Conceptual Plan Study for Bryant Elementary School. 240 Student Classroom Addition. March 27, Prepared for: Seattle Public Schools.

Size: px

Start display at page:

Download "Conceptual Plan Study for Bryant Elementary School. 240 Student Classroom Addition. March 27, Prepared for: Seattle Public Schools."

Phillip Clark
6 years ago
Views:

1 Conceptual Plan Study for Bryant Elementary School 240 Student Classroom Addition March 27, 2013 Prepared for: Seattle Public Schools By: HARTHORNE HAGEN ARCHITECTS th Avenue N Seattle, WA FAX

2 HARTHORNE HAGEN ARCHITECTS th Avenue North Seattle, Washington FAX March 27, 2013 Seattle Public Schools Joseph Wolf, K 12 Planning Coordinator Conceptual Planning for Bryant Elementary School 240 Student Classroom Addition Dear Mr. Wolf, At the request of Seattle Public Schools, Harthorne Hagen Architects has performed this conceptual planning study for Bryant Elementary School, to determine the feasibility of a 240 Student Classroom Addition. We are pleased to present the following findings: 1) A 12,900 SF classroom addition is allowable on the existing site; zoning allows such use, setbacks can be achieved, building height can be achieved, lot coverage are within limits, 2) Existing site is relatively small, there will be some loss of playground area, and the existing covered play shed will be displaced requiring a new covered play shed, 3) There is nothing unusual known about existing soils, and the topography presents no special anticipated requirements, 4) There are no documented Environmental Critical Areas, 5) Bryant is a historically landmarked building, it is anticipated there will be additional design review time and costs associated with landmark requirements, 6) The addition shall comply with all code requirements for new construction, the addition is not considered a significant addition to the existing building and is not anticipated to trigger Substantial Alterations, 7) Existing core support spaces (gymnasium, dining, kitchen) are close to space requirements of District elementary school educational specifications. Additional students will add pressure to these core spaces, however the existing building layout does not allow expansion of existing spaces, 8) New toilet rooms will be included in the addition and are included within the Net to Gross square foot increases, 9) There is limited on site parking (4 HC stalls), visitor and staff park on street. There is no additional on site parking planned, 10) Construction is anticipated during the school year and thus will occur on an occupied site, additional construction time and costs are anticipated. Conclusion Implementation is feasible. HARTHORNE HAGEN ARCHITECTS Paul Dorn AIA

3 March 27, 2013 Conceptual Planning for Bryant Elementary School Findings Improvements 240 student classroom addition, replacement covered play shed Cost Estimate (to be provided by cost estimator) $ Estimated Schedule Open school addition Constraints Zoning Zone: SF 5000; Setbacks: for additions greater than 35 up to 50 = 15 ft along streets in single family zones; Height limit: for pitched roofs/mech; Lot coverage: 35% for multi story structures. Environmentally Critical Areas None Topography/Soils Surrounding site slopes to the south, the existing school steps down with the site with the majority of the site (playground) being level, and sloped embankment along the southern edge of the site. There is nothing unusual known about soils conditions. Size & Geometry Long narrow site sitting in a single family residential neighborhood with the school located at the north end of the property, and the main entrance on north side along NE 60 th St. Delivery access is along the west side on 33 rd Ave NE. The playgrounds occupy the south half of the property. There is limited on site parking (4 HC stalls) adjacent to delivery area. Visitor and staff park on the local streets. On street bus loading is along the east side on 34th Avenue NE. Phasing/Interim Site Because of tight site and noisy conditions, construction schedule may be impacted due to school needs and safety requirements on occupied site. Landmarks Existing building is landmarked. Design phase may be extended due to required design review by Landmarks Board. Off street development None anticipated. Conclusion/Recommendation Implementation is possible. Permitting and construction timeframe likely extended due to landmarks and occupied site issues.

4 March 27, 2013 Conceptual Planning for Bryant Elementary School Site Summary/Building Summary Address: 3311 NE 60th St Parcel #: Lot Area: 144,183 SF Existing Building Footprint: 33,690 SF New Addition Footprint: +/ 4,300 SF Replacement Covered Play: +/ 4,000 SF Lot Coverage: % Zone: SF 5000 ECA s: None Historic Landmark: Yes New Parking: No new proposed Existing Building Area: New Classroom Addition: 79,345 SF 12,900 SF Existing Gymnasium: +/ 4,480 SF (Dist. Ed Spec 4,500 SF) Exst Auditorium/Cafeteria: +/ 3,210 SF (Dist. Ed Spec 3,500 SF) Existing Kitchen: +/ 1,020 SF (Dist. Ed Spec 1,865 SF) New Classroom Addition: Childcare: 0 Core Academic Area: 9 stnd classrooms, 2 storage, 1 group 8,700 Special Education: 0 Media Center: 0 Specialties: 0 Admin & Guidance: 2 offices 300 Dining & Food Service 0 Maint & Custodial: mech, elec, custodian closets 800 Sub Total 9,800 Net to Gross (x 1.32) 12,900 SF

5 EXISTING 3-STORY CLASSROOM WING NEW COVERED PLAY 9 CLRM ADDN 12,900 SF (3 - STORIES) N BRYANT ELEMENTARY CONCEPTUAL PLAN FOR 240 STUDENT ADDITION

13 BRYANT ELEM 9 Classroom Addition for 240 Students Students on Site During Construction FALL 2018 OPEN Elem School Addition (3 Story - No Elevator) SF $ 3,337,875 Tie-In Existing 3 Story Building 1 LS $ 150,000 Technology Infrastructure 1 SF $ 300,000 Phasing/Schedule Premium 3 MO $ 195,000 Prem Sustainability Above WSSP TBD Site Patch/Restoration (No Redevelopment) 3.3 ACRE $ 247,500 Street Frontage Improvements-None Anticipated $ - Relocate/Move Existing Covered Play 4000 SF 30 $ 120,000 Total Construction/MACC - Jan $ 4,350,375 3% yr = 17.7% $ 770,016 Total Construction/MACC - Escalated $ 5,120,391 Project Development/Soft 51.75% $ 2,649,803 Landmark Review/Permitting $ 50,000 Total Project Cost $ 7,820,194 ADD ALTERNATE ELEMENTARY SCHOOL ORDER OF MAGNITUDE ESTIMATE MARCH 28, 2013 Minor Renovation/New Finishes at Existing Bldg SF 50 $ 3,967,250 Total Construction/MACC - Jan $ 3,967,250 3% yr = 17.7% $ 702,203 Total Construction/MACC $ 4,669,453 Project Development/Soft Costs 51.75% $ 2,416,442 Total Project Cost $ 7,085,895 TOTAL PROJECT COST W/ALTERNATE $ 14,906,089 Refer to the Notes/Assumptions page for Exclusions, Project Development (Soft Cost) Cost detail and Sustainability Premiums.

14 Conceptual Plan Study for View Ridge Elementary School 339 Student Classroom Addition March 27, 2013 Prepared for: Seattle Public Schools By: HARTHORNE HAGEN ARCHITECTS th Avenue N Seattle, WA FAX

15 HARTHORNE HAGEN ARCHITECTS th Avenue North Seattle, Washington FAX March 27, 2013 Seattle Public Schools Joseph Wolf, K 12 Planning Coordinator Conceptual Planning for View Ridge Elementary School 339 Student Classroom, 2 Story Addition; Existing Core Support Space Expansion Dear Mr. Wolf, At the request of Seattle Public Schools, Harthorne Hagen Architects has performed this conceptual planning study for View Ridge Elementary School, to determine the feasibility of a 339 Student Classroom Addition. We are pleased to present the following findings: 1) A 18,100 SF classroom addition is allowable on the existing site; zoning allows such use, setbacks can be achieved, building height can be achieved, lot coverage are within limits, 2) Existing site is long and narrow, locating the addition will result in some loss of playground area, and require removal of existing portables, 3) The site in the area of the addition steps down and will require additional foundation work, there is nothing unusual known about existing soils, 4) There are several documented steep slope areas but are beyond the proposed development, 5) View Ridge is not a historically landmarked building, 6) The classroom addition shall comply with all code requirements for new construction. The increased enrollment represents a significant increase in the occupant load and will trigger required improvements in conformance with Seattle Building Code, Chapter 34 for Substantial Alterations. 7) Existing core support spaces (gymnasium, dining, kitchen) fall short of District elementary school educational specifications. Replacement (expansion) of the gymnasium, cafeteria, and kitchen are recommended. 8) New toilet rooms will be included in the addition and are included within the Net to Gross square foot increases, 9) There is limited on site parking (6 8 stalls), most visitor and staff parking is on street. There is no additional on site parking planned, 10) Construction is anticipated during the school year and thus will occur on an occupied site, additional construction time and costs are anticipated. Conclusion Implementation is feasible. HARTHORNE HAGEN ARCHITECTS Paul Dorn AIA

16 March 27, 2013 Conceptual Planning for View Ridge Elementary School Findings Improvements 339 student classroom addition, gymnasium and kitchen remodel/addition Cost Estimate (to be provided by cost estimator) $ Estimated Schedule Open school addition Constraints Zoning Zone: SF 5000; Setbacks: for new construction on existing school sites abutting residential zones, greater than 20 up to 35 = 20 average, 10 minimum; Height limit: for pitched roofs/mech; Lot coverage: 35% for multi story structures. Environmentally Critical Areas Steep Slope (isolated spot areas) Topography/Soils The site steps down east to west on three level shelf s with grassy embankments transition between level areas. The existing school is located at the east portion of the property on the highest shelf. A paved play ground is located west of the school, approx. 8 lower. Play fields are located further west; approx. 24 lower than the school. There is nothing unusual known about soils. Size & Geometry The site is 9.1 acres. The lot is a long rectangle stretching east west between 50 th Ave NE & 45 th Ave NE, bounded to the north and south by residential lots. There is potential access from 50th Ave NE, and thru residential streets on the south and north sides. The playground to the west abuts 45 th Ave NE. There is currently limited on site parking for 6 8 staff, and a small loading area access is from the south residential street 49 th Ave NE. There is also gated access from the north from 48 th Ave NE through the play ground for maintenance vehicles. Bus loading and drop off areas are along 50 th Ave NE. Phasing/Interim Site It is anticipated construction will occur during the school year, construction schedule may be impacted due to school needs and safety requirements on an occupied site. Landmarks The existing building is not a historic landmarked building. Off street development None anticipated. Conclusion/Recommendation Implementation is possible. Construction cost increase and schedule extension due to occupied site issues.

17 March 27, 2013 Conceptual Planning for View Ridge Elementary School Site Summary/Building Summary Built: 1947 Address: th Ave NE, Parcel #: Lot Area: 397,289 SF Existing Building Footprint: 66,303 SF Classroom Addition: +/ 9,050 SF Gymnasium Expansion: +/ 2,880 (Rmdl) + 2,000 (Addn) = 4,880 SF (Ed Spec 4,500 SF) Aud/Caf Expansion: +/ 4,980 (Rmdl) (Addn) = 5,280 w/stage (Ed Spec 3,500SF) Kitchen/Entry Expansion: +/ 1,300 (Rmdl) (Addn) = 1,900 SF (Ed Spec 1,865 SF) Lot Coverage: % Zone: SF 5000 ECA s: Steep Slope (isolated spot areas) Historic Landmark: No New Parking: No new proposed New Classroom Addition: Childcare: 0 Core Academic Area: 12 stnd classrooms, 2 storage, 1 group 11,400 Special Education: 0 Media Center: Computer Lab 1,200 Specialties: 0 Admin & Guidance: 2 offices 300 Dining & Food Service 0 Maint & Custodial: mech, elec, custodian closets 800 Sub Total 13,700 Net to Gross (x 1.32) 18,100 SF

20 Facility Summary Seattle Public Schools View Ridge Elementary School View Ridge Address County th Ave. NE Seattle, WA King Phone (206) Facility Type Elementary School Facility Use Elementary Student Enrollment 403 Date Of Student Headcount 10/03/05 Enrollment Demographics Increasing Academic Grades K-5 Year Constructed 1947 Year Last Modernized 1969 Site Area Building Area 66,303 Capacity Excluding Portables 349 Capacity Including Portables 443 Number Of Regular Classrooms 16 Number Of Portables 5 Cluster Code 2 Landmark Bond Program Print Date: 05/03/06 Copyright Meng Analysis 2005

23 SEARCH: Go Seattle Parcel Data All users are subject to the Terms of Use. No warranties of any sort, including accuracy, fitness, or merchantability accompany this product. Copyright , All Rights Reserved, City of Seattle. Parcel # Expand All Collapse All Search Again This report was generated Friday, August 24, 2012 Addresses Located on this Parcel Zoning and District Info Base Zone SF 5000 Shoreline Zone Pedestrian Area Airport Height Overlay Detached Accessory Dwelling Units Yes Contract Light Rail Urban Village Overlay Alki Parking District No Downtown Fire District No Historic District No Historic Landmark No Northgate District No Pike/Pine District No Rainier/Genesee Business District No Sand Point Park No Sand Point District No SE Seattle Reinvestment Area No Stadium Area Transition District No Est. Tree Canopy Coverage (2007) 8.4% Frequent Transit No ECA 40% Steep Slope Yes Potential Slide Area No Riparian Corridor No Wetlands No Liquefaction Zone No Floodprone No Abandoned Landfill No Known Slide Area No Wildlife Pres. Area No Shoreline Hab. Buffer No Archaelogical Buffer No Heritage Tree No Heron Habitat No Peat Settlement Prone No Salmon Watershed No King County Assessor Data Property Name VIEW RIDGE SCHOOL Plat Name STATE LAND COMM PLAT SEC Property Zip Code Taxpayer SEATTLE PUBLIC SCHOOLS Present Use School(Public) Taxpayer Address PO BOX M/S SEATTLE WA Lot Sq Ft 397,289 King County Assessed Value Data

26 ELEMENTARY SCHOOL ORDER OF MAGNITUDE ESTIMATE MARCH 28, 2013 VIEW RIDGE ELEMENTARY 339 Student/12 Classroom Gym/Kitchen Addition Phased/Students on Site - No Renovation to Existing FALL 2019 OPEN 12 Classroom Addition SF $ 4,683,375 Kitchen Expansion 1900 SF 285 $ 541,500 Kitchen Equipment Allowance 1 LS $ 150,000 Prem. Deep Foundations at Addition 1 LS $ 150,000 Gym Expansion 4880 SF 250 $ 1,220,000 Auditorium/Cafeteria Expansion 5280 SF 250 $ 1,320,000 Addition Tie-in to Existing Building 1 LS $ 150,000 Minor Renovation/Substantial Alteration SF 150 $ 9,945,450 Phasing/Schedule Premium 6 MO $ 390,000 Demo Portables 5 EA 6250 $ 31,250 Technology Infrastructure 1 LS $ 300,000 Prem Sustainability Above WSSP TBD Minor Site - Relocate Playground 4.0 ACRE $ 800,000 Street Frontage Improvements-None Anticipated $ - Total Construction/MACC - Jan $ 19,681,575 3% yr = 21% $ 4,133,131 Total Construction/MACC $ 23,814,706 Project Development/Soft 57.35% $ 13,657,734 Total Project Cost $ 37,472,439 Refer to the Notes/Assumptions page for Exclusions, Project Development (Soft Cost) Cost detail and Sustainability Premiums.

27 Conceptual Plan Study for Wedgwood Elementary School 280 Student Classroom Addition March 27, 2013 Prepared for: Seattle Public Schools By: HARTHORNE HAGEN ARCHITECTS th Avenue N Seattle, WA FAX

28 HARTHORNE HAGEN ARCHITECTS th Avenue North Seattle, Washington FAX March 27, 2013 Seattle Public Schools Joseph Wolf, K 12 Planning Coordinator Conceptual Planning for Wedgwood Elementary School 280 Student Classroom 2 Story Addition with Child Care; Existing Core Support Space Expansion Dear Mr. Wolf, At the request of Seattle Public Schools, Harthorne Hagen Architects has performed this conceptual planning study for Wedgwood Elementary School, to determine the feasibility of a 280 Student Classroom Addition. We are pleased to present the following findings: 1) A 20,000 SF classroom addition with child care is allowed on existing site; zoning allows such use, setbacks can be achieved, building height can be achieved, lot coverage are within limits, 2) Existing site is irregular shaped, locating additions will result in removal of existing child care portable, loss of playground area, removal of existing portables, 3) The site generally flat and there is nothing unusual known about existing soils; no special foundation conditions expected for additions except gymnasium, see below, 4) The gym addition is located over steep slope areas and will require additional permitting and additional foundation/floor construction, 5) Wedgwood is not a historically landmarked building, 6) The classroom addition shall comply with all code requirements for new construction. The increased enrollment represents a significant increase in the occupant load and will trigger required improvements in conformance with Seattle Building Code, Chapter 34 for Substantial Alterations, 7) Existing core support spaces (gymnasium, dining, kitchen) fall short of District elementary school educational specifications. Replacement (expansion) of the gymnasium, cafeteria, and kitchen are recommended, 8) New toilet rooms will be included in the addition and are included within the Net to Gross square foot increases, 9) There is no additional on site parking planned, 10) Construction is anticipated during the school year and thus will occur on an occupied site, additional construction time and costs are anticipated. Conclusion Implementation is feasible. HARTHORNE HAGEN ARCHITECTS Paul Dorn AIA

29 March 27, 2013 Conceptual Planning for Wedgwood Elementary School Findings Improvements 280 student classroom, 2 story addition with child care; gymnasium, covered play, and kitchen remodel/addition Cost Estimate (to be provided by cost estimator) $ Estimated Schedule Open school addition Constraints Zoning Zone: SF 5000; Setbacks: for new construction on existing school sites abutting residential zones, greater than 20 up to 35 = 20 average, 10 minimum; Height limit: for pitched roofs/mech; Lot coverage: 35% for multi story structures. Environmentally Critical Areas Steep Slope, Salmon Watershed Topography/Soils The site slopes gently down to the north, and lower level in the NE corner of the site. The existing school is located along the south property line. The majority of the site is paved playground with a steep embankment between the playground and parking area. There is nothing unusual known about soils. Size & Geometry The lot is irregularly shaped stretching primarily east west. NE 85 th street borders the south edge with the school s main entrance on the south. 30 th Avenue NE borders the eastern side. Residential lots border the north and west sides. The parking lot holds 35 stalls, and there is on street parking along the front of the building on NE 85 th Street. Bus loading and drop off areas are along NE 85 th Street. Phasing/Interim Site It is anticipated construction will occur during the school year, construction schedule will be impacted due to school needs and safety requirements on an occupied site. Landmarks The existing building is not a historic landmarked building. Off street development None anticipated. Conclusion/Recommendation Implementation is possible. Permit schedule extension and foundation cost increase due to steep slope areas. Potential stormwater cost increases due to salmon watershed area. Construction cost increase and schedule extension due to occupied site issues.

30 March 27, 2013 Conceptual Planning for Wedgwood Elementary School Site Summary/Building Summary Built: 1954 Address: 2720 NE 85 th St Parcel #: Lot Area: 196,509 SF Existing Building Footprint: 36,652 SF (Total 45,352 SF) Classroom Addition: +/ 11,800 SF (Total 20,000 SF) Gymnasium Expansion: +/ 3,200 (Rmdl) + 1,600 (Addn) = 4,800 SF (Ed Spec 4,500 SF) Covered Play Expansion: +/ 1,520 (Rmdl) + 1,130 (Addn) = 2,650 SF Aud/Caf Expansion: +/ 4,130 (Rmdl) (Addn) = 4,330 w/stage (Ed Spec 3,500) Kitchen Expansion: +/ 1,300 (Rmdl) (Addn) = 1,750 SF (Ed Spec 1,865 SF) Lot Coverage: % Zone: SF 5000 ECA s: Steep Slope, Salmon Watershed Historic Landmark: No New Parking: No new proposed New Classroom Addition: Childcare: 3,100 Core Academic Area: 11 stnd classrooms, 2 storage, 1 group 10,500 Special Education: 0 Media Center: 0 Specialties: 0 Admin & Guidance: 2 offices 300 Dining & Food Service 0 Maint & Custodial: mech, elec, custodian closets 800 Sub Total 14,700 Net to Gross (x 1.32) 20,000 SF

33 Facility Summary Seattle Public Schools Wedgewood Elementary School Wedgewood Address County 2720 NE 85th St. Seattle, WA King Phone (206) Facility Type Elementary School Facility Use Elementary Student Enrollment 358 Date Of Student Headcount 10/03/05 Enrollment Demographics Increasing Academic Grades K-5 Year Constructed 1954 Year Last Modernized Site Area Building Area 45,342 Capacity Excluding Portables 341 Capacity Including Portables 378 Number Of Regular Classrooms 18 Number Of Portables 2 Cluster Code 2 Landmark Bond Program Print Date: 05/03/06 Copyright Meng Analysis 2005

41 ELEMENTARY SCHOOL ORDER OF MAGNITUDE ESTIMATE MARCH 28, 2013 WEDGWOOD ELEMENTARY 280 Student/11 Classroom/Childcare Addition Gym/Kitchen Addition Phased/Students on Site - No Renovation to Existing FALL 2016 OPEN 11 Classroom Addition SF $ 4,372,875 Child Care Addition 3100 SF 265 $ 821,500 Kitchen Expansion 1750 SF 285 $ 498,750 Kitchen Equipment Allowance 1 LS $ 150,000 Prem. Deep Foundations at Gym 1 LS $ 150,000 Gym Expansion 4800 SF 250 $ 1,200,000 Auditorium/Cafeteria Expansion 4330 SF 250 $ 1,082,500 Addition Tie-in to Existing Building 1 LS $ 200,000 Minor Renovtion/Substantial Alteration SF 150 $ 6,802,800 Phasing/Schedule Premium 6 MO $ 390,000 Temp Relocate Childcare Portable 1 ls $ 50,000 Demo Portables/Covered Play 1 LS $ 37,500 Technology Infrastructure 1 LS $ 300,000 Prem Sustainability Above WSSP TBD Minor Site - Relocate Playground 4.5 ACRE $ 900,000 Street Frontage Improvements 900 LF 600 $ 540,000 Outdoor Covered Area 2650 SF 65 $ 172,250 Total Construction/MACC - Jan $ 17,668,175 3% yr = 11% $ 1,943,499 Total Construction/MACC $ 19,611,674 Project Development/Soft 57.35% $ 11,247,295 Prem Wildlife/Sensitive Area Study Mitigation/Permitting $ 150,000 Total Project Cost $ 31,008,969 Refer to the Notes/Assumptions page for Exclusions, Project Development (Soft Cost) Cost detail and Sustainability Premiums.

Peter Kirk Elementary School Modernization vs. New-in-lieu of Modernization Report

Peter Kirk Elementary School Modernization vs. New-in-lieu of Modernization Report January 2016 Summary In consideration for a potential 2016 Bond measure for the Capital Facilities Program, Kirk Elementary