County of Kings, California Board of Supervisors Capital

Transcription

County of Kings, California
Board of Supervisors
Capital Improvements Master Plan Update
for the
County Government Center Campus
Hanford, California
Prepared by
Architects & Engineers, LLP
November 7, 2014
Table of Contents
Tab
Chapter
Page
1
Executive Summary................................................................................................. 1
2
Introduction ............................................................................................................ 4
3
Master Plan Development Process ......................................................................... 7
4
Summary of Current Conditions ........................................................................... 10
5
Master Plan: Proposed Work ................................................................................ 11
6
Schedules and Budgets ......................................................................................... 21
7
Kings Building (Old Hospital) ................................................................................. 24
8
Appendices............................................................................................................ 26
A
Space Programs
B
Project Budgets
C
DCD Cost Factors
D
Kings Building (Old County Hospital) Building Assessment, dated February
21, 2007
E
Commission on Aging Conceptual Design
Kings County Government Center
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EXECUTIVE SUMMARY
In 2007 TETER, LLP, at the behest of the Kings County Board of Supervisors, developed a
Capital Improvements Master Plan which laid out potential growth or reduction of
County Departments and their facility needs. Since publication of that Master Plan,
some of the elements have been executed. Recently, certain developments have
occurred, principally the development of the new Superior Courts building by the State
of California. This project which will change the availability of building space for the
County’s use once the new court building is completed and the State turns the existing
court buildings over to the County. Recognizing this opportunity, TETER was asked to
update the Master Plan.
This report provides analysis of the building and space needs
of many County Agencies and projects building utilization. Included in this report are
budgetary cost analyses for capital expenditures to allow the County Administrator and
the Board of Supervisors to understand capital improvements anticipated for the next
10 years.
The County Administrative Office convened a Facilities Planning Committee (FPC) of
selected Department Heads to act as a steering committee for identifying departments
that would be considered for relocation, remodel/upgrade, or new facilities. The FPC
reviewed 2007 report and the existing and anticipated facilities on the County
Government Center Campus for possible remodel and reuse. Consideration was given
to projects already in progress and how they affect other departments.
A survey was conducted of selected departments to determine space requirements.
Conceptual Site Plans were developed to locate various new structures and department
moves to allow for infrastructure planning servicing these facilities. Phases of work
were carefully analyzed to determine the optimum project sequencing to allow for
remodel of existing or construction of new facilities with minimum interruption to
Department operations. All potential construction costs were calculated at year one (1)
without escalations based on schedule. These phasing plans illustrate work already
Capital Improvement Master Plan Update
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underway including the New Morgue and the Phase 2 and 3 additional to the Kings
County Jail.
The following table summarizes the projects identified by this Master Plan, as well as
the associated probable construction costs escalated to the suggested midpoint of
construction.
Project
Sequence
Project Cost
New Commission on Aging / IHSS Facility
A
$881,406
Morgue
B
N/A*
Courts
Evidence Storage & Vehicular Evidence Storage
C
N/A*
D&F
$1,702,539
Central Services
E
$2,683,268
Jail Kitchen Relocation
G
N/A*
Swat Dive Team
H
$1,630,333
Grand Jury
K
$337,133
Sheriff's Administration / Operations
L
$17,690,780
Juvenile Day Reporting Center & Detention Center (SB81)
M
$13,042,205
County Counsel
N
$560,044
Public Guardian
O
$556,487
Minor Advocate
P
$626,245
Multi-Purpose Room
Q
$286,543
Fire Department Administration
R
$1,407,245
Child Support Services
S
$7,317,639
Probation
T
$2,067,337
District Attorney
U
$1,306,102
Behavioral Health
V
$3,313,734
Health Department
W
$9,789,873
Public Parking
X
$131,399
Kings Building Demolition
Y
$1,680,506
Jail New Housing Unit
Z
N/A**
Total Projected Master Plan Cost
$67,010,818
*Costs for projects already budgeted and/or under construction.
**This project would be considered a candidate for future State of California funding as such no cost
analysis has been developed.
The letter sequence associated with each project may represent either a project priority
or phases of work resulting from the “domino effect” of one department needing to
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move to make room for another.
Many of the projects, however, may proceed
concurrently and are not dependent on others. Costs for projects that are already in
progress e.g., the new Morgue and Jail Expansion, are not considered in this Master Plan
report.
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INTRODUCTION
In April of 2006, Kings County Administration determined that an organized approach to
a capital expenditures budget for needed improvements to the County Government
Center Campus would be desirable and moved to have a Master Development Plan
prepared. This Master Plan reviewed selected departments on the Government Center
Campus determined to be inadequately housed and/or requiring additional office area
for planned department growth. In 2007 the 10 Year Capital Improvements Master
Plan was published which provided guidance and probable construction costs for the
improvements to existing facilities or addition of new facilities for various departments.
This plan was designed to provide a logical sequence of development over a ten year
period to allow for attainable budgets for growth and an organized approach to the
proposed work to minimize impact on County operations.
Since the publication of the 2007 Master Plan several factors have changed to outlook
for many of the County Departments identified in the plan. Principal among these is the
construction of the new Superior Courts Building by the State of California. Relocation
of the Superior Courts to the new building and subsequent turnover of the existing
Court buildings, approximately 58,000 square feet of building space, would allow the
County to relocate and expand departments on campus needing additional staff space
and to bring back departments current located in leased off campus facilities. Some
Departments have experienced either a growth or reduction in staffing and facility
requirements not anticipated in the original report.
Also of consideration are
relocations of Departments to improve the usage of on campus structures and to vacate
old, outdated, and difficult to maintain buildings.
On November 26, 2013, the Kings County Board of Supervisors approved the hiring of
TETER, Architect & Engineers, LLP, to update the 2007 Master Plan. Teter would be
working in conjunction with a Facilities Planning Committee (FPC) of selected
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department heads determined by the Administrative Officer. The composition of the
Facilities Planning Committee was as follows:
Rebecca Campbell, Deputy County Administrative Officer
Kevin McAlister, Director of Public Works Department
Peggy Montgomery, Director Human Services Agency
Keith Winkler, Director Kings County Health Department
Barbi Brokhoff, Director of Child Support Services
Mary Ann Ford-Sherman, Director of Behavioral Health
Mark Dawson, Director Information Technology Department
Dave Robinson, Kings County Sheriff
TETER, Architect & Engineers, LLP, assigned Loren Aiton, Architect and Associate, to
provide the consulting support to the committee and prepare the revised Master Plan.
The Facilities Planning Committee reviewed the list of department analyzed in the 2007
plan and developed a revised list of departments/facilities as in need of new, expanded,
or upgraded facilities in response to the changing demands from County growth. The
committee then prioritized the list and identified specific departments for architectural
space programming to determine further growth potential and facility needs. A Space
Program is a list of spaces, i.e. lobbies, offices, workrooms, and other areas, with
associated square footage for each of these spaces. These space programs are used
principally to understand the space needs of a department and to provide project
budgets. Additionally the committee identified departments from the 2007 report for
inclusion in the update. In other cases, projects identified by the committee for
inclusion in the Master Plan were already under construction or in design efforts.
TETER, at the direction of the committee, interviewed selected department directors to
develop space programs for their departments. These space programs were to be used
for determining the size of and location of new or remodeled facilities and a close
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examination of the reuse of the court buildings. In other cases, budgets were revised
from previously gather information or assumptions. Projects mentioned in this Master
Plan but developed separately include the Kings County Jail Phases 2 and 3, The Human
Services Commission on Aging/IHSS Building Programming and Conceptual Design, the
New Morgue and the Kings Building (Old Hospital Building), among others.
This report outlines the Master Plan process, provides descriptions of and graphic site
plan representations of the various changes to the Government Center Campus,
including detailed phases of work, and provides Project Budgets for the identified
projects.
This information is presented in a way to allow the County Board of
Supervisors and County Administrative Office to plan for long-term capital improvement
planning and funding.
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MASTER PLAN DEVELOPMENT PROCESS
Facilities Planning Committee
The function of the Facilities Planning Committee was review the previous report and to
identify those departments that had outgrown their current facilities and programmed
for a new space and those displaced by the expansion of neighboring departments. The
committee prioritized these in terms of how critically each department needed the
additional space, as well as which departments had funds available for construction.
Departments and other functions identified and budgeted for this Revised Master Plan
are as follows:
•
Human Services Department: Commission on Aging and In Home Social Services
•
Health Department Offices, Hanford
•
County Fire Department Headquarters & Emergency Operations Center
•
Sheriff’s Administration and Operations Office
•
Sheriff’s Office Dispatch and 911 Communications
•
Sheriff’s SWAT and Dive Team Facilities
•
Sheriff’s Vehicular and long term evidence storage
•
Behavior Health Department Facilities
•
The Minor Advocates Office
•
County Counsel Offices
•
Public Guardian Offices
•
District Attorney’s Offices
•
Grand Jury Offices
•
Child Support Services Offices
•
Central Services/Purchasing & Receiving
•
Juvenile Commitment and Day Reporting Center
•
Probations Department Offices
•
New Public Parking
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Department Interviews
Once the Facilities Planning Committee generated a list of departments, TETER
individually interviewed those departments and developed space programs for their
needs. Interviews included department heads and selected staff. Each department
provided data on current staffing and to project staffing needs and, to the extent
possible, projections for the next 10 years. TETER also performed an evaluation of
current facilities for size and quality.
Space Programming
With the information obtained from each of the departments, tables were created
listing space descriptions, sizes, quantities, and remarks regarding space requirements.
The Space programming process utilized prototypical offices and restrooms to maintain
continuity and uniformity in the size of spaces described.
Prototypical Office Spaces and Restrooms
Restrooms shown here for size reference only.
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Prior to the space programming meeting each department was given instructions as to
room and area considerations Other support spaces including lobbies, training rooms,
conference rooms, workrooms, etc. were assigned floor area and added to the office
areas indicated above. Once the net office spaces are compiled, an efficiency factor for
circulation is applied to develop the required square footage for the project. The space
programs were submitted back to the department heads for review and approval. The
Facilities Planning Committee then reviewed all of the completed space programs.
Construction budgets, based on cost-per-square-foot, for each of these approved
programs were submitted to the Facilities Planning Committee for review. The steering
committee reevaluated the prioritization of the departments’ need and ability to
expand or move and methods used to fund these actions. .
Campus Site Plan Drawings
A series of proposed site plans were generated to depict the County campus at various
phases of work through the course of this master plan. These site plans illustrate
building and office spaces approximately representative of the areas generated in the
space programs and other programming efforts. The first plan shows the campus in its
current state, the second, third, fourth and fifth plans indicate the relocation of
departments as space and funds become available, while the last plan illustrates the
campus as it will appear at the end of ten years or the completion of all projects
proposed in this Master Plan. These plans present a logical order to execution of the
various projects that require movement of departments or other work in specific order
and illustrate projects that can occur concurrently or independently of any other
projects on the Government Center campus.
All plans and phases of work were
presented to the Facilities Planning Committee for review and comment. The Master
Plan: Proposed Work chapter describes each plan in detail.
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SUMMARY OF CURRENT CONDITIONS
Kings County Government Center Campus
The current Kings County Government Center Campus is comprised of 32 major
structures and a variety of lesser support structures. The ages of these buildings varies
from recently completed to over 100 years old. The core administration buildings, were
occupied in 1977. Most of these buildings retain their original footprint but, generally,
all have undergone infrastructure revisions to keep pace with changing technology.
Planned additions or remodel projects e.g., the Kings County Phase 2 and Phase 3 Jail
additions in progress or under consideration have been incorporated into this Master
Plan as those activities coincide or affect development plans proposed within this
Master Plan.
A central plant for heating and air conditioning services the core administrative
buildings. For purposes of this Master Plan update, this central plant is operating at its
maximum capacity with no additional capacity for new structures or additions. Building
additions or new structures proposed herein would either need to be self-contained
with independent HVAC systems or attached to a new or expanded central plant. Some
projects proposed in this Master Plan, principally the New Sheriff’s Operations and
Administration Building, would require a new central plant.
Improvement to the
existing central plant to increase its capacity to service some proposed building
alterations has not been considered as a part of this plan.
Improvements made to the electrical and data infrastructure serving the existing
campus since the completion of the original 2007 Master Plan will likely allow for
execution of the identified remodels without need for further upgrade. The actual
service requirements for each project, particularly the new buildings, will need to be
studied in detail at the time of project execution to determine if capacity is available on
a case-by-case basis.
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MASTER PLAN: PROPOSED WORK
This chapter summarizes the additions, alterations, department movements, and new
construction proposed by this Master Plan.
The interrelationship of County
departments and buildings within the Kings County Government Center is complex. In
order to achieve the desired results of this Master Plan, it will be necessary to construct
new buildings, remodel or demolish existing buildings, and in many cases, displace one
department to make room for another. To ensure uninterrupted County services and
the operation of various departments it was necessary to consider careful sequencing of
the proposed projects.
The phasing proposed by this Master Plan provides for
completion of new spaces or buildings before a department moves, thereby reducing
reliance on temporary quarters and the time and expense of multiple moves.
The Facilities Planning Committee established the sequencing of projects based on
previously discussed project prioritization. Consideration was given to department
needs and funding available to execute projects. Each proposed project included in this
master plan has been given a letter designation (A through X), and is discussed in detail
below. These letters do not represent a mandatory order for the workflow. Depending
on funding, it is possible for many of these projects to be executed concurrently. The
projects have been grouped into 4 Phases, based on the priority established by the
Facilities Planning Committee.
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Phase 1
This phase of work represents projects that were already under consideration or in
design or construction at the time of the development of this Master Plan Update.
A. New Commission on Aging / In Home Support Services (IHSS) Facility
Approximately 4,311 SF
Probable Start Date: 2015
1. Construct new modular building at the northeast corner of Forum Drive
and East Street.
2. Relocate the Commission on Aging and IHSS to the new facility.
B. New Morgue Facility, under construction
In Construction with an anticipated completion date of 11/2014
1. Complete new morgue facility.
2. Relocate Coroner’s Facility and Morgue from basement of the Kings
Building.
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Phase 2
The projects identified in this phase includes some projects already in planning and
other projects identified by the Steering Committee as being high priority with uncertain
but likely funding resources.
C. Courts Relocation
(Not a Kings County project but affecting the Master Planned facilities)
Approximately 58,850 SF vacated by the courts
Possible Start Date: Construction completion anticipated by 12/2015 with move
in anticipated by 3/2016.
a. Complete following the new Courthouse completion and relocation of
the Superior Courts.
D. Evidence Storage Relocation
Possible Start Date: 2015
1. Build a new more secure and better organized Evidence Storage facility
(part of a building addition on the east side of the new Morgue). Remove
this function from the old jail complex.
2. Relocate Evidence Storage from existing Sheriff building.
E. Central Services Relocation
Provide new location for relocated Fire Department Administration and
Emergency Management Center.
a. Remodel portion of the Central Warehouse.
b. Build addition to the west end of the existing Record Storage building.
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c. Relocate Central Services to the new addition and remodeled area.
F. Vehicle Evidence Relocation:
Consolidate Sheriff’s evidence storage.
a. Build Vehicle Evidence Storage parking area.
b. Relocate Vehicle Evidence Storage to the new facility.
G. Jail Kitchen Relocation
a. Complete Jail Phase III Expansion (SB1022 Expansion).
b. Relocate Jail Kitchen to new facility.
H. Swat Dive Team Relocation
Consolidate Sheriff’s storage and operations, free up needed warehouse space.
a. Build new Swat Dive Team facility (part of a building addition on the east
side of the new Morgue).
b. Relocate Swat Dive Team to new building.
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Phase 3
The projects described in this sequence should not be considered of less importance or
priority than project identified in the preceding phases. All projects proposed in this
phase are tied to the completion of projects identified in earlier phases, principally the
movement of the Superior Courts to the new Court Building on Kings County Drive and
the turnover of the existing court buildings to the County. One exception is the new
Child Support Services facility, which, being constructed on vacant land is not subject to
any other schedules and could begin as soon as funding is available. Relocation of
inmates from the Branch Jail to the expanded Main Jail is in preparation of making this
facility available for conversion to the new Juvenile Center anticipated in the next phase.
I. Grand Jury Relocation
Earliest Start Date: 2017
a. Renovate the vacated 1-story Superior Court building.
b. Relocate the Grand Jury to a portion of the renovated space.
c. Return space to Lemoore branch library.
J. Sheriff’s Administration and Operations Relocation
a. Build new facility adjacent to new Jail complex.
b. Relocate Sheriff’s Administration and Operations to the new facility.
Consolidate Sheriff’s operations, Patrol and Detentions.
K. County Counsel Relocation
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b. Relocate the County Counsel to a portion of the renovated space.
L. Public Guardian Relocation
b. Relocate the Public Guardian to a portion of the renovated space.
M. Minor Advocate Relocation
b. Relocate the Minor Advocate to a portion of the renovated space.
N. Multi-Purpose Room
b. Create a Multi-Purpose Room in a portion of the renovated space.
O. Fire Department Administration Relocation
a. Renovate the vacated former Central Services.
b. Relocate the Fire Department Administration to the renovated space.
c. Integrate existing 911 Call Center with relocated Emergency Operations
Center.
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P. Construction of a New Child Support Services
Possible Start Date as early as: 2017
a. Building would be developed on a currently vacant parcel on the
Government Center Campus adjacent to the Human Services Agency.
Q. Inmate Transfer from the Branch Jail to the Main Jail
a. Preparation for turnover of the Branch Jail for conversion to the new
Juvenile Center and Juvenile Day Reporting Center
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Phase 4
The projects described in this sequence cannot take place until the completion of
projects identified in earlier sequences.
R. Probation Expansion
a. Renovate portions of the vacated former Juvenile Court and Facility.
b. Expand Probation into the renovated space.
S. District Attorney Expansion
a. Renovate the portions of the Law Building vacated by County Counsel,
the Law Library, and Public Guardian. Renovations accessibility upgrades
to the existing toilet rooms to be included.
b. Expand the District Attorney into the renovated space.
T. Behavioral Health Relocation
a. Renovate the vacated Municipal Court building.
b. Relocate Behavioral Health into the renovated space.
U. Health Department Relocation
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b. Relocate the Health Department into the renovated space.
c. Vacate existing Health Department Buildings and sell property south of
Lacey Blvd. for Commercial Development
V. New Public Parking and Bus Stop
a. Demolish the vacated former Sheriff’s and Jail building.
b. Build a new public parking lot and bus stop along Lacey Boulevard to
services Health Department and Behavior Health clients.
W. New Juvenile Detention and Day Reporting Center (using SB81 Funding)
Approximately 26,352 SF (Total Build out 47,615 SF)
a. Demolish and remove old honor camp buildings
b. Construct a New Juvenile Detention and Day Reporting Center Phase 1
c. Renovate existing Juvenile Center
X. New Juvenile Center, Day Reporting Center and Probations Staff and Public
Parking Lots
d. Project consists of a remodel of the existing Branch Jail into a New
Juvenile Center and construction of new program buildings, including a
new Juvenile Day Reporting and Assessment Center.
e. Construct a New Juvenile Center staff and public parking lots.
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Government Center Infrastructure
At the conclusion of the development period considered by this Master Plan Report,
2024, for all of the proposed work, the County Government Center structures will be
approaching 50 years old, having been originally constructed in 1977. Previous updates
include portions of the government center infrastructure, including the electrical
distribution system, the telecom and data communications systems, campus building
lighting and the main central plant equipment, chillers and boilers. One key component
of the campus infrastructure, which has not been replaced, is the campus wide hydronic
piping loops from the central plant. Over the years, occlusion of the pipes from scale
build up will reduce the efficiency of the hydronic systems resulting increased energy
usage to maintain the building’s interior environment. Replacement of this piping will
need to be considered at some time in the future.
In addition to the hydronic piping most of the air handlers and other HVAC system
equipment, which was built into the building at the time of original construction will be
well past its service life and will be needing of replacement.
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Schedules and Budgets
Project Phases and Schedules
The proposed project phases provide a logical order to the construction of and
movement of departments. Certain projects proposed in this Master Plan require the
completion of the new Kings County Superior Courts building, which commenced
construction in 2013 with estimated 3-year construction duration. Relocation of the
courts and turnover of the existing buildings to the County it is reasonable to project
construction start for remodel projects to late 2016 or 2017. Remodel of the court
buildings could take approximately 1 year to complete. Design work could begin earlier
so that work could commence as soon as the buildings were available. While the period
suggested here represent adequate time to complete the proposed work many possible
events could shorten or lengthen these durations.
Construction of the proposed
Sheriff’s Administration and operations would likely take 15 to 18 months given the size
and complexity of the project with approximately 8 months to design.
As mentioned previously in this report many of the proposed projects are subject to the
completion of other projects in the Master Plan as indicated in the phases of work.
Actual schedules are subject to available funding and cannot be predicted with
certainty. This report endeavors to establish progress relationships so that funding
priorities can be established for each capital improvement. Except for those projects
already in progress, the earliest suggested start date for the proposed projects is 2015.
Project Budgets and Cost of Construction
A summary cost analysis of each proposed project was prepared based on the type of
project or space involved and the programmed square footage.
Special category
buildings, e.g., the 911 Call Center, the Sheriff’s Administration and Operations Building
and the Fire Department Emergency Operations Center are considered Essential
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Services Buildings and are subject to higher structural standards and project costs than
other government center buildings.
Basis of Project Budget Cost Analysis
For the last several years, the construction industry has been subject to rapid
fluctuations in both material and labor costs. These changes in cost have presented
significant challenges in providing meaningful analysis of potential project costs.
Utilizing resources available via online data bases of project types and project costs the
Master Plan projects team has been able to reference project costs that have been
adjusted annually as way to provide improved cost modeling.
Design Cost Data,
www.d4cost.net, was used as the primary data source for project cost analysis.
The predominant project type proposed in the Master Plan are office buildings and
tenant improvements. There are also a number of modifiers, which affect the final
project types, including public sector/prevailing wage work, project size, higher degree
of complexity in construction, and additional work required by the Building Code for
Essential Service Facilities. A substantial number of projects identified in the Master
Plan qualify as essential service facilities. The extensive archives available at the Data
source used to establish the project cost allowed the master Plan team to select
projects of substantial similarity to those analyzed in this report
A modifier of 1.2 or 20% additional costs were applied to projects slated to be
developed in the existing Courts Buildings. These “Change of Use” costs are a result of
the more extensive demolition and remodel work that will be required to convert these
buildings to different uses. It is recommended that a contingency of 20% be added due
to the reality of fluctuating materials and labor markets.
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At the direction of the Facilities Planning Committee, all project costs are presented at
Year 1 values with escalations shown separately. Online data resources that track
construction escalations annually were used to adjust project costs to the projected
mid-point of construction.
Project Costs include the Construction Costs as determined in the preceding paragraph
plus soft costs such as Architecture and Engineering Fees, Permit Fees, Testing and
Inspection, Furnishing, Fixtures and Equipment (FF&E), Data and Telephone systems,
etc. Architecture and Engineering Fees were determined at a rate of 8% of construction
costs for larger projects and 12% of construction costs for smaller projects.
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Kings Building (Old Hospital)
In February of 2007 an assessment report of the Old County Hospital Building, the Kings
Building, was prepared to determine the financial feasibility of renovating this building
to current building code standards to make it available for reuse. The report reviewed
the building a prepared construction cost analyses comparing the cost of renovating the
existing structure to construction a new building of similar size. This report can be
found in Appendix D of this Master Plan.
Three (3) cost analyses were prepared: the first to renovate the building to current
code standards; the second to replace the building with a new building of similar size;
and the third to demolish the building only. For this update these projected costs have
been updated as follows:
Scope of Construction
2007 Probable Construction Cost
2014 Probable Construction Cost
Renovation
$10,840,556
$16,274,813
New Facility
$9,444,375
$14,178,741
Demolition
$1,119,375
$1,680,506
Renovation of the Kings Building to Preserve Front Facade
In an attempt to address the preservation of the building, for perceived historical
reasons, in this proposal all of the building would be removed, preserving only the front
façade wall of the building. An entirely new structure would then be constructed
behind the front façade wall incorporating modern energy efficient building techniques
now required in buildings. This would allow preservation of the appearance of the
building while providing for an efficient modern office building.
The Kings building is currently a three (3) story building. To reduce the cost of the
reconstruction of the building most of the basement would be eliminated, preserving
only a portion for mechanical and electrical rooms. The rest of the building would be
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constructed as a two (2) story building. Constructing the floor plates of the new building
would provide a first floor of approximately 13,600 square feet, split in two (2) parts by
a public lobby and a second floor of approximately 14,700 square feet which could be
used to house other government agencies or leased.
Cost projection for this modified renovation of the building would be approximately
equal to the cost of replacing the existing building with a new three (3) story building of
the same size, as proposed in the 2007 report but would provide for larger and more
leasable floor plates. This proposal would be an alternative to removing and replacing
the building with a new building if public sentiment was in favor of retaining some
portion of the original building.
Possible First Floor pate of a reconstructed and modernized Kings Building
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Appendices
A.
Space Programs
B.
Project Budgets
C.
DCD Cost Factors
D.
Kings Building (Old County Hospital) Building Assessment, dated February
21, 2007
E.
Commission on Aging Conceptual Design
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Commission on Aging
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
Kings County Capital Improvement Master Plan Update
SPACE PROGRAM
1/21/2014
Sq Ft
Each
OFFICE
OPEN OFFICE
RECEPTION
RESTROOM
LOBBY
SUPPLIES/JANITOR
COFFEE STATION
Square Ft Subtotal
Circulation and Misc
Department Total Square Foot
Office Quantity
Type
120 O1
64 WSB
64
50
120
72
30
Square Ft
2
6
1
2
1
1
1
240
384
64
100
120
72
30
0
0
1010
30%
1,313
Remarks
Supervisor
shared with IHSS (support staff)
Single occupancy
Up to 6 people waiting in the morning
12x6 , shared with IHSS
Sink, Fridge
Includes walls
IHSS
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
SPACE PROGRAM
1/21/2014
Sq Ft
Each
OFFICES
INTERVIEW
RESTROOMS
WORKSTATIONS
LOBBY
RECEPTION
CONF/BREAK
COFFEE STATION
Square Ft Subtotal
Office Quantity
Type
120 O1
100
64
64 WSB
64
300
30
2
2
3
20
1
1
1
1
Square Ft
240
200
192
1280
0
64
300
30
0
2306
30%
2,998
Remarks
Supervisors
Interview Rooms ( Staff Interviewing Clients)
Single occupancy: 2 for staff, 1 unisex for visitors
Includes clerical
Shared with Commission on Aging (See Commission on Aging for SF)
Reception Desk
Up to 10 in the conference room
Sink, Fridge
Includes walls
Sheriff's Office Site Services
Work Sheet
Space ID Room Name
SPACE PROGRAM
2/20/2014
Sq Ft
Each
SHERIFF’S
DEPARTMENT
PUBLIC PARKING
EMPLOYEE PARKING
PATROL FLEET
SWAT PARKING
BOAT PATROL/ ATV
6 PARKING
1
2
3
4
5
Square Ft Subtotal
Square Ft
20
100
40
3
10
PATROL VEHICLE
7 UNLOADING/ LOADING
8 ADMIN PARKING
EVIDENCE FLAMMABLE
9 STORAGE
EVIDENCE BICYCLE/
10 BULK STORAGE
11 IMPOUND YARD
12 CAR WASH
CAR WASH SUPPLY
13 STORAGE
Office Quantity
Type
3
9
Remarks
0
0 Parking Stalls
0 Parking Stalls
0 Parking Stalls, oversized for spacing to allow washing in place
0
0 Fenced in Parking-Garage Building
0 Loading Area
0
200
1
200
200
1
20
2
200
0
0
200
1
200
0
600
30%
780
Sheriff's Administration
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
SHERIFF
ASSISTANT SHERRIF
ADMINISTRATIVE COMMANDER
OFFICE MANAGER
FISCAL ANALYST
ACCOUNT TECH
GRANTS OFFICER
COMPUTER MANAGER
FUTURE OFFICE
STAFF TOILET
SECURE STORAGE CLOSET
WAITING AREA
FILE ROOM
COPY, FAX, WORK AREA
STORAGE
COFFEE/ BREAK ROOM
CONFERENCE ROOM
SHERIFF’S DISPLAY HIST.
SHERIFF’S TOILET
SHERIFF’S/ ASST. SHERIFF’S CLOSET
JANITOR’S CLOSET
HARD INTERVIEW
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
256
192
0
100
144
80
120
120
120
150
65
100
50
80
50
110
460
300
65
25
40
140
Office Quantity
Type
Square Ft
1
1
1
1
1
3
1
1
1
2
1
1
1
1
1
1
1
1
1
2
1
1
Remarks
256
192
0
100
144
240
120
120
120
300
65
100
50
80
50
110
460
300 Include Car, Saddle, Photos
65
50
40
140
0
0
0
3102
30% Includes walls
4,033
Sheriff's Detectives
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
SUPPORT COMMANDER
SERGEANT
DETECTIVES
AGRICULTURAL DETECTIVES
CLERKS
STORAGE
TOILETS
HARD INTERVIEW/ ONE-WAY GLASS
A/V- VIEWING ROOM
CONFERENCE
SECURE EVIDENCE STORAGE
COPY/ FAX/ PRINT AREA
FINGER PRINT ANALYSIS
INVESTIGATIVE ASSISTANT
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
168
120
144
144
64
100
153
160
120
240
75
50
144
120
Office Quantity
Type
Square Ft
1
1
8
4
2
1
2
1
2
1
1
1
1
1
Remarks
168
120
1152
576
128
100
306
160
240
240
75
50
144
120
0
0
0
0
0
3579
30% Includes walls
4,653
Sheriff's Operations
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
ASSISTANT SHERIFF
ASSISTANT SHERIFF’S CLOSET
ADMINISTRATION SERGEANT
ADMIN. SERGEANT’S CLOSET
COURT LIAISON OFFICE
COURT LIAISON CLOSET
RECEPTIONIST
FUTURE CLERK
CONFERENCE ROOM
COPY/ FAX/ WORKROOM
COFFEE ALCOVE
STORAGE
WAITING AREA
STAFF MAIL SLOTS
Square Ft Subtotal
SPACE PROGRAM
2/20/2014
Sq Ft
Each
240
25
120
25
120
25
80
64
240
100
25
100
100
20
Office Quantity
Type
Square Ft
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Remarks
240
25
120
25
120
25
80
64
240
100
25
100
100
20
0
0
0
1284
30% Includes walls
1,669
Sheriff's Operations Support
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
ADMIN. COMMANDER
TRAINING ROOM
TRAINING STORAGE
FITNESS ROOM
MEN’S LOCKER ROOM
UNIFORM LAUNDRY/ SHOE CARE
WOMEN’S LOCKER ROOM
MEN’S SHOWER
WOMEN’S SHOWER
MEN’S TOILETS
WOMEN’S TOILETS
KITCHEN AREA
BREAK ROOM
VENDING
OUTSIDE SECURE BREAK AREA
JANITOR
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
144
650
200
400
600
10
300
50
50
300
200
120
300
50
1000
100
Office Quantity
Type
Square Ft
1
2
1
1
1
2
1
2
1
1
1
1
1
1
0
1
144
1300
200
400
600
20
300
100
50
300
200
120
300
50
0
100
0
0
0
4184
30%
5,439
Remarks
60 Lockers
Include with lockers
25 Lockers
Patio
Includes walls
Sheriff's Patrol
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
OPERATIONS COMMANDER
PATROL SERGEANT
SENIOR DEPUTY OFFICE
FUTURE 24 HOUR LT. OFFICE
REPORT WRITING
SQUAD ROOM
MAIL BOXES
HARD INTERVIEW ROOM
PATROL STORAGE
COPY/ FAX/ WORK
ARMORY/ SWAT/ EQUIP. REPAIR
SPECIALTY UNIT STORAGE
SUPPLY STORAGE
SOFT INTERVIEW
DIVE TEAM
RESTROOMS
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
Office Quantity
Type
Square Ft
168
140
120
144
200
460
20
75
100
75
250
450
100
75
1
1
2
2
1
1
1
1
1
1
1
1
1
1
153
2
Remarks
168
140
240
288
200
460
20
75
100
75
250 AMMO STORAGE, LOADING DOCK, PALLET
450
100
75
0 OFFSITE
306
0
0
0
0
0
0
0
0
0
2947
30% Includes walls
3,831
Sheriff's Civil
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
CHIEF CIVIL DEPUTY
FIELD OFFICERS
PUBLIC COUNTER
CIVIL CLERKS
FUTURE WORKSTATION
CLERK SUPERVISOR
STORAGE
FILE AREA
Square Ft Subtotal
SPACE PROGRAM
2/20/2014
Sq Ft
Each
144
136
64
64
64
120
100
100
Office Quantity
Type
Square Ft
1
2
2
4
1
1
1
1
Remarks
144
272
128
256
64
120
100
100
0
0
0
0
0
0
0
0
0
1184
30% Includes walls
1,539
Sheriff's Evidence
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
OFFICER PROCESSING AREA
EVIDENCE PROCESSING AREA
PROCESSING COUNTER/ SUPPLIES
EVIDENCE DROP LOCKERS
EVIDENCE LAB
EVIDENCE DRYING
EVIDENCE REFRIG.
EVIDENCE ROOM
EVIDENCE TECHNICIAN
WEAPON STORAGE
NARCOTICS STORAGE
EVIDENCE STORAGE
BULK RECEIVING/ LOADING
BULK EVIDENCE STORAGE
WALK IN REFRIGERATOR
FREEZER
VEHICLE EVIDENCE PROCESSING
OLD HOMICIDE STORAGE
JANITOR ROOM
TOILET
OUTSIDE STORAGE FOR FLAMMABLES
LONG-TERM EVIDENCE STORAGE
SUPPLY STORAGE
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
Office Quantity
Type
Square Ft
150
80
50
150
15
15
1
1
1
1
3
1
64
150
300
800
200
200
150
20
500
100
25
65
2
1
1
1
1
1
1
1
1
2
1
1
1000
50
1
1
0
150
80
50
150
45
15
0
128
150
300
800
200
200
150
20
500
200
25
65
0
1000
50
0
4278
30%
5,561
Remarks
HOOD
300 SF
DOCK/ SHARE WITH ARMORY
DOCK/ SHARE WITH ARMORY
PARK- HYDRO LIFT HIGH
ADJACENT TO MORGUE
Includes walls
Sheriff's Records
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
RECORDS MANAGER
RECORDS CLERKS
PUBLIC COUNTER
RECORDS AREA
WARRANTS STORAGE
HOMICIDE RECORDS STORAGE
COFFEE/ BREAK AREA
COPY/ FAX AREA
STORAGE
TOILET
LONG-TERM RECORDS STORAGE
LIFE SCAN CLERK
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
144
60
60
600
25
100
30
65
80
50
1000
100
Office Quantity
Type
Square Ft
1
7
2
1
1
1
1
1
1
2
1
1
Remarks
144
420
120 Standing
600
25
100
30
65
80
100
1000 Possible Offsite
100
0
0
0
2784
30% Includes walls
3,619
Sheriff's Public Lobby
Work Sheet
Space ID Room Name
1
2
3
4
5
6
LOBBY
PUBLIC RESTROOMS
INFORMATION COUNTER
JANITOR
DISPLAY AREA
WAITING AREA
Square Ft Subtotal
SPACE PROGRAM
2/20/2014
Sq Ft
Each
200
150
120
64
20
100
Office Quantity
Type
Square Ft
1
2
1
1
1
1
Remarks
200
300
120
64
20 Museum See Adminstration
100
0
804
30% Includes walls
1,045
Sheriff's Central Support
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
MAINTENANCE SUPERVISOR
MAINTENANCE ROOM
CENTRAL MECHANICAL ROOM
ELECTRICAL SERVICE ENTRANCE
TELEPHONE ROOM
DATA ROOM
ELEVATOR MACHINE ROOM
ELEVATOR
STAIRS
MECHANICAL YARD
TRASH ENCLOSURE
EMERGENCY GENERATOR
Square Ft Subtotal
SPACE PROGRAM
2/20/2014
Sq Ft
Each
120
200
800
250
150
150
120
0
0
0
0
Office Quantity
Type
Square Ft
1
1
1
1
1
1
2
2
2
1
1
Remarks
120
200
800
250
150
150
240
0
0
0 Possible roof mounted plant
0
0
0
0
0
1910
30% Includes walls
2,483
Sheriff's Summary Square Footage
Work Sheet
Space ID Room Name
Administration
Detectives
Operations
Operational Support
Patrol
Civil
Evidence
Records
Public Lobby
Central Support
SPACE PROGRAM
2/6/2014
Sq Ft
Each
Office Quantity
Type
Square Ft
4033
4653
1669
5439
3831
1539
5561
3619
1045
2483
0
33,872
Remarks
County Counsel
Work Sheet
Space ID Room Name
County Counsel
Asst County Counsel
Attorney
Library Refernce
Conference Room
Lobby
Staff
Square Ft Subtotal
*Estimated
SPACE PROGRAM
2/5/2014
Sq Ft
Each
240
180
120
240
280
120
64
Office Quantity
Type
O3
O2
O1
WSB
1
1
4
1
1
1
10
Square Ft
Remarks
240
180
480
240
280
120
640
0
0
0
2180
30% Includes walls
2,834 *
Public Guardian
Work Sheet
Space ID Room Name
Offices
Offices
Work stations
Open Office
Square Ft Subtotal
SPACE PROGRAM
2/5/2014
Sq Ft
Each
Office Quantity
Type
240 O3
120 O1
64 WSB
694
Square Ft
2
4
8
1
Remarks
480 Director
480
512
694
0
0
0
0
0
0
2166
30% Includes walls
2,816
Child Support Services Dept.
Work Sheet
Space ID Room Name
A1
A2
A3
A4
A5
A6
B1
B2
B3
B4
B5
B6
B7
B8
B9
B10
B11
B12
C1
C2
C3
C4
D1
D2
D3
D4
D5
D6
CS Supervisor
CSS
CSS III
Small Conf
CLETS WS
Workroom
C/S Supervisor
DS Dept Spec
DS Dept Spec
Process Server
Recept Window
CSS III
CSA1
CSS
Interview Room
Small Conf
Work Room
Storage Room
CS Attorney IV
CS Attorney
Legal Sec/Para
Storage Room
Director
Exec Sec
Asst Director
Fiscal Analyst
Prog Manager A
Prog Manager B
Sq Ft
Each
64
64
64
300
120
192
64
64
48
64
64
64
48
64
192
300
192
120
240
240
64
120
240
120
240
180
240
240
SPACE PROGRAM
2/20/2014
Office Quantity
Type
WSB
WSB
WSB
O1
WSB
WSB
WSA
WSB
WSB
WSA
WSB
O3
O3
WSB
O3
O1
O3
O2
O3
O3
3
23
3
1
1
1
1
2
2
1
1
2
1
9
5
1
1
1
1
1
12
1
1
1
1
1
1
1
Square Ft
192
1472
192
300
120
192
64
128
96
64
64
128
48
576
960
300
192
120
240
240
768
120
240
120
240
180
240
240
Remarks
Program Manager A Group
Program Manager B Group
Window
Split Room, client sdie and staff side, with speaking window partition
Attorney Support
Executive Group
Space ID Room Name
Sq Ft
Each
D7
IT Office
D8
Network Rm
D9
Storage Room
D10
Exec Conf Rm
D11
Work Room
E1
Lobby/Waiting
E2
Public Restroom
E3
DNA Testing
E4
Training Room
E5
Training Storage
E6
Large Conf
E7
Staff Restroom
E7
General Storage
E8
Custodial
E9
Breakroom
E10
Electrical Rm
E11
Fire Riser
Square Ft Subtotal
Office Quantity
Type
120 O1
120 O1
180
280
180
400
80
120 O1
900
120
600
153
180
120
450
180
48
Square Ft
1
1
1
1
1
1
1
1
1
1
1
2
1
1
1
1
1
Remarks
120
120
180
280
180
400 Entry, Waiting Seating/Kids Play Area
80
120
900
120
600
306
180
120
450
180
48
12220
30% Includes walls
15,886
Attorney General's Office
Work Sheet
Additonal Space requested
Space ID Room Name
Prosocutors
Attorney Offices
SPACE PROGRAM
2/5/2014
Sq Ft
Each
Office Quantity
Type
Square Ft
120 O1
4
CLETS Terminla and Scanning
Computer Supprot Technician
120 O1
120 O1
1
1
Investigations
Investigators
120 O1
8
480
120 O1
200
240 O3
64 WSB
1200
460
2
2
1
1
Fiscal and Other Support
Conference Rooms
Interview Rooms
Storage Room
Weapons Maint./Ammo Storage
Law Library Office
Case File Storage
CPU Lab
Square Ft Subtotal
1
1
Remarks
0
480
0
0
0
120
120
0
0
960
0
960
240
200
240
0 Within 1 Conference Room
1200
460
0
0
0
4980
30% Includes walls
6,474
Behavioral Health Department
Work Sheet
Space ID Room Name
Adminstrative Offices
Office Type 3
Office Type 2
Office Type 1
Open Office workstations
Conference Room
Restrooms
Storage/Supplies
Common Area Mtg/Training/Caserooms
Training Rooms/Classrooms
Training Room Storage roms
Caserooms
Lobby
Restrooms
Restrooms
Direct Services
Private Offices/Interview Rooms
Records/Storage
Conference Rooms
Restrooms
SPACE PROGRAM
1/28/2014
Sq Ft
Each
240
180
120
64
300
126
200
Office Quan.
Type
O3
O2
O1
WSB
1200
200
120
300
64
153
Square Ft
2
2
8
28
1
2
1
2
2
10
1
2
2
120 O1
400
200
126
15
2
2
2
Square Ft Subtotal
Behavioral Health.xlsx
0
480
360
960
1792
300
252
200
0
0
2400
400
1200
300
128
306
0
0
1800
800
400
252
0
0
0
12330
30%
16,029
Remarks
Director & Assistant Director
Program Managers
Supervisors
Up to 20 persons
Staff
for up to 60 persons
Tables and Chairs/Misc Program Materials
15 persons waiting
Adjacent to Lobby
Serving Traning Room/Classroom areas
Up to 10 persons
Staff
Includes walls
Health Main
Work Sheet
Space ID Room Name
WALK- IN REFRIGERATOR
LABORATORY
RECEPTION
WAITING
PUBLIC ACCESS DATA
DIRECTOR
EXECUTIVE SECRETARY
ANALYST
HEALTH OFFICER
DEPUTY DIR
FISCAL ANALYST LEAD
FISCAL ANALYST
PUBLIC HEALTH NURSE
PUBLIC NURSES
LVN
MANAGERS
STAFF
COUNTER FOR TRANSIENT FIELD STAFF
PLANNERS
LAB DIR
LAB TECHS
TOBACCO CONTROL
First 5
Program Officer
Clerks
Square Ft Subtotal
SPACE PROGRAM
1/22/2014
Sq Ft
Each
64
200
48
1000
48
240
120
120
180
180
120
64
120
64
48
120
64
40
64
120
64
64
Office Quantity
Type
WS-B
WS-A
WS-A
3
1
1
2
2
1
WSB
1
WSB
WSA
1
WSB
WSB
1
WSB
WSB
120
1
64 WSB
Square Ft
1
1
3
1
1
1
1
1
1
2
2
6
2
20
6
20
100
4
2
1
2
2
1
2
64
200
144
1000
48
240
120
120
180
360
240
384
240
1280
288
2400
6400
160
128
120
128
128
0
120
128
14,620
30%
19,006
Remarks
Vaccines, etc.
2 Hoods, counter space, reach-in refirgeratior
Reception Counter
50 persons with child play area
Public Access computer
Hoteling counter for field staff
Adjacent to Laboratory
Adjacent to Laboratory
Includes walls
Health Dept WIC
Work Sheet
Space ID Room Name
RECEPTION
WAITING
CLASSROOM
INTERVIEW ROOMS
DIETICIANS
MANAGER
STORAGE
WALK-IN REFRIGERATOR
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
Office Quantity
Type
48 WSA
300
520
120
1
120
1
180
2
300
64
Square Ft
2
1
1
6
4
1
1
1
Remarks
96
300 20 waiting with children's area
520 20 persons, classroom style with Kitchen
720
480
180
300
64
0
0
0
2660
30% Includes walls
3,458
Health Dept Support Spaces
Work Sheet
Space ID Room Name
CONF ROOM MEDIUM
CONF ROOM LARGE
AUDITORIUM
FILES
SUPPLY ROOM
MAIL ROOM
RECORDS STORAGE - PERSONNEL
LAB STORAGE
MISC. STORAGE
EMERGENCY MATERIAL STORAGE
Square Ft Subtotal
SPACE PROGRAM
2/6/2014
Sq Ft
Each
180
360
1000
180
180
120
180
180
800
Office Quantity
Type
Square Ft
1
2
1
1
1
1
1
1
1
180
720
1000
180
180
120
180
0
180
800
0
0
0
0
0
0
3540
30%
4,602
Remarks
For 12 persons
For 24 persons
Theatre Style with seating for 100
Area within Laboratory
Includes walls
Health Dept Summary Square Footage
Work Sheet
Space ID Room Name
Health Department Main
WIC
Support Spaces
SPACE PROGRAM
1/22/2014
Sq Ft
Each
Office Quantity
Type
Square Ft
19006
3458
4602
0
27,066
Remarks
New Juvenile Facility
Work Sheet
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
Maximum Security Unit (30)
Locked Sleeping Rooms-Single Occupancy
Locked Sleeping Rooms-Double Occupancy
Day Room
Classrooms
Safety Room
Therapy/Life Skills
Confidential Interview Rooms
Admin Office
Control Room
Secure Visitation Rooms
Video Visitation Room
Institutional Storage
Personal Storage
Shower Rooms
Restrooms Staff
Custodial
IDF
Subtotal
Kings County Juvenile Needs Assessment
SPACE PROGRAM
11/7/2014
Net Sq Occupants Quan
Ft
Per Space
70
100
35
580
64
580
100
120
120
100
60
350
120
100
50
36
100
1
2
30
15
1
15
2
1
1
2
1
2
12
1
2
2
1
2
1
1
3
2
1
1
2
2
1
1
Space Square Remarks
Ft
140
1200
1050
1160
128
580
200
120
120
300
120
350
120
200
100
36
100
Rooms with internal Fixtures
2 Units set aside for Females
Adjacent to Locked Sleeping Rooms
Classroom model, 160 SF +(15X28sf/Student)
Code Required
Similar to Classrooms, possible different features
Adjacent with Viewing to Dayroom & Sleeping Rms
Adjacent/easy access to Dayroom
Adjacent/easy access to Dayroom
6024
20% Includes walls
7,229
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
High Risk Long Term Program (30)
Sleeping Rooms-Double Occupancy
Classrooms
Dayroom
Therapy/Life Skills Room
Admin Office
Personal Storage
Restrooms
Shower Rooms
Restrooms Staff
Custodial
IDF
Subtotal
Ft
Per Space
Ft
Adjacent to Maximum Security Unit
100
720
35
580
100
120
350
120
136
100
60
36
100
2
20
30
15
2
1
8
2
1
1
3
1
1
1
2
2
2
1
1
800
1440 Classroom model, 160 SF +(20X28sf/Student)*
1050
580
300
120
350
120
272
200
120
36
100
5488
20% Includes walls
6,586
C:\Projects\_13-9075.00 Kings County CIP Update\Revised Final Draft Report\Juvenile Need Assessment Space Program Worksheet 11-7-14
2
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
Medium Security/Short Term Program (40)
Dayrooms
Classrooms
Admin Office
Restrooms
Personal Storage
Shower Rooms
Custodial
IDF
Subtotal
Ft
Per Space
100
35
720
720
100
120
136
500
160
130
36
100
2
32
20
20
2
1
16
2
3
1
3
1
2
1
1
2
1
1
Ft
1600 Split into 2 groups
2240 Possibly split into 2 rooms
2160 Classroom model, 160 SF +(20X28sf/Student)*
720
300
120
272
500
160
260
36
100
8468
20% Includes walls
10,162
* Classroom Space Shared with Female Unit
3
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
Female Unit (20)
Dayroom
Confidential Interview Room
Nurses Station
Restroom
Personal Storage
Shower Rooms
Restroom Staff
Custodial
Subtotal
Ft
Per Space
100
35
720
100
100
136
240
100
130
60
36
2
16
20
1
2
Ft
8
1
1
1
1
1
1
1
2
2
1
800
700
720
100
100 Adjacent to Dayroom
136
240
100
260
120
36
3312
20% Includes walls
3,974
4
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
Juvenile Day Reporting/Assessment Center
Classrooms
Instructor Offices
Vocational/Independent Living Skills
Library/Computer Lab
CPS Office
Staff Training Rooms
Public Lobby
Conference Room
Offices
Restrooms Youth
Restroom Staff
Custodial
IDF
Subtotal
Ft
Per Space
580
120
28
900
28
500
700
200
300
120
136
88
36
100
15
1
20
15
5
35
15
Ft
3
3
1
1
1
1
1
1
5
2
2
1
1
1740
360 Attached to Classrooms
560
900
420
500
700
200
300
600
272
176
36
100
6864
20% Includes walls
8,237
5
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Control/Booking/Intake/Administration
Temporary Holding Cells
Booking and Intake
Public Lobby/Reception
Video Visitation Room
Lobby Restrooms
Private Interview Room
Clerical Staff
Directors Office
Captains Office
Conference Room Small
Records Storage
Restrooms Staff
Electrical Rooms
Fire Pump Room
MDF
Subtotal
Ft
Per Space
40
1000
300
200
64
120
64
200
120
120
200
88
200
200
200
2
Ft
4
1
1
1
2
1
4
1
1
1
1
2
2
1
1
160
1000
300
200
128
120
256
200
120
120
200
176
400
200
200
3780
20% Includes walls
4,536
6
Kings County
Space ID Room Name
1
2
3
4
5
6
Kitchen/Dining (120)
Dining Room
Kitchen
Head Chef Office
Staff Restrooms & Lockers
Storage
Custodial
Subtotal
Ft
Per Space
1275
800
120
128
800
72
85
Ft
1
1
1
2
1
1
1275
800
120
256
800 Walk in Coolers & Dry Storage
72
3323
20% Includes walls
3,988
7
Kings County
Space ID Room Name
1
2
3
4
5
6
7
8
9
Medical Facilities
Exam Rooms
Tele-Pysch
Nurse's Station
Laboratory
Medical Records
Doctor's Office
Restroom-Patient
Restrooms Staff
Storage
Subtotal
Ft
Per Space
120
100
300
300
300
120
60
60
200
Ft
3
2
1
1
1
1
1
2
1
360
200
300
300
300
120
60
120
200
1960
20% Includes walls
2,352
8
Kings County
Space ID Room Name
Ft
Per Space
Ft
Summary of Departments
Maximum Security Unit (30)
High Risk Long Term Program (30)
Medium Security/Short Term Program (40)
Female Unit (20)
Juvenile Day Reporting/Assessment Center
Control/Booking/Intake/Administration
Kitchen/Dining (120)
Medical Facilities
7,229
6,586
10,162
3,974
8,237
4,536
3,988
2,352
Total Building Square Foot
47,063
Exterior Spaces
Indoor/Outdoor Recreation Space
Vehicle Sally Port
225
88
19800 Minimum Open Space Requirement
3000
9
13-9075.00 Kings County Government Center Capital Improvements Master Plan Update
Cost Summary
Project
Sequence
Project Cost
New Commission on Aging / IHSS Facility
A
$881,406
Morgue
B
N/A*
Courts
C
N/A*
Evidence Storage & Vehiclur Evidence Storage
D&F
$1,702,539
Central Services
E
$2,683,268
Jail Kitchen Relocation
G
N/A*
Swat Dive Team
H
$1,630,333
Grand Jury
K
$337,133
Sheriff's Administration / Operations
L
$17,690,780
Juvenile Day Reporting Center & Detention Center (SB81)
M
$13,042,205
County Counsel
N
$560,044
Public Guardian
O
$556,487
Minor Advocate
P
$626,245
Multi-Purpose Room
Q
$286,543
R
$1,407,245
S
$7,317,639
Probation
T
$2,067,337
District Attorney
U
$1,306,102
Behavioral Health
V
$3,313,734
Health Department
W
$9,789,873
Public Parking
X
$131,399
Kings Building Demolition
Y
$1,680,506
Jail New Housing Unit
Z
Total Projected Master Plan Cost
*Costs for projects that are currently under construction or
planned for specific funding resources are not included here.
N/A*
$67,010,818
Commission on Aging/IHSS
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Commission on Aging
1
1,320
1,320
See Space Program (Appendix A)
In Home Support Services
1
3,000
3,000
Building Total (sf)
Cost of Construction
4,320
$173 /sf
$747,360 Based on actual quote received, plus 10%
markup for Energy Code update
5%
Contingency
$37,368
Construction Cost
Escalation per year
$784,728
4.0%
Construction Cost at Time of Construction
A & E Fees
Total Project Costs
No. Years
1
$816,117
8%
$65,289
$881,406
Sheriff's Long Term Evidence Storage
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Evidence Storage
1
4,660
Building Total (sf)
Cost of Construction (Building)
Vehicle Evidence (10,000 SF)
Contingency
4,660
$220 /sf
$1,025,200
$5 /sf
$50,000 exterior paved area
20%
$215,040
Construction Cost
Escalation per year
4,660
$1,290,240
4.0%
No. Years
2
$1,395,524
A & E Fees
12%
$167,463
Administration
10%
$139,552
Total Project Costs
$1,702,539
Central Services
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Office Space - Remodeling
1
4,320
4,320
Office Space - Addition
1
5,500
5,500
Building Total (sf)
9,820
Cost of Construction (Addition)
$100 /sf
$240 /sf
Contingency
20%
Cost of Construction (Remodeling)
$432,000
$1,320,000
$350,400
Construction Cost
Escalation per year
$2,102,400
4.0%
A & E Fees
Administration
Total Project Costs
No. Years
2
$2,273,956
8%
$181,916
10%
$227,396
$2,683,268
Sheriff's SWAT and Dive Team Facilities
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Swat Dive Team
1
4,680
Building Total (sf)
4,680
$220 /sf
Contingency
20%
$1,029,600
$205,920
Construction Cost
Escalation per year
4,680
$1,235,520
4.0%
No. Years
2
$1,336,338
A & E Fees
12%
$160,361
Administration
10%
$133,634
Total Project Costs
$1,630,333
Grand Jury
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Grand Jury
1
1,706
Building Total (sf)
1,706
Per 2007 Master Plan
1,706
$100 /sf
Change of Use Factor
20%
$34,120
Contingency
20%
$40,944
$170,600
Construction Cost
Escalation per year
$245,664
4.0%
No. Years
3
$276,339
A & E Fees
12%
$33,161
Administration
10%
$27,634
Total Project Costs
$337,133
Sheriff's Administration and Operations
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Sheriff's Admin/Operations
1
33,872
Building Total (sf)
Parking Area (43,000 SF)
Contingency
$310 /sf
$10,500,320
$5 /sf
$215,000
20%
$2,100,064
$12,815,384
4.0%
A & E Fees
Administration
Total Project Costs
33,872
Construction Cost
Escalation per year
33,872
No. Years
4
$14,992,187
8%
$1,199,375
10%
$1,499,219
$17,690,780
Juvenile Commitment Center
Space Description
Qty
Area (sf)
Total (sf)
Remarks
31,878
Branch Jail Remodel
Interior Renovation: Cosmetic
1
18,690
Interior Remodel: Construction
1
13,188
Includes Kitchen, SHU, Dining
Housing units
26,052
New Facilities
SHU Program Spaces
3
2,516
Intake, Booking, Admin, Control
1
3,600
Juvenile Day Reporting Center
1
8,560
Medical Clinic
1
2,376
Staff Space, Storage, Restrooms
1
2,520
Classrooms (9X720)
1
6,480
76,006
Outdoor Spaces
Vehicle Sally Port
1
2,884
SHU Rec Yard
1
1,124
Interior Landscape improvements
1
24,240
Rec Field Improvements
1
47,758
Building Total (sf)
57,930
Branch Jail Remodel
Interior Renovation: Cosmetic
$30 /sf
$560,700
Interior Remodel: Construction
$120 /sf
$1,582,560
$754,800
New Facilities
SHU Program Spaces
$300 /sf
Intake, Booking, Admin, Control
$300 /sf
$1,080,000
Juvenile Day Reporting Center
$260 /sf
$2,225,600
Medical Clinic
$300 /sf
$712,800
Staff Space, Storage, Restrooms
$260 /sf
$655,200
Classrooms
$180 /sf
$1,166,400
Outdoor Spaces
Vehicle Sally Port
$10 /sf
$28,840
SHU Rec Yard
$6 /sf
$6,744
Interior Landscape improvements
$3 /sf
$72,720
Rec Field Improvements
$1 /sf
$47,758
Contingency
$8,894,122
10%
$889,412
Construction Cost
Escalation per year
$9,783,534
5.0%
A & E Fees
Administration
Total Project Costs
No. Years
2.5
$11,052,716
8%
$884,217
10%
$1,105,272
$13,042,205
County Counsel Offices
Space Description
Qty
Area (sf)
Total (sf)
Remarks
County Counsel
1
2,834
Building Total (sf)
2,834
2,834
$100 /sf
20%
$56,680
Contingency
20%
$68,016
$283,400
Construction Cost
Escalation per year
$408,096
4.0%
No. Years
3
$459,052
A & E Fees
12%
$55,086
Administration
10%
$45,905
Total Project Costs
$560,044
Public Guardian Offices
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Public Guardian
1
2,816
Building Total (sf)
2,816
2,816
$100 /sf
20%
$56,320
Contingency
20%
$67,584
$281,600
Construction Cost
Escalation per year
$405,504
4.0%
No. Years
3
$456,137
A & E Fees
12%
$54,736
Administration
10%
$45,614
Total Project Costs
$556,487
Minor Advocate Offices
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Minor Advocate Office
1
3,169
Building Total (sf)
3,169
3,169
$100 /sf
20%
$63,380
Contingency
20%
$76,056
$316,900
Construction Cost
Escalation per year
$456,336
4.0%
No. Years
3
$513,316
A & E Fees
12%
$61,598
Administration
10%
$51,332
Total Project Costs
$626,245
Multipurpose Room
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Multi-Purpose Room
1
1,450
Building Total (sf)
1,450
Actual bldg area (remainder of GSF)
1,450
$100 /sf
20%
$29,000
Contingency
20%
$34,800
$145,000
Construction Cost
Escalation per year
$208,800
4.0%
No. Years
3
$234,872
A & E Fees
12%
$28,185
Administration
10%
$23,487
Total Project Costs
$286,543
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Fire Department HQ
1
8,835
Building Total (sf)
8,835
8,835
$100 /sf
$883,500
Contingency
20%
$176,700
Construction Cost
Escalation per year
$1,060,200
4.0%
A & E Fees
Administration
Total Project Costs
No. Years
3
$1,192,581
8%
$95,406
10%
$119,258
$1,407,245
Space Description
Qty
Area (sf)
Total (sf)
Remarks
1
15,886
Building Total (sf)
Parking Expansion (16,000 SF)
Contingency
$285 /sf
$4,527,510
$5 /sf
$80,000
20%
$905,502
$5,513,012
4.0%
A & E Fees
Administration
Total Project Costs
15,886
Construction Cost
Escalation per year
15,886
No. Years
3
$6,201,389
8%
$496,111
10%
$620,139
$7,317,639
Probation Department
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Probation
1
12,000
Building Total (sf)
12,000
$100 /sf
Contingency
20%
$1,200,000
$240,000
Construction Cost
Escalation per year
$1,440,000
4.0%
A & E Fees
Administration
Total Project Costs
Approx. area of former Juvenille facility to
be remodeled
12,000
No. Years
5
$1,751,980
8%
$140,158
10%
$175,198
$2,067,337
District Attorney Offices
Space Description
Qty
Area (sf)
Total (sf)
Remarks
District Attorney
1
8,200
Building Total (sf)
8,200
Area of Law Bldg to be remodeled
8,200
$100 /sf
$820,000
Contingency
20%
$164,000
Construction Cost
Escalation per year
$984,000
4.0%
A & E Fees
Administration
Total Project Costs
No. Years
3
$1,106,866
8%
$88,549
10%
$110,687
$1,306,102
Behavioral Health
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Behavioral Health
1
16,029
Building Total (sf)
16,029
16,029
$100 /sf
$1,602,900
20%
$320,580
Contingency
20%
$384,696
Construction Cost
Escalation per year
$2,308,176
4.0%
A & E Fees
Administration
Total Project Costs
No. Years
5
$2,808,249
8%
$224,660
10%
$280,825
$3,313,734
Health Department
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Main Building
1
19,000
19,000
Women, Infants & Children (WIC)
1
3,460
3,460
Support
1
4,600
4,600
Building Total (sf)
27,060
$175 /sf
20%
$947,100
Contingency
20%
$1,136,520
$4,735,500
Construction Cost
Escalation per year
$6,819,120
4.0%
A & E Fees
Administration
Total Project Costs
No. Years
5
$8,296,502
8%
$663,720
10%
$829,650
$9,789,873
Public Parking
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Public Parking
1
180,000
Building Total (sf)
Contingency
180,000
$5 /sf
$900,000
20%
$180,000
Construction Cost
Escalation per year
$1,080,000
4.0%
A & E Fees
Administration
Total Project Costs
180,000
No. Years
5
$1,313,985
8%
$105,119
10%
$131,399
$1,550,502
Staff Parking
Space Description
Qty
Area (sf)
Total (sf)
Remarks
Staff Parking
1
59,000
Building Total (sf)
Contingency
59,000
$5 /sf
$295,000
20%
$59,000
Construction Cost
Escalation per year
$354,000
4.0%
A & E Fees
Administration
Total Project Costs
59,000
No. Years
2.5
$390,469
8%
$31,238
10%
$39,047
$460,753
Kings Building Update
Option 1 - Renovation
2007 Construction Cost
Escalation per year
$10,840,556
3.5%
No. Years
A & E Fees
Administration
7
$13,792,215
8%
$1,103,377
10%
$1,379,221
Total Project Costs - Renovation
$16,274,813
Option 2 - New Faciltiy
Escalation per year
$9,444,375
3.5%
No. Years
A & E Fees
Administration
7
$12,015,882
8%
10%
$961,271
$1,201,588
Total Project Costs - New Facility
$14,178,741
Option 3 - Demolition
Escalation per year
$1,119,375
3.5%
A & E Fees
Administration
Total Project Costs - Demolition
No. Years
7
$1,424,158
8%
10%
$113,933
$142,416
$1,680,506
BLDG TYPE:
AVERAGE ($/SF):
Warehouse
Office - Reno
Office - Addition
Office - New
Med. Office - Reno
PEMB Gym -New
Dorm - Reno
$179.00
$76.00
$179.00
$316.00
$237.00
$192.17
$165.68
$205.00
$88.00
$252.00
$238.00
$154.00
$174.28
$200.37
$188.00
$62.00
$213.00
$329.00
$186.00
$138.60
$142.00
$130.00
$270.00
$55.00
$194.00
$61.00
$192.00
$216.00
$104.00
$221.00
$187.33
$86.83
$214.67
$261.00
$158.00
$168.35
$183.03
Old County Hospital
Building Assessment
County of Kings, California
Board of Supervisors
February 21, 2007
Executive Summary
Contents
Executive Summary ................. 1
Building Summary ................... 5
Code Analysis ........................ 10
Structural Analysis ................ 12
Mech./Plumbing Analysis ...... 15
Electrical Analysis .................. 17
Design Drawings ................... 19
Cost Analysis ......................... 25
Appendix ............................... 29
Review of the building, analysis
and recommendations.
Building Summary
Brief summary of the existing
building, proposed design and
scope of work
Code Analysis
Architectural and fire/ life safety
review of proposed building
Structural Analysis
Structural Assessment and
Recommendations
Mechanical/Plumbing
Analysis
Review of existing mechanical
system and proposed
recommendations for renovated
building
Electrical Analysis
Review of existing electrical
system and proposed
recommendations for renovated
building
Design Drawings
Drawings showing the existing
and proposed site plan, first floor
plan and second floor plan.
Cost Analysis
Review the costs associated with
the renovation, new facility, or
lease rates
Appendix
Additional information including
existing photos, detailed cost
estimate, demolition costs,
hazardous material report, real
estate property data, etc.
Executive Summary
Review of the building, analysis and
recommendations.
Preface
TaylorTeter Partnership is pleased to assist Kings County with the analysis of the Old
County Hospital Building. The focus of this analysis is to assist the county in
determining the financial feasibility of renovating this facility to current or near current
building standards. This will be compared to potential relative costs to construct a new
facility.
This process involved visiting the existing site to review the current condition. This
review was limited to a cursory visual inspection without an in-depth analysis of
concealed conditions or function of existing building systems. A proposed scope of work
was determined based on a code analysis. The county provided the criteria regarding
the level of renovation and desired code compliance.
This report includes a summary of the existing building and the proposed scope of the
renovation. It also includes the individual reports regarding code analysis, structural
analysis, mechanical analysis and electrical analysis. The existing and proposed design
documents are included for a reference, but are not to scale.
A cost summary has been prepared for three different options. This includes renovating
the existing facility, building a new facility, and demolishing the existing facility (with
no replacement). The renovation cost estimate is most developed and is located in the
appendix and summarized in the cost analysis section. In addition, a replacement new
facility cost has been included. These three options and their respective cost
information have been summarized in this executive summary.
Analysis of Renovated Facility
The amount of required renovation is extensive because of the age of the buildings,
code requirements and the previous hospital use. We have determined the appropriate
scope of work based upon the code requirements and building system modifications
required to ensure that the facility will continue to function beyond 25 years. This off
course assumes continued maintenance and replacement of finishes. This approach
basically required the replacement of every major building system, interior walls and
finishes. Please refer to the building summary and scope of work for more specific
information regarding the proposed work.
The facilities, after the renovation, will provide a modern and appropriate work
environment. The renovation will modernize all of the existing building systems and
provide an efficient cost effective facility to operate and maintain. A renovation of this
extent will most likely require that the entire facility be vacated for 9 to 12 months.
The costs associated with relocation of staff, data/phone systems, leasing temporary
space will be extensive (not included in construction cost estimate).
The costs associated with the renovation have been broken into several areas, which
are indicated in the table below. These costs are representative of current construction
costs and do not include escalation. These are construction only costs and do not
include typical project costs (architecture/engineering fees, furniture, equipment,
inspectors, planning fees, contingency, moving expenses, etc.).
Analysis of New Replacement Facility
Taylor Teter Partnership has also included conceptual cost information regarding new
facility construction costs. These are done as a comparison basis and are not based on
an actual design. We have assumed that an equal square footage would be required to
meet the county’s department needs. However, it is possible and likely that a new
facility would be spatially more efficient. In addition, it is likely that the physical
appearance and work environment would be an enhancement in comparison to the
renovated facility.
The costs associated with the new facility have been broken into several areas, which
are indicated in the table below. An important distinction is the lack of land costs and
the uncertainty of projected site costs. In addition, these costs representative of
current construction costs and do not include escalation. These costs are construction
only costs and do not include typical project costs (architecture/engineering fees,
furniture, equipment, inspectors, planning fees, contingency, moving expenses, etc.).
1 - Renovation
2 – New Facility
3 - Demolition
Demolition
$325,000
$675,500
$675,500
Hazard. Material Abatement
$220,000
$220,000
$220,000
Site Improvements
$317,776
$510,000
Building Shell & Structure
$3,940,748
$3,750,000
Interior Improvements,
$1,242,815
$2,400,000
HVAC, Power, Lighting, etc
$2,626,106
Subtotal
$8,672,445
$7,555,500
$895,500
$2,168,111
$1,888,875
$223,875
$10,840,556
$9,444,375
$1,119,375
$/square foot cost
$363/SF
$315/SF
$22/SF (land)
Building Square Footage
29,898
30,000
50,000 (land)
Land Costs
None
TBD
TBD
Project Cost (Relocation,
Fees, etc.)
TBD
TBD
TBD
Contingency (25%)
Total
Summary Cost Comparison for the three options: Renovation, New Facility and Demolition
Analysis of Cost Comparison
We feel it is appropriate to review some of the finding and potential questions
regarding the cost comparison table indicated above. First of all, direct comparison of
these cost are difficult in some cases. This is attributed to the differences between
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renovation/ new construction and the different level of cost estimating detail. We hope
that our explanation and this summary are beneficial.
Demolition & Hazardous Materials
The demolition information was provided by Kroeker, Inc. These costs seem appropriate
with the reconstruction costs being nearly 50% of the total demolition costs. However,
some additional structural demolition costs have been included in the renovation
building shell & structure information. This is causing a conspicuous increase in the
building shell costs.
At our request, the owner has contacted Hazard Management Services, Inc. (HMS Inc.)
for conceptual costs regarding the hazardous material abatement costs. Their
preliminary report indicates extensive presence of asbestos and lead paint in the
building. Based upon their information, we would estimate that $220,000 would be
required to demolish and properly dispose of the hazardous materials. Please review
the cost analysis section for more detailed information. These costs are equivalent
costs for either renovation or demolition prior to new facility replacement. It is
important to review their report to determine the nature of hazardous material
concerns and the immediacy of action required.
Site Improvements
The renovation site improvement costs are slightly more expensive than typical and
could be reduced depending on the level of site improvements desired. The current
estimate has included extensive new landscaping and irrigation systems, which might
be reduced. The site improvements for a new replacement facility are actually based on
a new building at a different location. This is the least costly approach, because the
owner is able to avoid as many relocation/temporary housing costs. If the building was
reconstructed at the same site the site development costs could possibly be reduced.
This would probably depend on the amount of site improvement and parking included
with the project. The current site does not provide adequate parking adjacent to the
facility and relies upon a dispersed parking lot arrangement.
It is unusual and a concern that the building shell & structure renovation costs are
greater than a cost for a new building structure. This is greatly attributed to the extent
of structural upgrades required by the code analysis. Nearly 70% of the costs are
associated with the upgrade of the structural system. The entire scope of work for this
section touches nearly every aspect of the building (roof, structure, foundation,
building envelope, insulation, windows, doors, etc.
Interior Improvements and HVAC/Power/Lighting
The renovation costs for this scope of work is surprising and nearly 60% higher than
the new building tenant improvement costs. This is attributed to several issues. First, it
is difficult to compare costs directly. The tenant improvement costs for a new facility
will typically not include lobby space, restrooms, utility services, vertical circulation,
common corridors and associated HVAC/Power/Lighting for these areas. Our renovation
costs do not separate these costs into shell/core and tenant improvements.
The renovated facility design includes a HVAC system that works closely with the
county’s central plant and desire for long-term operating savings. The typical new
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construction office building will have a less expensive multi-unit HVAC system. This has
caused an increase in the cost of the renovated facility. Additionally, the renovation
work is more difficult to design, construct, and plagued by unforeseen conditions. All of
these conditions cause the renovation construction costs to increase.
Contingency
The costs associated for the scope of work indicated above are typical of projects
completed currently in the central valley. However, because of the preliminary nature
of these projects, we would recommend a contingency of 25%. This will help
accommodate unforeseen conditions, undetermined client needs and the conceptual
design.
Recommendations
A specific recommendation is difficult, because of the variety of options possible. In
addition, this report only considers the architectural and financial aspects of the
project. It is also important to consider the public response to renovating or
demolishing a long standing facility like the “Old Hospital”.
Design/Construction Options
1.
Renovate existing facility
2.
Construct new facility
3.
Demolish current facility and sell property
Renovate Existing Facility
The costs associated with this option are extensive and apparently more costly than a
new facility. This is especially true when you consider the relocation and temporary
facility costs. This approach could retain the current feel of the county campus and
character of the “Old Hospital”.
Construct New Facility
There appears to be significant cause to consider demolishing and replacing the
existing facility. This option could be done at the current site or at a new site. We
would recommend construction at a new site to help minimize the relocation and
temporary facility costs. This assumes that adequate space can be found nearby to
construct the new replacement facility. This option could still be considered, even if
additional land purchase was required.
In addition, a new facility could be more efficient and potentially have a higher
leaseable area percentage. This could account for 10% reduction in building square
footage or additional leaseable area. A 10% reduction in building square footage could
save the county nearly $900,000 in construction costs and future operating expenses.
Demolish and Sell/Retain Property
The costs associated with providing a “clean” site are extensive. In fact it will probably
require $900,000 to remove any hazardous materials and demolish the existing
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building. It appears that 50,000 square feet of land could be sold for development. Of
course the County has the option of holding onto this land for future uses.
Currently, commercial land in Kings County sells for around $4.50 to $9.00 a square
foot ($200,000 to $400,000 per acre) depending on the size and location. It appears
that some exclusive land within successful professional medical office developments
may sell for much more. The county would have invested $22 a square foot in
demolition and abatement costs.
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Building Summary
Brief summary of the existing building, proposed
design and scope of work.
Existing Building Review
Existing Building Summary
The existing building contains approximately, 41,685 square feet total floor area and
consists of a basement (14,000 SF), ground floor (14,330 SF), and second floor (13,355
SF). The original building was used as a hospital and was constructed sometime around
1910 with subsequent additions and modifications through the 1950’s. The structure
consists of concrete floors, concrete columns, structural masonry/gunite walls, wood
framed partition walls, wood framed plaster ceilings. The building is currently being
used as an office space. Some of the building features are noted as follows:
1.
The original structure was constructed in 1910
2.
The west wing addition was constructed in 1932
3.
A north kitchen addition consisting of a basement and first floor was
constructed in 1935
4.
The east wing addition was constructed in 1940
5.
Fire sprinklers were added in 1955
6.
A portion of the building was structurally rehabilitated in 1958
Existing Building Code Analysis
There are several options on how to evaluate the building’s future code compliance.
This includes improving the building to the current California Uniform Building Code,
historical building code or the 2001 California Code for Building Conservation (CCBC).
The client has selected the CCBC as an option that will provide significant life safety
improvements, maintain the character of building, allow for aesthetic improvement
more cost effectively.
For a more detailed evaluation of the code required changes please refer to the
specific code section of this document.
Existing Building Efficiency/Design
The current building has been adapted from its previous hospital use to an office
building for several large departments. This has been accomplished with minimal
changes to the existing patient rooms, large hallways, nurses’ stations, etc.
This inefficiency can be evaluated based upon the leaseable area calculation for the
building. We have broken down the existing/proposed building by overall building area,
circulation, restroom, lobby and internal hallways. The amount of vertical circulation,
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restroom and lobby space is typically 12 to 15%. The existing facility is at 14%, which
is a little high but with in the appropriate range.
The greater concern is the wide/long central hallway of 4,731 square feet. This exit
hallway would typically be part of the tenants lease area on a large two to four tenant
facility. The current facility design includes an overly wide hallway and lends its self to
this area being unleasable. This accounts for another 16% of unleasable area, which is
not typical for office buildings of this type.
Proposed Renovation
Square Foot
Overall Building Square Footage
29,898
Circulation Square Footage
1,850
Restroom
1,516
Lobby
Core Area Subtotal
Core Area Percentag
Normal Percentage Range
767
4,133 SF
14%
12 to 15%
Internal Hallways
4,731
Total
8,864
Total Leasable Area
70%
Normal Percentage Range
80 to 85%
Building Efficiency/Leasable Area Percentage
Proposed Building Renovation
Hazardous Material Removal
An important start to any renovation project is determining the demolition and
especially the hazardous material abatement requirements. It is typical for the owner to
provide a “clean site/facility” prior to contracting for the building renovation. At our
request, the owner has contacted Hazard Management Services, Inc. (HMS Inc.) for a
preliminary report regarding the hazardous material abatement costs. Their report
indicates the presence of asbestos in the 9” vinyl floor tiles, some 12” vinyl tiles, floor
tile mastic, troweled on ceiling plaster, roof vapor barrier and pipe insulation. The
report also indicates lead paint in the ceramic tile glaze and extensively in the 1907
wing.
Site Work
The site involved with the renovation is not major. Most of the work is associated with
creating accessible parking, accessible entrances, trenching/patching associated with
utilities and new landscaping as required. In addition, some typical site preparation will
be associated with the two new stair towers.
Exterior Shell
The work associated with upgrading the building structure, shell/envelope is extensive.
The existing roof tiles are in decent condition, but are not structurally secured to the
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roof. We are proposing to remove the existing tiles (salvage 50%) and reinstall the
existing and new tiles according to earthquake resistant standards. The roof insulation
will also be upgraded to R-30 batt insulation. The low sloping built up roofing areas will
be demolished and replaced with upgraded insulation and a 3 ply cold process built up
roof.
The exterior doors and entrances will be upgraded for exiting code, accessibility,
maintenance and security. This will require new doors and hardware at the existing 19
entrances to the building. The two main entrances will be provided with an accessible
concrete ramp, steel rails and lights.
The exterior fenestration requires replacement to meet energy compliance and
maintenance requirements. This will include the demolition of the existing windows and
preparation of the opening for new windows. New Aluminum framed fixed windows will
dual glazing will be installed. Currently we have not included any high performance or
tinted glass in our estimate.
The existing exterior walls also need to be upgraded to meet energy compliance
requirements. The interior face of the exterior walls will be furred out with metal studs,
R-13 batt insulation, gypsum board and painted.
The current exit stair configurations do not meet exiting requirements and do not
appear to be in operable condition. We are recommending that the open exit stairs be
demolished and replaced with new enclosed exit stairs at the east and west ends of the
building. These stair enclosures will be designed to match the existing architecture.
Structural Modifications
The building structural system will be upgraded to the CCBC as indicated previously.
This will require extensive work at the east addition. The entire perimeter of the East
Addition will require removal of an exterior brick layer and installation of a rebar and 4”
of gunite. The final coat will include a new plaster dash coat and acrylic paint finish.
The East and West Wings will also require additional reinforcement of the seismic
collector system. This occurs principally with the collector chords at the first floor,
second floor and roof framing. The roof structure especially will require additional
sheathing, blocking and struts. The foundation/base connection at the Center and East
Wings will require upgrading with the installation of new rebar and 4” of gunite.
Building Systems
The major building systems (HVAC, Fire Sprinkler, Plumbing, Electrical Power/Lighting,
Data and Vertical Circulation) will be upgraded. In every case this has been a complete
demolition of existing and replacement with new.
The HVAC system will consist of new air Handlers in the basement, which connect to
the central plant for hot and cold water piping. The system will include new piping,
ducts, VAV boxes with re-heat coils, and energy management system controls.
The fire sprinkler system will be upgraded through out the entire building. This includes
a new riser, wet pipe system at each floor (including basement and attic), stand pipes
at each floor, fire cabinets and a manual fire alarm/detection system.
Page 8
The plumbing system will include new gas fired water heaters, plumbing lines and new
plumbing fixtures. The amount of fixtures and size of the central restrooms will need to
be expanded.
The electrical power service for the facility will be replaced at the basement with a new
1000 amp main panel (277/480). The electrical power upgrade will include new
transformers, sub panels, wiring and receptacles at each floor (partial at basement).
The wiring distribution will be facilitated by the furred out exterior walls. The lighting
will also be upgraded to typical office standards, emergency lighting and exterior lights.
The data distribution of conduit and boxes will also be upgraded. Our estimate does not
include new data system, phone system, network, or cabling.
The vertical circulation system will be upgraded with a new elevator, main central stair
east stair and west stair. The new 3500 pound capacity elevator cab and machine room
will require extensive modification to the lobby area. This elevator will continue to
serve the basement, first, and second floors.
Tenant Improvements
The interior of the building will be selectively demolished to the basic structural
elements (bearing walls, columns, floor structure and roof/ceiling structure. The empty
shell will be completed with all new walls, doors, windows, ceilings and finishes. The
typical ceiling finishes will be a suspended ceiling grid with acoustical panels. The walls
will include both vinyl wall covering and textured walls with paint. The floor finishes will
be principally carpet (28 oz nylon level loop) with some amount of vinyl composition tile
and ceramic tile. The interior doors will be steel frames, wood doors and institutional
grade hardware. The doors will typically have a half lite glazing panel.
Page 9
Code Analysis
Architectural and f ire/ life safety review of
proposed building
Summary
The fire and life-safety deficiencies in this building are minor and should be able to be
accommodated without significant difficulty or additional cost in the proposed
refurbishment of this building. The major expenses will be for replacement of
plumbing, mechanical, and electrical systems; new architectural finishes; and structural
upgrades.
In addition, consideration should be given to improving the thermal efficiency of the
building. As a minimum, the exterior windows should be replaced with thermally
efficient frames with insulated glass, and the interior side of the exterior walls should
be furred, insulated, and refinished with gypsum board.
Another consideration regarding the feasibility of refurbishing this building is that due
to the configuration of the building and the width of the corridors, it has a high ratio of
circulation space to available lease space, thus reducing the return on investment.
It has been established that governing code for the proposed refurbishment of this
building will be the 2001 California Code for Building Conservation (CCBC), CCR, Title
24, Part 10. The provisions of this code are primarily structural in nature and do not
have a significant impact on the fire/life-safety issues of the proposed building
alterations. The following are applicable requirements of the CCBC pertaining to fire
and life safety issues.
Heights and Areas
Heights and Areas, CCBC 401.2: The heights and areas of exiting buildings shall be
acceptable provided the requirements of Chapter 4 are met.
There are no issues with the existing building area and construction type.
General Life Safety
General Life Safety, CCBC 402.1: The provisions of this section shall be deemed as
meeting the intent of the Building Code for existing buildings provided that none of the
life safety features required by the code under which the building was constructed will
be reduced below the level established by that code or equivalent provisions of the
current Building Code. Means of egress system capacity and arrangement of exits shall
comply with requirements of the Building Code.
Because the building was originally designed as a hospital, the circulation and
means of egress system is generally in conformance with the Building Code. Most
spaces are small and have direct access to the corridors.
Page 10
Means of Egress
Means of Egress, CCBC 402.2: All elements of the means of egress system shall be of
sufficient size, width, and arrangement to provide safe and adequate means of egress.
The width of means of egress systems is wide enough to accommodate the occupant
loads which they serve.
The arrangement of exits is adequate to provide safe means of egress from the
building; however, there are a few conditions in which there is a corridor or hallway
with a dead end in excess of 20. These conditions can easily be corrected with the
additions of walls and doors across the corridor or hallway to create a suite condition.
The proposed Multi-use room on the ground floor will need 2 exits from the room. The
exits will need to be arranged, so that the distance between the exits is not less than
one-half the diagonal dimension of the room. Only one exit may be through an
adjoining room, the other exit must be to the exterior or to a corridor.
Number of Means of Egress, CCBC 402.3: Occupants above and below the first floor
shall have access to not less than 2 separate means of egress.
The proposed plan has at least 2 exits from each floor.
Corridors
Corridors, CCBC 402.4: Existing walls of wood lath and gypsum plaster or 1/2 inch
gypsum board may be permitted in lieu of 1-hour fire-resistive construction provided
the surfaces are in good condition. Doors shall be not less than 1-3/8 inch thick solid
core wood and shall be self-closing. Transoms over doors shall be covered with 3/4
inch thick plywood or 1/2 inch gypsum board. Exception is made for non-compliant
protection of walls and openings when the building is equipped with an automatic fire
sprinkler system.
The existing building is sprinklered, therefore, the existing walls and doors are
adequate for life safety.
Stairways
Stairways, CCBC 402.6, and Stairs, CCBC 405.1: The stair width shall comply with the
current building code. The tallest riser shall not exceed the smallest by more than 3/8
inch. The longest run shall not exceed the smallest by more than 3/8 inch. Every
stairway shall have at least one handrail.
The proposed plan includes new stairways at the ends and middle of the building.
Additionally, the fire rating of the elevator shaft needs to be confirmed and an elevator
lobby needs to be provided at the basement level. The elevator cab size needs to be
reviewed for compliance with the requirements for wheel chair access.
Page 11
Structural Building Analysis
Structural Assessment and Recommendations
OBJECTIVE
The objective of this structural assessment is to provide a professional opinion and
probable construction cost as part of a comprehensive report that attempts to evaluate
the feasibility of utilizing the building for continued use for a 50 year timeline horizon.
BACKGROUND INFORMATION
In 1995, a study was commissioned to perform a code compliance assessment of the
existing building to evaluate the feasibility of continuing the existing office use in the
building. For the objective of evaluating of continued short-term office use, the
preliminary structural conclusions in the report of that study, Preliminary Building
Evaluation of the Kings Building , dated March 1995, prepared by Teter Consultants,
were:
That the building is in a category of acceptable seismic risk.
That the ‘benchmark’ year for this building is 1976 which is subsequent to a structural
upgrade implemented on a portion of the building in 1958, indicating that further structural
upgrading was appropriate.
A more comprehensive structural evaluation involving numerical analysis would provide a
more quantified appraisal.
That for continued use as office occupancy, there would be no need for immediate
structural upgrade.
Since then, the building has continued to be used as offices and been maintained.
However, to extend the life of this structure to the desired long term horizon, a
structural upgrade would be justified, though voluntary.
A premise of comparing alternatives is that there be equivalence amongst the
alternatives, that is, to a reasonable degree, an upgraded or rehabilitated building
should be equivalent to other alternatives. Given that the existing building exhibits
seismic deficiencies based on the 1995 Study, for there to be some equivalency to the
expected seismic performance of a new structure, or other building of more recent
vintage, a determination of the level of upgrade and cost would be justified. It was
reasoned that if the cost to upgrade to a minimal life-safety level (though not
equivalent to a building meeting current code provisions) was excessive, the option of
upgrading might be eliminated. . Hence, Kings County requested that the structural
evaluation be limited to a numerical analysis only, based on the provisions of the 1997
Edition of the Uniform Code for Building Conservation. And to avoid disruption to
existing occupants, testing and destructive demolition to verify existing conditions
would not required as part of this study.
Page 12
FINDINGS
It is acknowledged that UCBC seismic provisions are based on whether the building is
located in Seismic Zone 4, or if there is a change in occupancy. Since the facility is
located in seismic zone 3 and not undergoing a change in occupancy, the upgrade is
determined to be voluntary in nature and therefore UCBC code Sections 105, 106, 403,
505, and 505.2 are not applicable.
In view of the objective of determining the scope of upgrade to meet a minimal level of
seismic performance, the following presents the results of an analysis based on the
provisions of UCBC Appendix 1 code sections:
A110.2 Elements – Walls Height/thickness (h/t) minimum
requirement:
East Wing:
First Floor: 12.3 < 18, therefore ok – no upgrade of wall required.
Second Floor: 11.6<14, therefore ok – no upgrade of wall required.
Center Wing
Same as East Wing
West Wing:
First Floor: 11.3 < 18, therefore ok – no upgrade of wall required.
Second Floor: 10.5<14, therefore ok – no upgrade of wall required.
Note: 1958 upgrade included guniting of walls in the center and west third of the building.
It appears that outer wythe was replaced with reinforced gunite section. The east third of
the structure, though not reinforced with gunite, meets the h/t requirement, therefore, no
upgrade of wall required.
A112.2 Unreinforced Masonry Walls – In Plane Shear
The procedures accounting for shear and panel rocking have been accounted for.
East Wing: shear and rocking are in compliance under a tributary analysis however
localized failure at some panels was observed when accounting for a torsional analysis
of building base shear forces to wall lines
Center and West wing: (The analysis treated these two wings together since the 1958
updgrade effectively joined the sections). Gunite wall dowel to footing failure thru-out
building. Several shear panels are significantly overstressed (i.e., stress exceeded by
23% in some cases, and 53% in one case when accounting for a torsional distribution
of base shear force).
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A113.1 Wall Anchorage
At wood floors, the seismic upgrade performed in 1958 seemed to adequately address
this issue.
A113.4 Ties and continuity:
To mitigate pounding of the East Wing to the Center wing since there is no seismic
gap; building continuity ties are required at the roof and floor levels.
CONCLUSIONS
In summary, a minimal level of seismic upgrade would involve implementing the
following items:
Reinforce existing chord and collector ties between the Center and West Wings at the
floor and roof levels.
Add chord and collector ties at the building interface of the Center to East wings, at
roof and floor levels.
Upgrade foundation to wall dowels at all existing gunited walls. Add #4 epoxy dowels
at 8 in oc of all walls in center and west wings. Remove bottom 2 feet of gunite to
install dowels and re-gunite.
Gunite exterior walls of East Wing. Construct similar as performed at Center and West
wings by removing outer wythe of brick and replace with reinforced gunite wall section.
No modifications to exterior or interior masonry walls or gravity system required.
The implement of these recommendations may result in the a probable cost of
construction on the order of $ 2,740,000, plus or minus 20%.
These recommendations are contingent on verification of brick and mortar condition by
testing and selective demolition procedures in conformance to UCBC, and final design
analysis.
Page 14
Mechanical and Plumbing
System Analysis
Review of existing mechanical system and proposed
recommendations for renovated building
BACKGROUND
Air Conditioning System
The building is cooled via packaged terminal air conditioning (PTAC) units mounted on
the exterior walls in window frames. There is approximately one PTAC for each office
and several in the windows adjacent to open office areas.
Heating System
Heating for the building is provided by a steam system that consists of individual floormounted steam radiators in each office area. Steam is provided to the radiators by a
steam boiler plant located in a plant building north of the building via underground
piping that runs between the two buildings.
ANALYSIS
Code Compliance
The planned retrofit of this building includes replacing the existing operable windows
with windows that are inoperable. Therefore, to meet the current state energy code,
Title 24, the building will need to be retrofitted with a ventilation system capable of
providing fresh air to all areas of the building.
Steam Heating System
The existing steam boiler plant appears to be good working order. The condition or
age of the existing steam piping system is unknown. It is anticipated that the system
will be demolished along with the boiler plant building in the near future.
RECOMMENDATIONS
We recommend providing a new air conditioning system for the building served by the
new central cooling and heating plant planned for the Human Services Building. This
would increase occupant comfort, use less energy than a stand-alone packaged air
conditioning system and provide the required fresh air to each area of the building.
Air Conditioning and Heating System
Our recommendation is based on the addition of three (3) 40-Ton variable air volume
air handling units equipped with chilled water cooling coils and hot water heating coils
mounted in the mechanical room in the basement. Each unit will serve a separate
section of the building via new air shafts located from the basement up to the second
Page 15
floor attic. One unit will serve the east portion of the building, one will serve the west
portion and one will serve the center portion.
Air will be ducted from the air shafts up into the attic of each floor and across to
variable air volume distribution boxes equipped with heating coils. Each floor will
contain approximately twenty (20) boxes for a total of (40), each equipped with a wallmounted thermostat.
One chilled water pump and one heating hot water pump will be located in the
basement and will deliver water to the air handling unit coils from the Human Services
plant piping system. The heating hot water pump will also deliver heating water to
variable air volume boxes on each floor via a building-wide piping distribution system.
Energy Management System (EMS)
The building will be equipped with an EMS to maintain energy-efficient operation of the
mechanical systems and optimize occupant comfort. The EMS will be tied into the
County of Kings campus control system to facilitate control and monitoring from the
existing central plant building on the north side of the campus or from the Human
Services Building plant.
Page 16
Electrical System Analysis
Review of existing electrical system and proposed
recommendations for renovated building
BACKGROUND
Power Distribution System
The existing Power Distribution System provides 120/208V to the building and consists
of 1940’s and 1950’s vintage service transformer and over current protection, 1950’s
vintage fused Main Switchboard, and 1950’s vintage distribution and branch circuits
utilizing obsolete cloth-cambric insulated conductors. Power for the Air Conditioning
System is newer, approximately 20 years old, mounted in the attic and on the exterior
of the building.
Lighting and Control System
Lighting equipment in the building varies in age from 0 to 50 years old. Most of the
areas do not meet the current Title 24 requirements for lighting systems. Observed
lighting controls are mostly the original line voltage switches at the room entrances;
very few energy saving controls were observed.
Low Voltage Systems
Low voltage systems observed includes Fire Alarm, Telephone and Data. The Fire Alarm
System is a hybrid of obsolete components and some modern equipment. Telephone
and Data wiring was observed in open, unprotected bundles attached to the walls
throughout the building.
ANALYSIS
Life Safety Issues
The Incoming Service Equipment is a type known to present significant danger to the
operator if operated in the energized state. Degradation of the aging wiring system
presents numerous opportunities to initiate fires in the building.
Viability of Existing Equipment
For the most part, existing electrical equipment is far beyond its expected life and in
many cases is of obsolete manufacture with replacement parts simply unavailable. A
few exceptions include certain lighting fixtures, certain Fire Alarm equipment, and some
telephone and data cabling; however, salvaging these few exceptions would be of
dubious value.
Code Compliance
There are numerous violations of the National Electric Code throughout the building
involving clearances, grounding and wiring methods. Significant work would be required
to correct these violations.
Page 17
RECOMMENDATIONS
The entire Electrical System should be replaced.
Power Distribution System
We recommend that on a building of this size, lighting and HVAC equipment be
operated at 277/480V with convenience receptacles operated at 120/208V. This means
that the new Incoming Service Transformer would be changed to a 4160V:277/480V
three phase transformer. Several 480:120/208V step-down transformers would be
distributed throughout the build and strategically located in dedicated electrical rooms
with other electrical and low voltage equipment.
Lighting and Control System
Our new Lighting design would utilize a majority of fluorescent light sources with a few
HID and/or incandescent sources in specific and limited areas. We would include a
building wide Lighting Control System utilizing an electronic Lighting Control Panel (tied
into the EMS system) and motion sensors throughout the building.
Low Voltage Systems
The Fire Alarm design would be around an Intelligent Addressable Control Panel with
smoke duct detectors where required by code to shutdown HVAC units or operate FireSmoke Dampers, Addressable Manual Pull Stations at the building exits, and Tamper
and Flow monitoring of the Fire Sprinkler System.
Telephone and Data cabling would travel together in concealed conduit and cable tray
paths from each outlet to one of two Telecommunications racks (one at each end of
building). One of the two Telecommunications racks would be the point of connection
to the rest of the County Data system.
Page 18
Design Drawings
Existing Basement Floor Plan
Page 19
Design Drawings
Existing First Floor Plan
Page 20
Design Drawings
Existing Second Floor Plan
Page 21
Design Drawings
Proposed Site Plan (note drawings NTS typical)
Page 22
Design Drawings
Proposed First Floor Plan
Page 23
Design Drawings
Proposed Second Floor Plan
Page 24
Cost Analysis
Review the costs associated with the renovation or
replacement of the existing facility.
SUMMARY
1 - Renovation
2 – New Facility
3 - Demolition
Demolition
$325,000
$675,500
$675,500
Hazard. Material Abatement
$220,000
$220,000
$220,000
Site Improvements
$317,776
$510,000
$3,940,748
$3,750,000
Interior Improvements,
$1,242,815
$2,400,000
HVAC, Power, Lighting, etc
$2,626,106
Subtotal
Contingency (25%)
Total
$8,672,445
$7,555,500
$895,500
$2,168,111
$1,888,875
$223,875
$10,840,556
$9,444,375
$1,119,375
$/square foot cost
$363/SF
$315/SF
$22/SF (land)
Building Square Footage
29,898
30,000
50,000 (land)
Land Costs
None
TBD
TBD
Project Cost (Relocation,
Fees, etc.)
TBD
TBD
TBD
Summary Cost Comparison for the three options: Renovation, New Facility and Demolition
Renovation of Existing Facility
Selective Demolition and Hazardous Material Abatement
An important start to any renovation project is determining the demolition and
especially the hazardous material abatement requirements. It is typical for the owner to
provide a “clean site/facility” prior to contracting for the building renovation. This
usually requires the owner to contract for hazardous material report indicating the
hazardous material status and bid documents suitable for removal of hazardous
materials. This portion of the work will typically be contracted separately and
completed prior to bidding or starting the renovation construction.
To facilitate this effort, we have requested preliminary/conceptual cost information
from consultants for these two areas of work. The demolition information was provided
by Kroeker, Inc. They provided an estimate of $325,000, which is in the summary cost
table above.
for conceptual costs regarding the hazardous material abatement costs. Their report
Page 25
wing.
HMS provided a preliminary cost estimate for removal of the asbestos material.
However, their estimate did not include removal of lead containing materials,
unexposed asbestos and required consulting/testing services. Their base estimate is for
$95,064. We would suggest that an equal amount be set aside for Lead abatement and
an additional 15% for consulting/testing services. The total revised estimate for our
report will be $220,000, which is included in the summary cost table above. Their
report and cost estimate is included in the appendix.
Site Improvements
The existing site requires improvements mainly to accommodate the inclusion of stair
towers, accessible parking and accessible ramps. The costs have been estimated at
around $317,776, which is included in appendix and the summary cost table above.
The building shell and structure requires extensive renovations to correct code,
accessibility, energy conservation and maintenance concerns. The exit path will be
upgraded with proper exiting doors and stairs. This includes two new exterior stair
enclosures at each end of the building. This includes structural upgrades to the walls at
the East Building addition, and seismic collectors at foundation/second floor/roof.
The energy efficiency of the building will be upgraded with new roof insulation,
insulated interior wall at perimeter, and new exterior windows. The roof maintenance
issues will be corrected by replacing the built-up roof system and some of the tiles
(during the installation of earthquake attachments for the tile roofing).
Interior Renovations
The interior renovation costs are extensive, because they include completely new
interior walls, ceilings, doors, finishes, mechanical, plumbing, fire sprinkler, electrical,
lighting, and data systems.
Associated Project Costs
It is important to consider the entire costs associated with the project. These include
architecture/engineering fees, soils reports, surveying fees, furniture, equipment,
relocation/moving costs, temporary housing costs, testing/inspections, legal fees, etc.
Important information for analyzing these various alternatives is the typical office lease
rates for a renovated office facility. These rates will of course need to consider the city
of Hanford and the specific location. It appears from discussion with a local real estate
office that the following lease rate ranges can be expected. Renovated space in the
county or downtown area tends to vary widely, but will probably range from $.90 to
$1.40.
Page 26
Replacement of Existing Facility
Building Demolition and Hazardous Material Abatement
Similar to the building renovation process, proper demolition and hazardous material
abatement is required as part of the demolition process. However, in this case the
owner will most likely provide a hazardous material report and bid documents to several
demolition contractors. Who in turn, will bid the entire demolition and abatement of the
facility.
To facilitate this effort, we have requested preliminary/conceptual cost information
from consultants for these two areas of work. The demolition information was provided
by Kroeker, Inc. They provided an estimate of $675,500, which is included in appendix
and the summary cost table above.
for conceptual costs regarding the hazardous material abatement costs. Their report
wing.
HMS provided a preliminary cost estimate for removal of the asbestos material.
However, their estimate did not include removal of lead containing materials,
unexposed asbestos and required consulting/testing services. Their base estimate is for
$95,064. We would suggest that an equal amount be set aside for Lead abatement and
an additional 15% for consulting/testing services. The total revised estimate for our
report will be $220,000, which is included in the summary cost table above. Their
report and cost estimate is included in the appendix.
Site Improvements
If the county decides to construct a new facility, the site Improvement costs will be
difficult to determine until a potential site is selected. If it is determined to build over
the existing building; the site improvement costs will be less than a new site. However,
this scenario would require considerable other costs associated with displacing tenants
and moving costs.
For this study, we will assume that vacant land is found with in the county complex and
that the site development costs will be average for a typical commercial development.
These costs will include minimal grading, site preparation, utilities (from nearby points
of connection), parking area, sidewalks, landscape, irrigation, etc. We will assume a
site utilization of 25%, a two storey 15,000 sf footprint building, and a 60,000 sf site
area. The site development costs would be between $7 to 10$ per square foot. This
comes to $420,000 to $600,000. We will use an average cost of $510,000 for this
report. These costs of course do not include land costs.
Building Shell & Interior Improvements
As you know the cost of construction has increased dramatically for the last several
years and appears to be continuing (possibly at a slightly decreased rate). We will
typically consult several sources to determine an appropriate conceptual construction
Page 27
cost estimate. Unfortunately, many of the published construction cost guides have not
been accurate for our region. Our best source of information is reviewing the recent
construction bids for some of our current commercial projects. These costs however,
will need to be increased for the public bid market. This increase is typically 25 to 30
percent.
The commercial construction costs are typically broken into shell/core and tenant
improvement costs. The shell construction costs are influenced by the type of
construction, size of the project, the design complexity, and exterior material finishes.
We would suggest the following building description: two storey 35,000 square foot
building, steel or tilt-up concrete structure, low sloping built-up roof, plaster exterior
and stone/masonry exterior accents. This type of building shell/core will cost from $117
to $130 per square foot. We would recommend a $125 per square foot cost for a
shell/core estimate cost of $3,750,000.
The tenant improvement costs will depend upon the amount of office to open office
area, interior finishes and if furniture costs are included in the construction contract.
We will assume that office areas are 50%, simple finishes, and that furniture is not part
of the construction costs. This type of interior improvements will cost from $75 to $85
per square foot. We would recommend $80 per square foot cost for a tenant
improvement estimate cost of $2,400,000.
Current Lease Rates
As the county considers the cost of renovation or building a new facility; they may need
to consider leasing office space in Hanford. This information could be helpful if
temporary office space is required; or determining a potential return on their
investment. It appears from discussion with a local real estate office that the following
lease rate ranges can be expected. New office space located near the government
center will probably lease for $1.60 to $1.90 per square foot (tenant pays maintenance
and insurance).
Associated Project Costs
It is important to consider the entire costs associated with the project. These include
architecture/engineering fees, soils reports, surveying fees, furniture, equipment,
relocation/moving costs, temporary housing costs, testing/inspections, legal fees, etc.
In addition, it is important to recognize the uncertainties inherent at this early phase
and include an appropriate contingency (typically 25% to 30%). In addition, the
uncertain historically rapid construction cost escalation requires an appropriate
construction costs escalation factor to the midpoint of construction. We would suggest
at least 8% a year.
Page 28
Appendix
Photographic Documentation
Detailed Cost Estimate (Preliminary)
Demolition Costs
Hazardous Material Report (Preliminary)
Real Estate Property Data
Page 29
Refer to following pages
Existing Site
Detailed Cost Estimate
A1
Scarify, compaction and grading
Curb
Saw cut existing AC
AC Paving 2" over 5-1/2 base
AC striping
Parking lot lighting
Concrete walks
b.
c.
d.
e.
f.
g.
h.
SF
SF
LF
SF
LF
LF
SF
SF
UNITS
3,500
5,000
220
5,000
100
200
5,000
5,000
FOOTAGE
OR QTY.
J:\70\7016.00 King's County (Old Hospital) Building Analysis\C-Design\Estimates\Probable construction Cost 01-25-07.xls
Site demo - clearing and grubbing; 100' x 50'
Parking Addition and Walkways
'A' - SITE WORK
a.
ITEM
DESCRIPTION & COMMENTS
Kings County
Building Assessment
For
Old Hospital Building Renovation
$5.00
$2.25
$0.30
$4.25
$2.13
$13.21
$0.75
$0.45
UNIT COST
Project No:
Rev. Date:
1 of 13
$17,500.00
$11,250.00
$66.00
$21,250.00
$213.00
$2,642.00
$3,750.00
$2,250.00
SUBTOTAL
06-7016.00
1/30/2007
A2
Install new irrigation system for entire site
Install new landscape
b.
c.
SF
SF
SF
UNITS
36,000
36,000
18,000
FOOTAGE
OR QTY.
SUBTOTAL - 'A' SITE WORK
Removal of existing landscape and sidewalks for building renovation work. Cap irrigation lines;
20' x 900'
Landscape
'A' - SITE WORK (cont'd)
a.
ITEM
$3.50
$1.70
$0.45
UNIT COST
2 of 13
$254,221.00
$126,000.00
$61,200.00
$8,100.00
SUBTOTAL
b.
a.
30,000
40
40
2
19
19
1
FOOTAGE
OR QTY.
SF
SQ
2. Install 3-ply cold process SBS
Insulation at Ceiling: Install R-30 fiberglass batt insulation plus add sound insulation at 2nd floor
framing
SQ
EA
EA
EA
EA
UNITS
1. Demolition: Remove existing roofing
Built-up roofing
Roofing
Hardware, exterior doors at hallways w/panic
c.
B3
Secondary entrance doors at basement, 1st floor, 2nd floor, and hallways
b.
Exterior ramps with rails and lights
Main entrance doors
a.
Exterior Doors and Hardware
'B' - EXTERIOR ENCLOSURE
B2
B1
ITEM
$1.50
$600.00
$60.00
$45,000.00
$683.00
$1,740.00
$8,000.00
UNIT COST
3 of 13
$45,000.00
$24,000.00
$2,400.00
$90,000.00
$12,977.00
$33,060.00
$8,000.00
SUBTOTAL
B4
SF
EA
3. Install mission tile w/50% salvage
4. Dump fee
Dump fee
Install new aluminum frame windows w/dual glazing. Bronze (15%) or grey glass (+20%), low-e
(+15%), fixed.
Additional wood trim at interior of windows; prime and paint.
Sealant at windows 1/4" x 1/4". 20 LF each side per window average, 213 windows
b.
c.
d.
e.
LF
EA
SF
EA
8,520
213
3,375
1
3,375
1
8,725
8,725
17,450
FOOTAGE
OR QTY.
Remove existing windows and prepare for new windows
SF
SF
2. Install mission tile w/50% new
Windows
SF
UNITS
1. Remove existing mission tile roofing and salvage for re-installation assuming 50% salvage
Mission Tile: Remove and re-install for earthquake forces
'B' - EXTERIOR ENCLOSURE (cont'd)
a.
c.
ITEM
$1.58
$150.00
$19.21
$2,500.00
$6.50
$1,200.00
$6.70
$14.50
$3.50
UNIT COST
4 of 13
$13,461.60
$31,950.00
$64,833.75
$2,500.00
$21,937.50
$1,200.00
$58,457.50
$126,512.50
$61,075.00
SUBTOTAL
B6
B5
Clean and prepare surface
4" Gunite at walls at year 1940 East Building Addition; 1" depth = $3.84 per SF
Reinforcing mesh #4 at 8" oc + epoxy #4 dowels at 8" oc EW (7 min. per dowel + install #4
mesh) + epoxy set.
Scaffolding, work platform - self propelled, rotating, telescoping 30± for 3 months
Dash coat with float finish; 39,682 SF ÷ 9 + acrylic paint
Demo dump charge; 39,682 SF x 60 pst
b.
c.
d.
e.
f.
g.
Install cont. 4 x 12 x 2 blocking and tie strap at N, S, E , and W sides of building; 2nd floor 56' ÷
4' = 28 blocks x 4 sides
Install CS 14 tie strap x 56' to blocking at 4 sides
a2.
b.
8
112
112
1,200
4,409
4
11,138
11,138
11,138
11,138
FOOTAGE
OR QTY.
EA Strap
EA Block
Install cont. 4 x 12 x 2 blocking and tie strap at N, S, E , and W sides of building; 1st floor 56' ÷ 2' EA Block
= 28 blocks x 4 sides
TON
SY
EA
SF
SF
SF
SF
UNITS
a1.
Seismic Chords and Collector Reinforcement at East and West Wings - 1st Floor, 2nd Floor, and
Roof
Remove existing brick layer; 27.5' H x 405 LF
Structural - Gunite Exterior Walls at 1,940 East Building Addition - Full Height
a.
ITEM
$250.00
$85.00
$85.00
$40.00
$117.28
$4,000.00
$65.89
$15.36
$2.00
$6.32
UNIT COST
5 of 13
$2,000.00
$9,520.00
$9,520.00
$48,000.00
$517,087.52
$16,000.00
$733,882.82
$171,079.68
$22,276.00
$70,392.16
SUBTOTAL
B7
Roof structure: Install blocking, sheathing and struts
Install CS 14 tie strap x 56' to blocking at 4 sides
Misc. iron and framing
d.
b.
c.
Clean and prepare surface; 2' x 542 LF
Install #4 epoxy dowels at 8" oc, EW and reinforcing mesh at 8" oc each way; 2' x 542 LF = 1,084
SF
4" gunite at walls 1" depth = $3.84 per SF; 2' x 542 LF = 1084
Dash coat, float finish paint; 2' x 542'
Demo dump charge
b.
c.
d.
e.
f.
TON
SY
SF
SF
SF
SF
EA
EA Strap
SF
EA
UNITS
33
121
1,084
1,084
1,084
1,084
1
8
18,412
1
FOOTAGE
OR QTY.
Remove brick layer; 2' x 542 LF
a.
Base Connection Upgrade at Center and West Building Wing Foundation at Bottom 2 FT
Misc. strapping and nails
c.
ITEM
$40.00
$117.28
$15.36
$65.89
$2.00
$6.35
$6,000.00
$250.00
$25.00
$12,000.00
UNIT COST
6 of 13
$1,320.00
$14,190.88
$16,650.24
$71,424.76
$2,168.00
$6,883.40
$6,000.00
$2,000.00
$460,300.00
$12,000.00
SUBTOTAL
Exterior Perimeter Walls for Title-24: Install 3-5/8" metal studs at 24" oc with R-13 fiberglass batt
insulation. 10' high bldg perimeter = 1,004 x 2 floors = 2,008 FT. Prime and 1 coat paint.
B9
SF
SF
UNITS
20,080
1,394
FOOTAGE
OR QTY.
SUBTOTAL - 'B' EXTERIOR ENCLOSURES
Construct new exit stairwell enclosures; Area = (233 + 457 + 152) ÷ (233 +319) = 1,394
B8
ITEM
$6.60
$165.00
UNIT COST
7 of 13
$3,152,598.31
$132,528.00
$230,010.00
SUBTOTAL
Wall Finish: 60% vinyl; 40% paint
b.
Fittings - Toilet Partitions
C5
SF
SF
EA
EA
EA
SF
SF
UNITS
30,000
30,000
3
96
96
28,500
28,500
FOOTAGE
OR QTY.
Ceiling Finishes: Suspend, T-bar, 5/8' board, STC 40, 2' x 2' each room divided
C4
Door hardware - institutional without panic
b.
Stair Construction: Conc. filled metal pan w/picket rails w/landing - 24 risers
Steel frame w/wood doors - 1/2" glass; 3' W x 7' H
a.
Interior Doors
Gypsum board on metal stud for 10 SF floor area (2,990 SF); 1 LF of wall x 9.5' high
a.
Partitions
'C' - INTERIORS
C3
C2
C1
ITEM
$1.25
$4.25
$16,150.00
$650.00
$1,200.00
$1.65
$9.30
UNIT COST
8 of 13
$37,500.00
$127,500.00
$48,450.00
$62,400.00
$115,200.00
$47,025.00
$265,050.00
SUBTOTAL
Elevation shaft walls enclosure 6' x 8' ; 12' Height per floor for 2 floors
C10
SF
EA
EA
SF
SF
SY
SY
LF
UNITS
672
15
2
30,000
9,000
3,000
2,000
100
FOOTAGE
OR QTY.
SUBTOTAL - 'C' INTERIORS
Emergency Lighting: Nickel cadmium
Floor prep and sound foam board
d.
C9
Vinyl Composition: 30%
c.
Directory Boards: Aluminum 48" x 60"
Ceramic Tile: 10%; glazed (1" x 1"), motor bed
b.
C8
Carpet : 60%; 28oz nylon level loop w/pad
Floor Finishes (30,000 SF)
C7
a.
Cabinets assume 100 LF; wall and base in break room and storage room
'C' - INTERIORS (cont'd)
C6
ITEM
$6.90
$770.00
$3,500.00
$1.75
$6.30
$12.58
$38.00
$450.00
UNIT COST
9 of 13
$994,251.80
$4,636.80
$11,550.00
$7,000.00
$52,500.00
$56,700.00
$37,740.00
$76,000.00
$45,000.00
SUBTOTAL
HVAC
D5
SF
2. Louvers for HVAC
80
36
3
21,000
30,000
24
1
FOOTAGE
OR QTY.
LF
EA
SF
SF
EA
EA
UNITS
1. Saw cut out conc. wall required for air handlers louvers; 8' x 10' wall cut-out
Air Ventilation Louvers
Rain Water Drainage
D4
b.
Gas Fired Water Heater and Domestic Water Distribution
D3
Air Handlers: Three 4O ton units in basement; 6'H x 8'W x 20'L
Plumbing Fixtures: Toilets, lavatories, supply and drainage; 1 fix ÷ 1,320; 30,000 F ÷ 1,320 =
22.73
D2
a.
Elevators: 3,500 # cap 2 stops
'D' - SERVICES
D1
ITEM
$20.00
$40.00
$75,000.00
$0.95
$0.30
$3,500.00
$92,400.00
UNIT COST
10 of 13
$1,600.00
$1,440.00
$225,000.00
$19,950.00
$9,000.00
$84,000.00
$92,400.00
SUBTOTAL
%
8. Cool water fittings and valves; 25% of 4" dia. · 2-1/2" dia. pipes
%
SF
22
30,000
10
25
650
950
25
150
750
1
1
40
FOOTAGE
OR QTY.
EMS controls; 22% of total HVAC Cost ($700,499.00)
LF
7. Hot water piping 4" dia.
g.
LF
6. Hot water piping 4" dia.
Small ducts - distrib.
%
5. Cool water fittings and valves; 25% of 6" dia. · 4" dia. pipes
f.
LF
4. Cool water piping 4" dia.
LB
LF
3. Cool water piping 6" dia.
Main ducts - distrib.
EA
2. Pumps hot water
e.
EA
Pumps and Piping
d.
EA
UNITS
1. Pumps cold water
Air terminal units w/re-heat coils (VAV) 1,000 CFM - 20 units on each floor
'D' - SERVICES (cont'd)
c.
ITEM
$700,499.00
$5.00
$3,000.00
$62,250.00
$30.00
$45.00
$51,750.00
$45.00
$60.00
$5,000.00
$8,000.00
$3,500.00
UNIT COST
11 of 13
$154,109.78
$150,000.00
$30,000.00
$15,562.50
$19,500.00
$42,750.00
$12,937.50
$6,750.00
$45,000.00
$5,000.00
$8,000.00
$140,000.00
SUBTOTAL
Fire detection system - manual pull alarms; $13,344 per floor + basement
d.
400 amp sub panel
200 amp sub panel
480/120/208V, 112 KVA transformer.
277/480V 3 phase transformer - 750 KVA
Motor control at basement
b.
c.
d.
e.
f.
EA
EA
EA
EA
EA
EA
SF
EA
EA
EA
SF
UNITS
1
1
2
4
2
1
30,000
2.5
12
3
45,000
FOOTAGE
OR QTY.
1,000 amp main panel; 277/480
a.
Electrical (Power Distribution System)
Fire hose equipment and cabinets
c.
D8
Stand pipes 6" dia. for 3 floors
b.
Data and voice outlets, boxes, and conduits (Excludes phone and data system and cabling.)
Wet pipe system at 1st floor, 2nd floor, basement, and attic (58,928 SF)
a.
Fire Sprinklers
D7
D6
ITEM
$10,000.00
$63,000.00
$9,500.00
$4,300.00
$9,800.00
$23,000.00
$2.56
$13,344.00
$500.00
$11,075.00
$5.14
UNIT COST
12 of 13
$10,000.00
$63,000.00
$19,000.00
$17,200.00
$19,600.00
$23,000.00
$76,800.00
$33,360.00
$6,000.00
$33,225.00
$231,300.00
SUBTOTAL
Telephone System (Estimate provides 2 wall boxes per office and conduit to above ceiling.)
Master Clock System
Material Testing and Inspections
Architectural and Engineering Fees
Sound System
TV Antenna Master System
Closed Circuit Surveillance System
Equipment & Furnishings (i.e. printers, plotters, copy machines, modular furniture, bookcases and files.)
Costs incurred with moving out of the building including, but not limited to, lease costs, telephone and data
All costs for demolition and removal of interior non-bearing walls, mechanical, plumbing, and electrical systems including exposed ducts, piping and conduit.
Abatement of Hazardous Materials
Escalation Costs
4.
5.
6.
7.
8
9.
10.
11.
12.
13.
14.
13 of 13
$6,501,955.89
$1,625,488.97
$8,127,444.86
$1,625,488.97
$9,752,933.84
$2,100,884.78
$50,400.00
3.
$3,600.00
Key Card Security System
20%
25%
14
2.
EXCLUSIONS
Subtotal 'A' - 'D'
General Conditions, Overhead & Profit
Subtotal
Contingency
GRAND TOTAL
SUBTOTAL - 'D' SERVICES
EA
Emergency Standby Power Generator
$455,000.00
1.
$13.00
SUBTOTAL
Exterior lights
35,000
UNIT COST
h.
SF
FOOTAGE
OR QTY.
Lighting, branch, wiring, and receptacles for 1st floor, 2nd floor, and partial basement
UNITS
g.
ITEM
Demolition Costs / Hazardous
Material Report
Real Estate Data
LoopNet - Meridian Professional Center, Office Building, Hanford, CA
Property ID: 14670264
Meridian Professional Center
http://listing.loopnet.com/14670264
LMM Properties, Inc.
For more information, click to
email:
Lisa Mochizuki
(559) 908-1272
Meridian Professional
Center
457 Greenfield Avenue
Hanford, CA 93230
County: Kings
Page 1 of 2
Meridian Professional Center
For Lease
Active
Primary Type:
Office
Office Building
Total Space Available:
3,230 SF
Occupancy:
51%
Building Size:
6,528 SF
Building Class:
A
Year Built:
2005
Date Last Verified:
2/12/2007
Property ID:
14670264
Available Spaces
Suite/
Floor
Space
Available
1
3,230 SF
Space Description:
Minimum
Divisible
Maximum
Rental
Contiguous Rate
$1.65/SF/Month
Date
Available
Space Type
Sublease
Immediate
Office Building
N/A
Shell Building. Tenant Improvements: $30 per sq. ft.
Lease Type:
NNN
Additional Information
Property Description:
Meridian Professional Center is Hanford's newest and most modern office park, specifically designed to
accommodate medical and professional businesses. The two smaller suites have now been consolidated into one
larger suite of 3,230 sq. ft. to the south end of the building facing Financial Title. At present, approximately 3,298
sq. ft. have already been leased by a single professional tenant to the north of the building. $30 TI allowance with
7 year lease or greater.
Location Description:
Greenfield Avenue and Lacey Avenue across the street from Hanford Community Medical Center. Ideal for the
doctor who wants to walk between the office and surgery. Also near retail center with Starbucks and Staples.
Zoning Description:
Professional Office
No. Stories:
Lot Size:
Available Floors:
Broadband:
1
0.78 Acres
3,230 sq. ft.
Yes
Additional Types:
Institutional/Governmental
Medical Office
Special Purpose (Other)
Highlights
http://www.loopnet.com/xNet/MainSite/Listing/Profile/PrintSummary.aspx?LID=1467026... 2/14/2007
LoopNet - Meridian Professional Center, Office Building, Hanford, CA
Page 2 of 2
• For lease and available now
• Across the Street from Hanford Community Medical
Center
• Tenant Improvement Allowance for Long-Term Lease
• Extensive Glass Line for Private Offices
• Brand new construction
• Near Retail and Residential
6/19/2006
The information above has been obtained from sources believed reliable. While we do not doubt its accuracy we have not verified it and
make no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness.
Any projections, opinions, assumptions, or estimates used are for example only and do not represent the current or future performance of
the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial, and
legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction
the suitability of the property for your needs.
LoopNet - Fargo Crossing ~ Office Space, Office Building, Hanford, CA
Fargo Crossing ~ Office Space
Fargo Crossing ~ Office
Space
Fargo & 11th NEC
Hanford, CA 93232
County: Kings
Page 1 of 2
email:
Jeremy Reed
US-(559) 4476282
Phil Souza
US-(559) 4476283
Jessica
US-(559) 447Schneider
6281
Fargo Crossing ~ Office Space
For Lease
Active
Primary Type:
Office
Office Building
Total Space Available:
8,294 SF
Building Size:
8,294 SF
Date Last Verified:
2/12/2007
Property ID:
14857416
Available Spaces
Suite/
Floor
Space
Available
Ste 1
8,294 SF
Minimum
Divisible
Maximum
Rental
Contiguous Rate
$1.60/SF/Month
Date
Available
Space Type
Sublease
Immediate
Office Building
No
Office space will be available on the 2nd floor of an upscale neighborhood lifestyle shopping center on the NEC of
11th & Fargo Avenues. Construction Status: Planned
The parcel is located in the heart of the fastest growing highest income residential growth area in northern
Hanford. This parcel has great visibility & easy access from 11th Ave with a signalized intersection at Fargo Ave.
Zoning Description:
N-C
No. Stories:
2
Lot Size:
8.60 Acres
10/26/2006
LoopNet - 4.16 Acres of Commercial Land, Commercial/Other (land), Hanford, CA
4.16 Acres of Commercial Land
4.16 Acres of Commercial
Land
North of the NWC of Lacey Blvd
and 12th Avenue
Hanford, CA 93230
County: Kings
Page 1 of 2
email:
Scott Buchanan (559) 221-1271
Ext: 430
Aerial Photo
For Sale
Active
Primary Type:
Land
Commercial/Other (land)
Lot Size:
4.16 Acres
Price:
$1,450,000
Price/Acre:
$348,557.69
Date Last Verified:
2/14/2007
Property ID:
14225765
Additional Photos
Aerial Photo
The 4.16 acre parcel of land is for sale for $8 psf. It is located within an Enterprise Zone, is improved and ready
for development.
The land is located on 12th Avenue, north of the northwest corner of 12th Avenue and Lacey Boulevard in
Hanford, California. 12th Avenue and Lacey Boulevard is the Powerhouse Retail Intersection within the city of
Hanford.
Zoning Description:
PC - Planned Commercial
Highlights
• Near Hanford Regional Mall
• Motivated Seller
• Adjacent to Walmart Centennial Plaza
• Easy Access to Highway 198
• Excellent Exchange Opportunity
LoopNet - Hanford Professional Plaza, Office (land), Hanford, CA
Hanford Professional Plaza
Hanford Professional
Plaza
Lacey Blvd. and Kings County
Drive
Hanford, CA 93230
County: Kings
Page 1 of 2
email:
Lisa Mochizuki
(559) 908-1272
Hanford Professional Plaza Middle Parcel
For Sale
Active
Primary Type:
Land
Office (land)
Lot Size:
0.83 Acres
Price:
$1,169,500
Date Last Verified:
2/12/2007
Property ID:
14663070
Ready-to-Build-on Pad in well-respected professional plaza. No plans available but flexible design and lot size.
Northwast Corner of Lacey Boulevard and Kings County Drive. Near Hanford Mall, Kings County Government
Cetner and Hanford Medical Center. No street address assigned.
Zoning Description:
Professional Office
Additional Types:
TaxID/APN:
Office Building
Medical Office
APN 010 310 031
Highlights
• Lot can be split
• Part of Integrated Professional Plaza
• 5 parking spaces per 1,000 buildable sq. ft.
• Great Location
• APN 010 310 031
6/14/2006
LoopNet - Hanford Professional Plaza, Office (land), Hanford, CA
Hanford Professional
Plaza
520 Kings County Drive
Hanford, CA 93230
County: Kings
Page 1 of 2
email:
Lisa Mochizuki
(559) 908-1272
For Sale
Active
Primary Type:
Land
Office (land)
Lot Size:
0.54 Acres
Price:
$590,050
Date Last Verified:
2/12/2007
Property ID:
14662958
Ready-to-build on pad for future building in professional plaza
Northwast corner of Lacey Boulevard and Kings County Drive
Zoning Description:
Professional Office
Additional Types:
TaxID/APN:
Office Building
Medical Office
010-310-026
Highlights
• Ready-to-Build-on Pad
• 5:1 parking (5 cars per 1000 buildable square feet)
• Professional, medical and services development
• Existing Plans with Reuse Fee
• Nice landscaping and architechture
• APN 010-310-026
6/14/2006
legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction

County of Kings, California Board of Supervisors Capital

Transcription

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