, and guest planning services. Spatially, the facility management did not note an issue with the arrangement, though the existing configuration limits service positions. No employee lockers or shower rooms are currently provided. We recommend the following efforts need to be made immediately:

Paint walls We suggest the following efforts should be made in order to be more consistent with expectations:

Renovate area visible to guests behind front desk We suggest the following efforts should be considered to improve the guest experience at this facility:

Provide additional office and storage space in expanded kitchen/kitchen loading RESTAURANT AND DINING The food service and buffet features are aged and nearing the end of usable life. The facility has a feature dining room with buffet service and a private dining room. Both have been modified to limited extent in effort to improve customer facilitation and storage needs. We recommend the following efforts need to be made immediately:

Replace table and chairs. Redesign buffet arrangement for improved flow. Island style would allow guests to better serve

themselves and allow flow of guests to maximize potential Buffet redesign would dictate flooring renovations.


Provide booth seating along windows. Booths may be set on platforms.

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Provide a kitchen expansion project to include food service equipment and storage to free up egress corridors and better support the dining and convention center.

We suggest the following efforts should be considered to improve the guest experience and options at this facility:

Provide outdoor counter dining at exterior bridge.

MEETING ROOMS The meeting rooms currently include a single large “Clement” ballroom which includes operable wall partitions to separate it into 3 medium-sized meeting rooms. The northern medium-size room can be further subdivided into 3 small conference rooms. These are used for business training and guest functions. The kitchen and service corridor are immediately adjacent. The rooms are served by menus included buffet and plate dining. When buffet is provided, the serving line is set up in the adjacent corridor which reduces egress width at such times. Table and chair storage in located in the service corridor, also impeding egress width. We recommend the following efforts need to be made immediately:

Replace table and chairs. Replace carpet flooring and ceiling tiles. Provide 6 and 12-year renovation recommendations per lobby and guest corridors. Enhance wi-fi capabilities. Relocate projector screen locations to maintain clear paths to emergency exits. Provide improved graphics and wayfinding to meeting rooms. Provide 6 and 12-year renovation recommendations to public restrooms. See HVAC and Electrical recommendations.


Improve implementation of power and data outlets. Relocate wiremold on existing walls. We suggest the following efforts should be considered to improve the guest experience at this facility:

Consider implementing a revised interior design (floor, walls, ceiling and lighting ) to be convey a ballroom interiors consistent with the building architecture and state park theme.

Provide table and chair storage areas in new kitchen expansion

GUEST HALLS The halls are in need of 6 and 12-year renovations at a minimum. We recommend the following efforts need to be made immediately:

Replace seating area chairs and tables (corridor and prefunction areas) Replace carpet flooring. Replace ceiling tiles. Provide (replace where occur) window treatments Replace lamps and wall sconces Replace/provide corner guards Replace vinyl wallcovering where occurs. Paint all surfaces exposed to view.


Provide graphics and wayfinding throughout facility. Replace ice machines with air-cooled machines.

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Expand exercise room and machines. Original game room has been absorbed as storage. With expansion at kitchen, this storage should be freed up to allow a free weight room adjacent to the cardio equipment room.

GUEST ROOMS AND BATHROOMS All guest rooms and suites are in need of a complete overhaul of materials and finishes to comply with both the 6-year and 12-year renovation guide. A new color scheme should be provided to go along with the renovated products and materials. Current double-double rooms should be revised such that at least 30% of the guestrooms would have king-size beds. This would amount to approximately 39 kings, and 91 double doubles. There are pricing advantages to standardizing room goods and accessories. While outside of the scope of this report, there would be substantial cost benefits to dealing with a procurement company to obtain discount pricing on mattresses, bedding, window treatments, case goods, phones, televisions, and other fixtures to simplify 6 and 12-year renovation efforts as well as individual replacement items that might be needed over the course of each year. The furnishings (case goods) should all be selected to represent a consistent or thematic design concept that is consistent with the park. This includes the headboard, night stand, dresser, desk, tables, chairs, artwork. Modern amenities include table lamps with power and charging stations, 40-inch televisions with front gaming ports, internet services and wireless connectivity. The Inn needs to install a guest entry key system on all rooms with the necessary equipment at the administration offices. Guest rooms beds should be 23”-29” above the floor, have dramatic headboards, solid color or white washable duvet and cover, pillowtop mattress, 12-inch box spring, bed skirt, 3 sheets. Other guest room furnishings should be consistent with a natural materials concept. Refer to comparable and recommended imagery included hereinafter. Guest rooms balconies should have 2 cushion chairs, a small table, and a semi-transparent rail to take advantage of the view. The balcony door and sidelight should be insulated, tinted glass, either swinging or well-maintained sliding door. The balcony floor should have coating on the floor surface for color and weathering resistance. The balcony light should be shielded and decorative. Guest bathrooms should have tile floors, residential high-seat, tank-type dual flush toilets, stone or solid surface counters with space for soap, shampoo, lotion, framed mirrors, painted smooth or texture walls, new lighting fixtures, tile tub surrounds, curved shower rods, a decorative shower curtain with liner, artwork, smooth ceilings, grab bars at showers/tubs, and residential accessories such as tissue dispensers, toilet paper holders, hair dryers, robe hooks, towel racks, etc. A small percentage of rooms should convert the tubs to showers. All ADA rooms need to provide this feature. Guest closets should have combination rack for iron with board below the closet shelf with rod and solid hangers. Depending on furnishings selected, the design should consider box shelves.

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GUEST ROOMS AND BATHROOMS - GENERAL We recommend the following efforts need to be made immediately:

Implement 6-year and 12-year renovation guide in its entirety for all units. Total replacement of all furnishings, fixtures, and finishes.

Replace moldy gypsum board in bathrooms with mold resistant. Provide fully compliant ADA guest rooms as described within this report. Replace toilet accessories with new residential style accessories. Replace shower curtains and curtain rods with curved style.


Replace vanities with granite. Replace faucets with decorative device. Replace bathroom flooring tile. Redesign and replace bathroom lighting. Replace toilets with dual flush variety. Replace bathtub wall surrounds with decorative wall tile. Replace coffee maker with single serve Kuerig style device. At suites with cabinetry, replace painted wall and base cabinets with stained wood cabinetry. Replace

countertops with granite tops. We suggest the following efforts should be considered to improve the guest experience at this facility:

Consider selection of finishes, fixtures and furnishings with sustainability in mind (local materials, rapidly renewable, recycled content, etc.).

Consider engaging a procurement agency for all state facilities for cost savings and consistency.

6-YEAR AND 12-YEAR RENOVATION GUIDE We would recommend capital investment planning for improvements to the various components of the property be as close as possible to that indicated below. This recommendation is consistent with our hospitality consultant’s experience with existing private hotel practices. Traditionally, the least durable products in a facility (soft goods) need to be replaced on a 6-year cycle and the other furnishings and frequently used products are replaced on a 12-year cycle. Items which may be subjective and endure longer contingent upon the original selection and actual usage are denoted with an asterisk (*). Guest Rooms

6 year renovation cycle o carpet, padding, base o upholstered seating o bed scarf and skirt o window treatments including hardware o artwork and decorative mirror (*) o wall vinyl o lamps and shades (*) o luggage rack o safe and refrigerator (*) o corner guards o paint all surfaces as appropriate including ceiling, door frame, door trim, grills o touch up case goods and entry door o coat balcony floor

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12 year renovation cycle (includes all of the 6 year renovation efforts plus) o mattress, box spring, and frame. Height of bed to the edge from the floor is 23 to 29 inches. o entry tile floor and base (*) o all case goods o TV(s) o decorative hardwired lighting, including welcome sconce o graphics o balcony furniture o entry door and locks o closet rack and rod

Guest Bath

6 year renovation cycle (should be included with the 6 year guest room renovation) o replace vanity light o rake and regrout tub surround o shower curtain with curved rod o artwork

12 year renovation cycle (includes all 6 year guest bath renovation efforts plus) o replace bathroom flooring (*) o replace vanity top, bowl and brightwork (*) o refinish tub bottoms o replace robe hook o replace door, trim and hardware

Lobby and Guest Room Corridors

6 year renovation cycle o carpet, padding, base o replace trash receptacles o corner guards o lamps and shades (*) o window treatments including hardware o artwork (*)

12 year renovation cycle (includes all of the 6 year renovation efforts plus) o all case goods and seating o replace guest laundry and vending area flooring and base o TV(s)

Public Restrooms

12 year renovation cycle o paper towel dispenser/baby changer o replace vanity tops (*) o replace fixtures - faucet sets, toilets, urinals (*)

Amenities & Recreation

Indoor/outdoor pool 12 year renovation cycle o replace chairs, tables, umbrellas o pool refurbishment including decking as needed o replace graphics/signage (*)

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Employee locker/restroom facilities 6 or 12 year renovation cycle

o Paint, wall vinyl, artwork, mirrors, lighting, clean/regrout tile as required, flooring as required, doors and frames

Exterior Building

Regular Intervals o Inspect all exterior surfaces – walls, roofs, doors and windows o Adjust doors and door hardware. o Clean roof debris o Inspect and maintain exterior mechanical and electrical equipment o Inspect and re-attach cladding and soffit materials o Clean all air intake and exhaust louvers and fans

10 year renovation cycle o Clean thoroughly all exterior surfaces and reapply coatings/sealers/repellants o Inspect and re-seal windows and door frames o Inspect and re-grout railing posts (*). o Re-paint and re-coat exterior surfaces

20 year renovation planning o Roof replacement (*) o Rooftop equipment replacement

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C. HVAC/PLUMBING/FIRE PROTECTION GENERAL

The contents contained in this report/study are intended to be used as a guide or map for future improvements. More detailed research and design efforts are needed to define the appropriate remedy for the criteria presented within this report. Although comprehensive, this report shall not imply that any deficiencies and/or remedies contained within this report are all inclusive of any that may exist within the inn due to the originally defined scope of assessment.

HVAC

Options for the mechanical system shall be shown in an order as listed below. a. Items that must be done to meet local and state building codes. b. Items that need to be done to provide the building with a more efficient mechanical system. c. Items recommended to be done to provide the building with a more efficient mechanical system.

1. Mechanical Roof Equipment - The mechanical equipment located on the roof consists of rooftop air

handling units (RTU’s), exhaust fans, and make-up air handling units (MAU’s). This equipment impacts the lobby, restaurant and dining, and convention center.

a. Rooftop units serving the lobby and dining halls need to have test and balance (T&B) performed on them verifying they are providing enough outside air per code at the design supply air temperature and humidity. Make-up air units serving the guest rooms and corridors need to have T&B performed on them verifying they are providing enough outside air per code at the design supply air temperature and humidity. The exhaust fans serving the guest rooms need to be interlocked with the corresponding make-up air units, which will provide the building with correct pressurization.

b. The rooftop air handling units, make-up air handling units, and the exhaust fans have reached their expected service life of 15 years, per the American Society of Heating, Refrigeration and Air-Conditioning Engineers, HVAC Applications Book. These units are terribly inefficient, susceptible to major component replacement, and not working as they were originally designed. Mechanical equipment inefficiency combined with little to not control will add an additional 15% to the energy bill. These units need to be replaced.

c. The rooftop mechanical equipment as a whole needs to be tied into a BAS (Building Automation System) where it can be monitored and controlled as needed.

2. Guest Rooms – The guest rooms are served by individual package terminal air conditioning units (PAC)

located in the exterior wall. The outside air is being supplied by make-up air units located on the roof being ducted into the corridors.

a. The PAC unit needs to be fitted with a programmable thermostat which can be connected into the existing BAS.

b. The PAC units have reached their expected service life of 15 years, per the American Society of Heating, Refrigeration and Air-Conditioning Engineers, HVAC Applications Book. These units need to be replaced.

c. The guest rooms should be equipped with new HVAC equipment, controls, BAS connection, and occupancy sensors that will allow HVAC equipment and lighting to set back and save energy when space is unoccupied.

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This building needs to be provided with a BAS regardless of what is done with the mechanical system. Installing a BAS will allow the user to monitor and control equipment reducing energy costs. The system will also alarm when equipment is in need of maintenance. This will allow new or existing equipment’s life expectancy to be extended.

HVAC SUMMARY

The entire mechanical system that serves the Montgomery Bell Inn has been poorly maintained coupled with its age needs to be replaced. The mechanical equipment that serves the building can either be directly replaced with updated more efficient equipment or the building could be designed with a water source heat pump system (WSHP). The water source heat pump system is similar to the existing system. The system would consist of rooftop cooling units for the conventions rooms, and the dining halls. Rooftop units would also supply neutral outside air into the corridors and guest rooms. The rooftop units serving the corridors and the guest rooms would ideally have an energy recovery wheel, which would exhaust air from the guest rooms, janitors closets, and the corridors. The energy recovery wheel is used to precondition raw outside air before it enters the cooling coils of the rooftop unit allowing the units to be reduced in size. The guest rooms will each have a heat pump. These units can be located above the ceiling. A water source heat pump system will need to reject heat, either using a geothermal loop or a closed circuit fluid cooler. The geothermal loop could use vertical bores or a horizontal layout of piping underground. A possible option would be to use local pond water providing it meets design constraints, local and state codes. A closed circuit fluid cooler is similar to the existing cooling tower sitting outside of the mechanical room. It is used to reject heat from the water loop in lieu of the underground geothermal loop. The water source heat pump system will need supplemental heating during cold periods. Boilers will be installed in the mechanical room. There are multiple options in heating and cooling the Montgomery Bell Inn. Designs will depend on client’s budget and preference. All options can be discussed if the option to redesign is taken.

PLUMBING

The existing plumbing fixtures in this building are working as designed. Some of the fixtures have been replaced, but the entire facility needs to be updated. Domestic water boilers need to be replaced.

1. Guest Rooms - The plumbing fixtures need to be updated. Water closets need new china and flush valves. Lavatories need new china and low-flow faucets. The shower valves needs to be installed with new valves and low-flow shower heads.

2. Public Restrooms - The plumbing fixtures need to be updated. Lavatories need manual or sensor low-flow fixtures and urinals/water closets needs sensor operated low-flow fixtures.

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D. ELECTRICAL The contents contained in this report/study are intended to be used as a guide or map for future improvements. More detailed research and design efforts are needed to define the appropriate remedy for the criteria presented within this report. Although comprehensive, this report shall not imply that any deficiencies and/or remedies contained within this report are all inclusive of any that may exist within the inn due to the originally defined scope of assessment. Options for the electrical system shall be shown in an order as listed below.

1. Items that must be done to meet local and state building codes. 2. Items that should be done to provide the building with a more up to date electrical system. 3. Items that should be considered to improve the long term success of the facility

1. Electrical Systems

a. Fire pump control panel should be inspected for proper operation. b. Proper clearances must be maintained at all electrical panels in accordance with the National

Electric Code. 2. Electrical Systems

a. Update hallway lighting to provide adequate illumination and updated fixtures. Sconces need to be changed to a fixture that provides more lighting for the walking paths.

b. Update guestroom lighting to provide more efficient lighting, better illumination, and updated fixtures.

c. Update restaurant/lobby lighting to provide more efficient lighting. Provide daylighting system to take advantage of large windows in space.

d. Provide more wifi devices throughout the building to provide more adequate coverage of the entire inn. Current coverage is inadequate for today’s standards.

e. Re-commission lighting control systems in the convention area for proper operation. f. Re-lamp fixtures in convention area with same color temperature to provide uniform lighting.

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G. HISTORICAL PHOTOS & DESIGN INSPIRATION

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COST ESTIMATE

A. ARCHITECTURE AND INTERIORS EXTERIOR Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Waterproofing investigation X 50,000

Soils & foundation investigation X 50,000

Clean & re-apply elastomeric coating X 250,000

Upgrade to 2” EIFS X 150,000

Clean and coat balconies X 130,000

Repair concrete balconies X 50,000

Replace hot tub with fire pit & seating X 30,000

Building expansion for food service and storage

X *included in restaurant and dining

Vehicle canopy/Porte Cochere X 500,000

Exterior signage/graphics X 80,000

Pedestrian walkway X 110,000

Pedestrian lighting X 100,000

Adventure recreation X *depends on agreement

Total Immediate Need 290,000

Total Recommended 380,000

Total Should Consider 790,000

All-inclusive 1,460,000

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PUBLIC LOBBY Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

6 & 12-year renovation X 55,000

Graphics/wayfinding X 15,000

Modify souvenir shop X 75,000

Renovate front desk X 50,000

Furnishings and accessories X 20,000

Replace wainscot X 30,000




All-inclusive 245,000

ADMINISTRATION Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

6 & 12-year renovation X 25,000

Renovate souvenir shop/office entry X 10,000

Renovate behind front desk X 20,000

Storage space in building expansion X 100,000





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RESTAURANT AND DINING Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Replace tables & chairs X 45,000

Buffet reconfiguration X 60,000

Flooring at buffet X 15,000

Replace kitchen equipment X 250,000

Kitchen expansion X 800,000

Outdoor dining X 8,000

Booth seating (in addition to tables) X 15,000

Beverage bar X 90,000





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MEETING ROOMS Item Immediate

Need

Recommend Should

Consider

Anticipated Cost


Replace carpet X 40,000

Lighting options/dimming X 25,000

Replace ceiling tiles X 25,000

AV enhancements X 20,000

Renovate restroom finishes X 40,000


Prefunction finishes update X 25,000

Paint X 20,000

Conceal electrical raceways X 15,000

Modernize ceiling and wall design X 90,000





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GUEST HALLS Item Immediate

Need

Recommend Should

Consider

Anticipated Cost


Replace carpet X 50,000

Replace ceiling tiles X 45,000

Window treatments X 10,000

Paint X 40,000


Ice machines X 20,000

Foundation Waterproofing X *250,000 (depends on investigation)

Exercise room expansion X 20,000





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GUEST ROOMS/BATHS Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

ADA update (5 tubs) X 20,000

ADA Suite conversion X 75,000

Guest room renovations X 975,000

Furnishings (127 rooms) X 520,000

Total Immediate Need 1,590,000

Total Recommended

Total Should Consider



B. HVAC / PLUMBING / FIRE PROTECTION

Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Test & Balance Facility X 50,000

Replace & Interlock exhaust fans X 30,000

Replace RTUs and MAUs X 160,000

New RTU tied to BAS X 3,000

Contingency for Duct Replacement X 100,000

Replace guest room PACs X 260,000

Install Building Automation System (BAS)

X 25,000

Geothermal Water-source heat pumps X 750,000

Replace guestroom plumbing fixtures X 156,000

Replace public restroom fixtures X 10,000





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C. ELECTRICAL

Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Maintain fire pump control panel X 5,000

Relocate panels for clearances X 20,000

Replace corridor lighting X 75,000

Replace guestroom lighting X 195,000

Replace restaurant and lobby lighting and add daylight sensors

X 30,000

Add wifi devices X 10,000

Re-commission lighting control system X 5,000

Re-lamp fixtures in convention center X 8,000





D. ENVIRONMENTAL

Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Mold Remediation & Testing X 60,000


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E. WATERPROOFING

Item Immediate

Need

Recommend Should

Consider

Anticipated Cost

Exterior concrete crack repair/seal X 20,000

Indoor pool enclosure X 25,000

Waterproofing Investigation X *included elsewhere

Replace elastomeric coating X *included elsewhere

Repair balconies X *included elsewhere

Coat balconies X *included elsewhere

Chlorine storage room upgrades X 30,000

Entry soffit X 15,000

Sealant replacement X 80,000

Annual roof maintenance X 2,000

Brick tuckpointing X 10,000





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F. SUMMARY

Item Immediate

Need

Recommend Should

Consider

Architecture/Interiors (Exterior) 290,000 380,000 790,000 1,460,000

Public Lobby 55,000 160,000 30,000 245,000

Administration 35,000 20,000 100,000 605,000

Restaurant and Dining 370,000 823,000 90,000 1,283,000

Meeting Rooms 245,000 15,000 90,000 350,000

Guest Halls 160,000 285,000 20,000 465,000

Guest Rooms and Bathrooms 1,590,000 1,590,000

HVAC/Plumbing/Fire Protection 340,000 354,000 850,000 1,544,000

Electrical 295,000 53,000 348,000

Environmental 60,000 60,000

Waterproofing 145,000 37,000 182,000

Total Immediate Need 3,585,000

Total Recommended 2,127,000

Total Should Consider 1,970,000


With 15% Contingency 4,122,750 2,446,050 2,265,500 8,834,300

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feasibility study comprehensive inn renovation … · view of luggage carts stored in vestibule,...

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