Really? Do you think it can be done? Here’s a shot at it!
From: McManners, Gregg
Sent: Tuesday, July 16, 2013 2:39 PM
To: Subeck, Lisa; Zellers, Ledell; Cnare, Lauren; Verveer, Mike; Bidar-Sielaff, Shiva; Rummel, Marsha; King, Steve; Resnick, Scott; Skidmore, Paul; Cheeks, Maurice; Schmidt, Chris; Palm, Larry; Ellingson, Susan; Strasser, John Robert; Ahrens, David; Demarb, Denise; Clausius, Joe; Weier, Anita; Clear, Mark; Phair, Matthew
Cc: Crawley, Katie
Subject: Monona Terrace RenovationTo All,
I have received inquiries from several alders so I thought I would provide you with some backdrop to the 2014 renovation scheduled at Monona Terrace and one area of particular interest…the restrooms.
The 2014 renovation has been on our CIP for many years. The Monona Terrace Board and City Finance Office review our CIP annually, and the plan is projected out a rolling 10 years. We shut down for a renovation every 10 years, the last one was completed in 2004 and the next one, after 2014, is planned for 2024. Typically these renovations go hand-in-hand with the replacement of the carpet which is designed to last up to10 years.
During the renovation in 2004, as well as the one coming up in 2014, we have addressed areas of need to maintain and improve the building for our customers and community members. In 2004, for example, it was the removal of permanent walls in the Meeting Rooms and the installation of moveable walls to make the space more flexible. We replaced the Lecture Hall chairs and many of the windows facing Lake Monona where the seals were failing.
The restrooms are just one component of a fairly extensive renovation which began with the implementation of this year’s capital budget and will be completed in 2015. The vast majority of work will be completed during a 6 week time span beginning the week prior to Christmas Holiday and extending through January, 2014. The contracts need to be in place so carpet and materials can be ordered and available to complete this work on time. Timing is critical to the completion of this project as we have events on either side of the construction period.
In regards to the restroom portion of the renovation, Monona Terrace has 20 restrooms if you include the restrooms on the rooftop. Some are experiencing plumbing issues; some lack capacity like the rooftop restrooms, which are woefully inadequate during our rooftop concerts; and all are sustainably obsolete.
The bathroom renovations have been a priority for quite some time. When we were certified as a LEED facility in 2007, we became acutely aware of some of the non-ecofriendly equipment currently in place. As a result, we received no points or credits towards the certification based on our restrooms. The plan going forward has been to replace our lighting, toilets and urinals with more sustainable models.
This restroom renovation should ultimately conserve between 250-300,000 gallons of water per year. The new toilets will use 1.6 gallons per flush versus 2.5 gallons presently, and the new urinals should save approximately 1 gallon per flush. Additionally, LED lighting will cut electrical usage in the restrooms by half.
The plumbing in several restrooms need to be refurbished or re-designed. For example, since opening the 4th west restroom for example has flooded the desks of employees in the administrative offices on level 3, over 10 times. The finishes within the restrooms need updating as well to reflect contemporary industry standards and customer expectations. We considered whether we could complete these renovations a few at a time but in order to efficiently complete this work, we determined it is best to be undertaken when closed during the renovation. We do not have service corridors or the ability to separate construction from our events to the extent that either staff or are customers would find acceptable. Therefore, when a renovation is scheduled, we try to take full advantage.
Until we go out to bid, we don’t know exactly how much each restroom will cost. We wanted to be certain of adequate funding for the project so we established a high end of about $75,000 per restroom for the Public Works contract process. The funding for a significant amount of the renovation will occur through the process of approving the 2014 Capital Budget. As we cannot obligate the council to future funding projects, each bid document and contract have had the following language added: This contract is contingent upon approval of the project in the City’s adopted 2014 capital budget. As far as future improvements to the restrooms, unless dramatic changes occur in technology, we do not see a need in the foreseeable future.
The work that is being completed…the carpet, the rooftop and interior placemaking locations, the restrooms, the technology upgrades are necessary for several reasons….first, to compete…..locally, regionally, nationally and internationally. The mandate in our mission statement is to be a high quality, customer focused convention and meeting facility. These projects that we are undertaking have been identified by our customers. Through this renovation, we are building a better guest experience and a more sustainable facility.
As I have discussed with each of you, Monona Terrace is facing increasingly tough competition. It is critical that Monona Terrace’s standard is second to none in the marketplace. That is especially true with what is sure to be a compelling project on the Judge Doyle Square. When it opens, it will be a brand new facility with all of the furnishings….this renovation provides the opportunity to make sure we are prepared for that project.
Finally, as most of you are aware, the renovation will be paid for out of room taxes. No general purpose tax dollars will be spent on this work. Room tax dollars are intended, by state law, to be used for room night driven events and activities. In 2012, Monona Terrace generated almost 50,000 room nights or over 60% of all group nights in Madison just on conventions and conferences alone.
Let me know if you should need additional information.
Gregg McManners, CFE
Executive Director
Monona Terrace Community and Convention Center
A public place by Frank Lloyd Wright
Where Business and Inspiration Meet
One John Nolen Drive
Madison, WI 53703
Phone: 608-261-4020
Cell: 608-516-1903
Fax: 608-261-4049gmcmanners@mononaterrace.com
www.mononaterrace.com
OK – just leave one of these restrooms open 24/7 so people who live (or used to live before they got kicked out) under the Monona Terrace can use them . . .
