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Fair Lawn Community Center

Kipp and 20th Streets, Fair Lawn, New Jersey

 

A Case Study

Fair Lawn Community Center Case Study 

 

Challenge

To design a multi-functuional community wide gathering space that can accommodate the wide range of recreational, cultural and social services in a new, modern, well conceived space.

 

Fair Lawn Community Center Challenge
Lobby

 

Solution

Today's Fair Lawn Community Center provides a place for all members of the community to meet and play with spaces for recreation, art classes, meeting rooms for seniors and hobbyists and a 150 seat professional grade theater.

 

Background and Process

The Borough of Fair Lawn, recognized the need for a new Community Center to replace their antiquated and inadequate facilities. In 2003 David L. Ganz, then mayor of the Borough, approached Allen Weitzman, to develop a design for a new Community and Arts Center.

At the time, the Borough operated two facilities in separate locations remote from one another. One was located in the Old Library Theater building on River Road and housed the Theater Club, Art Association and Radio Club. Originally built as a fire house in 1922 and expanded in the 1940’s, the one-story 8,000 square foot building was converted into a library during the 1950’s. When a formal library was constructed in 1967, the building was given over to the Recreation Department and converted into the Arts Center of Fair Lawn. Unfortunately, the building was ill suited for use as a theater and art hall. The 75 seat theater space had a flat floor so sight lines to the stage were poor; there was no separate lobby so people arriving late walked directly into the theater during performances . There was no room for administrative offices, box office, dressing rooms or other functional spaces associated with a community theater group. The Art Association also had a poor space, with no natural light and no privacy for the art model with an entrance directly off the street and no changing or storage rooms. The Radio Club fared worst, being given several small, dank rooms in the rear of the building with no direct access, only reached by walking through the theater.

Fair Lawn Community Center Theater

 The Old Library Theater The Rec Center

 

The second facility called the Rec Center was located in a corner of the High School football field on Kipp Street. Totaling approximately 6,400 square feet, the building consisted of two single-story structures and basement, built at different times, that was inadequate when built. One side contained a non-regulation basketball court without side line clearances so players either ran into the walls or were careful to stay away from the outer edges. There were no bleachers or room for spectators and no lockers or changing rooms for home or visiting players. The other side of the building housed the original Recreation Center, with the Recreation Department offices and Table Game Room on the main level. Electronic games where housed in the basement, with only a single exterior stair as access, this was a violation of fire and safety coe standards which require two means of egress. Also, the recreation offices were so tight that to reach one desk required nearly climbing over another and lastly, the coat closet was so small and stuffed that children who came to play simply threw their coats on the floor.

Fair Lawn Community Center Maps

 Plan of the Old Library Theater (approx 8,000 sf) Plan of the Rec Center (approx 6,400 sf)

 

Between the two facilities there was approximately 14,400 square feet of space. (See plans above).

Mayor Ganz’s vision was to sell the Old Library Theater building and adjacent parking lot to a private developer, netting between $2m and$2.5 m toward the construction of a new center housing all the community needs. The designers knew this would not be sufficient to simply replace the existing spaces in kind, never mind construct a “properly designed” facility to actually meet the needs of the programs.

Once the work was authorized, the first step was to create a Program to govern the design of the building. The Program listed the use, square footage, adjacency requirements, occupancy and any special needs or equipment for each use to be housed To accomplish that, Weitzman met with the individual user groups to determine their needs and aspirations. The resulting program yielded a building of approximately 75,000 square feet estimated at $18 to $20m which would far exceeded the Borough’s funding ability, so it was back to the drawing board for Allen Weitzman and Gary Snyder.

After several more rounds of meetings with the Borough and user groups, the final program emerged for a building of approximately 42,000 square feet with a budget of just under $10m and was approved.

During the development of the architectural designs, ultimately over nine schemes were presented and abandoned for various reasons. The final, approved design reflected a thoroughly modern aesthetic which, in the words of Deputy Mayor Martin Etler, reflected the forward thinking of the borough and not the past.

The Mayor’s Select Committee, led by Deputy Mayors Martin Etler and Steven Weinstein , and day to day coordination provided by Borough Manager Joanne Kwasniewski, were responsible for the review and approval of the developing design. As the design neared completion, meetings with George Fry, Director of Recreation and his staff fine-tuned the layouts.

Fair Lawn Comm Center Site Plan

Basement Map

Fair Lawn Community Center First Floor

Fair Lawn Community Center Second Floor

Mayor Ganz seized on a state initiate for funding arts in the community projects, which allowed the county to borrow money from the bond market, using their stronger credit ratings, then to lend the money to the borough for the construction of the building. To ensure the project would be bipartisan and out of government hands, he suggested that a not for profit 501(c)3 corporation be formed to administer the project and selected John Cosgrove the head the group. Cosgrove, a native son, took the lead, assembled his group and took over the reins of leading the project as the client as well as being responsible for repaying the loan. Assisting Cosgrove was Lou Weiss, an experienced construction manager who worked tireless to see the project through to completion. Weitzman was instrumental in assisting the Borough and attended all the meetings with the County and bonding companies to develop the documents needed to obtain the loan.

Midway through the design process, it was discovered that primary electrical power lines serving Ridgewood would run under the proposed building. Construction in the proposed location would mean possibly cutting service to Ridgewood, a neighboring town. In response, the building was rotated 90 degrees , causing the two front entries (one for the children's programming and one for the adults) to not face the parking area but instead to face the athletic fields as it was too late in the process to redesign.

Fair Lawn Community Center Art Studio

Fair Lawn Community Center Lobby

Fair Lawn Community Center Gym

Fair Lawn Community Center Exterior
View from Kipp Street

View from the Lobby
Views of the Lobby

Fair Lawn Community Center Theater

The resulting design featured the following attributes:

On the First Floor (see first floor plan)

  • A professional level performing arts theater with seating for 175 people
  • A complete sound and light control booth
  • Backstage areas for set building with delivery access from the exterior
  • Storage rooms for props and costumes
  • With the help of the Berrie Theater Department at Ramapo College, we designed and developed the stage and curtain rigging.
  • With help from Fair Lawn residents in the Broadway theater, performance lighting was designed and developed.
  • Green Room with Kitchenette (which can serve as the command center when the building is used as a shelter).
  • A large, sunlit lobby space to accommodate the seating capacity of the theater with a
  • large coat room, public toilets, box and business offices
  • Extensive sound proofing of the walls and roof to block noise from the NJ Transit rail line on the adjacent property.

The Art Studio

  • A large, skylit studio with storage, model dressing rooms with bathroom
  • Storage and entry control where artists can keep their materials in lockers

Art Center
Art Room

Services provided:

  • Architecture, Planning, Site Planning, Community Approval, Interior Design
  • Structural, Site/Civil and Mechanical Engineering
  • Bidding and Construction Phase Assistance
  • Move In Coordination and Assistance
  • Post Occupancy "Tweaking"
  • Fund Raising, Financing Assistance (helping complete the applications, attendance at meetings with the County and bond market officials and well as assistance forming the 501(c)3 3D modeling of the interior and exterior for design, marketing, approval and sight line studies.

The Multifunction Gymnasium

A regulation high school sized court with adequate space along the sides

  • Seating for 50 spectators
  • Men’s and Women’s Locker Rooms with toilets and showers
  • An elevated walking track (accessible from the second floor)
  • Lots of windows for natural lighting and appropriate gym lighting
  • Six motorized basketball backboards that telescope out of the way
  • Electronic scoreboard
  • The gym is fully air conditioned and was designed to serve as an emergency shelter.

Kitchen

  • A small kitchen for use by all user groups and to assist when the building is used as a shelter.
  • Kitchen can be used by catering operations when the gym is used for social events.

Senior Card Room

 

Theater/Arts Entrance

(separate entrance for adult and senior activities)

Radio Club Rooms

  • Offices
  • Workshop
  • Storage
  • Coordination of all roof level radio antennae

Gymnasium
Gymnasium (note the Walking Track, electronic scoreboard and spectator seating)

On the Second Floor (see second floor plan)

Recreation Department Offices

  • Offices for the Director and staff, with meeting rooms etc.
  • Small kitchenette
  • Offices on the first level to control entrance to the Youth Activities and Gymnasium areas (which are separated from the Theater and Art Studio).
  • Coat Room
  • Control Room

 

Youth Game Room

  • Contains the various table games
  • Seating area

Computer Room

  • With computers and printers

Electronic Game Room

  • With free for use electronic games

Youth Toilets for Males and Female

Adult Exercise Room

  • Contains various exercise equipment including treadmills, exercise bikes, free weights etc.
  • Membership is free to Fair Lawn residents
  • Access to the indoor walking track

Adult Exercise Room
Adult Exercise Room

Teen Room
Teen Lounge

Basement (see basement plan)

Teen Lounge
Storage Rooms for the various building uses
Exercise Room for local police and firefighters
All mechanical equipment rooms
Office and meeting room for the 501(c)3 Committee

General Comments and Attributes

Onsite parking for 52 cars
Emergency generator to power the building when used as an emergency shelter.
Sound deadening in the exterior walls and roof to block the sound from the NJ Transit Bergen
Line tracks directly adjacent to the building.

Total building area: 42,000. Final construction cost $9.75m.

The project was the sole winner in the 2006 Design Award from New York Construction/McGraw Hill for the project Small project category (Under $10,000,000). The project also won the 2009 Excellence in Design Award from the NJ Recreation and Parks Association.

Community Center Night View
Rendering: Night View

FLCC Night View
Photograph: Night View

Inclusive from start to finish

Throughout the design and construction process, Weitzman and Snyder remained committed to involving the community and addressing any concerns. They offered many renderings using 3d imagery and other modern design tools, and held walk-throughs to alleviate the concerns that come with putting a 40,000 foot structure where a 9,000 foot building existed.

The Fair Lawn Community Center was recognized for its outstanding design by the New York Construction Society under the new construction Under $10 Million category. But Weitzman and Snyder were unwilling to take sole credit for the collaborative effort. So they purchased copies of the award and gave it to members of the mayor and council, borough manager, and other partners who shared in the process.

Reflecting on what made the project so successful, Weitzman says, “This firm designs lots of buildings that we are not so-called experts at. So we learn. We’d never done a theatre, but we had enthusiasm instead of experience. We all pitched in and contributed our creative solutions.  The Borough got a lot for their money and now has a unique building that everybody seems to love. We now have experience in building something we had never done before.”

Partners

General Contractor: March Associates
Architect/Interior Design: Allen Weitzman, Sara Djazayeri
Structural Engineer: Dewberry
Mechanical Engineer: Lehr Associates Consulting Engineers
Site-Civil Engineer: AFR Group
Acoustical Engineer: Abel Consulting
Geotechnical Engineer: Richard Kessler, Consulting Engineer
Masonry-Concrete: B.F. & Son Masonry
Electric: Modern Electric
HVAC: DeSesa Engineering
Plumbing: Countryside Plumbing and Heating
Carpentry: Interstate Drywall

Steven Winter, John Cosgrove, Lou Weiss

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