STILLWATER COUNTY COURTHOUSE ALTERNATE 1

Transcription

1 STILLWATER COUNTY COURTHOUSE ALTERNATE 1 ALTERNATE 1: The current plan developed for the Old Hospital will bring all County services into this facility except for the following: 1. Sheriff, 2. County Attorney, 3. Youth & Adult Probation, 4. Alternative Services and 5. District Offices (District Courtroom will be relocated to the Old Hospital) The services all associated with the Sheriff s department will all remain housed in the existing County Courthouse. As the cost for leasing the District Court offices is shared equally by three counties, it will remain at the current location. Limited remodeling in the existing County Courthouse building will be necessary to accommodate those remaining functions that will be concentrated on the first floor eliminating the need for major remodeling throughout the building. The planned approach for remodeling the Old Hospital is to completely remove all interior finishes, including all non-bearing walls, plumbing, electrical and mechanical systems. This approach will allow for new electrical, mechanical, and plumbing systems to be installed, as well as a code compliant thermal envelope and all new interior finishes. Other than the structure itself, the county will essentially have a new building. Exterior finishes and reroofing are also anticipated. Sheriff Sally Port Mechanical Room District Judge Meadowlark Assisted Living Facility DOR Treasurer Conference Clerk and Recorder The primary advantage of this option is the initial cost, which is significantly less than any of the other options for consolidating County services. The Old Hospital is also in close proximity to the existing courthouse. The primary disadvantage is that some County services and offices will still occupy a portion of the existing Courthouse, which has experienced significant differential structural settlement over the years. The Courthouse is a masonry building that is not handicapped compliant, and does not comply with current building and energy codes or life safety requirements. Any major remodeling in this building that involves multiple floors will trigger the requirement to bring the entire building up to current building codes. The intent is to renovate the first floor and to block off the upper floors to the public; the upper floors will be used for file storage. In addition to the settling issue, the space utilization in this building is less efficient due to the number of interior masonry bearing walls (vaults) which will need to be worked around. The plan is to utilize the first floor only, eliminating the need to bring the upper floors into code compliancy. Norton House County Attorney Witness Protection Probation Alternative Services Court Room (1,486 sf) Finance Dept. Jury Bailiff Fire Cabinet Jury Deliberation Clerk of Courts Law Library Commissioners Public Toilets Justice of Peace LEGEND Circulation Storage Common Spaces Public Spaces DEPARTMENTS Court Treasurer Dept of Revenue Commissioners Clerk & Recorder Finance LEGEND Circulation Public Space DEPARTMENTS Sheriff County Attorney Witness Protection Probation Alternative Services NORTON HOUSE Norton House

2 STILLWATER COUNTY COURTHOUSE ALTERNATE 2 LEGEND 144'-0" New 2-Story Facility (10,944 sf each floor) Circulation Existing Building New Law & Justice Facility 76'-0" New 2-Story Facility (10,944 sf each floor) Norton House Second Floor Third Floor ALTERNATE 2: The Courthouse is a very stately government building - the most significant building in the community which should be maintained and utilized. Unfortunately, there is not enough space in the Courthouse to adequately accommodate the services currently housed there, let alone consolidate the current outlying offices. Additional office space will be required over and above the existing satellite offices to satisfy the Space Program requirements' current needs. This would include a new Law and Justice Center located on the existing Courthouse site. This new building is anticipated to be a two story structure with a stair and elevator tower that serves all floors of the existing Courthouse. This addition is recommended to be located on the north side of the Courthouse and be connected to the existing Courthouse by way of a common circulation core. This option will keep all County services on the same site and provide one point of delivery for County services. The primary advantage of this option is that it will fully utilize a very substantial and stately public building located in the heart of the community. Although more expensive than other options, a case can be made for investing in this historic structure. Structural stabilization efforts over the years appear to have slowed the differential settlement in recent years. New stabilization techniques are now available that can further mitigate the differential settlement at lower costs than possible with previously available systems. Further structural investigation will be required to determine the best approach to continued stabilization efforts. In addition, Life-safety and handicapped accessibility can be more cost efficiently addressed in new construction than in the existing building. The addition can house stairs, elevator, and toilets in a central location convenient to both the new and existing. The courts and Law Enforcement both have very specific space and security requirements, which are best accommodated in new construction. The primary disadvantage to this option is the need for additional structural stabilization. Building Codes will require the addition of a second exit from the upper floors, a handicapped elevator, handicapped toilets, and ADA modifications throughout to make the building handicapped compliant. In addition, the electrical, mechanical, and plumbing systems should be completely replaced and made compliant with current codes and standards; similar to the approach proposed for the Old Hospital. As the Courthouse is a bearing masonry building, this drastically limits the flexibility to relocate interior walls; there will always be under-utilized spaces throughout the building because of the existing masonry bearing walls and the central lobby on each floor. The Courthouse building is fully occupied, making remodeling more of a challenge for both the contractors and the occupants. This generally equates into more expensive and time-consuming construction. Also, parking will continue to be an issue when high visibility court cases are in session.

3 STILLWATER COUNTY COURTHOUSE COST COMPARISON Stillwater County Offices COMPONENT SPACE SUMMARY 8-Jan-15 Job No.1206 Space Assigned To COMPONENT DETAIL Option No.1 Option No.2 Option No.3 Option No.4 Option No.5 Existing Old Hospital Existing Spaces Program Spaces Remodel Existing New New New Courthouse County Law & Law & Remodel Complex Justice Justice (Offices & Courts) (No Law & Justice (New Site) (New Site) (Existing Site) No. Space Description No. Size NSF No. Size NSF NSF NSF NSF NSF NSF Building Cost: Building Cost (Per Square Foot) $ 134 $ 218 $ 268 $ 278 $ 278 Building Construction Cost $ 3,116,726 $ 4,774,135 $ 10,636,304 $ 5,842,031 $ 6,066,725 Additional Project Costs: Site Acquisition - Land 0 0 $ 550,000 $ 550,000 0 Site Acquisition - Site Utilities $ 175,000 $ 175,000 New Construction (At Hospital) $ 132,000 Sally port - Secure parking $ 88,000 Structural Stabilization (Courthouse) $ 210,000 Elevator & Stairs $ 110,000 Elevator Lobby Addition $ 234,000 Demolition $ 35,000 $ 65,000 Site Improvements $ 40,000 $ 50,000 $ 1,750,000 $ 814,000 $ 350,000 Utilities $ 40,000 $ 36,000 $ 12,000 Landscaping $ 6,000 $ 10,000 $ 75,000 $ 75,000 $ 25,000 Total Project Cost: $ 3,417,726 $ 5,453,135 $ 13,226,304 $ 7,492,031 $ 6,453,725 Gross building Square Footage 23,259 21,900 39,688 21,015 21,823 Stillwater County Estimated Mill Levy Impact Analysis General Obligation Tax-Exempt Bonds - 20 Year Term Total Cost of the Project/Mills: Project Estimated Cost Mills #2: $ 15,300, The total cost of the project/mills: $ 15,300, Residential Property: House Assumed Taxable Estimated Tax Value Value Increase Per Year House 1 $ 50,000 $ 655 $ House 2 $ 75,000 $ 982 $ House 3 $ 100,000 $ 1,309 $ House 4 $ 150,000 $ 1,964 $ House 5 $ 200,000 $ 2,618 $ House 6 $ 250,000 $ 3,273 $ All Property: Property 1 $ 1,000 $ Property 2 $ 10,000 $ Property 3 $ 100,000 $ 3, Formula For Calculating Tax Increase: Millage Taxable Value Estimated Tax Increase Per Year Example X $ 1,367 = $ Your Valuation X = $ - No. 1 No.2 No.3 No.4 Total project using existing county facilities (Option 1 plus Limited remodeling of 1st floor existing court house) Limited Remodeling Exist Courthouse $ 1,500,000 (First Floor = 5,698 sf) Option 1 $ 3,417,726 Project Costs $ 723,897 Contingency (15%) $ 737,659 Total $ 6,379,282 Square Footage Old Hospital 23,259 Square footage First Floor Court house 5,698 Gross Square Footage 28,957 Total project with New Law & Justice facility on Courthouse Site & complete courthouse remodel (Options 2 & 5) Option 2 $ 5,453,135 Option 5 $ 6,453,725 Project Costs $ 1,633,097 Contingency (15%) $ 1,786,029 Total $ 15,325,985 Square Footage Existing Court House 21,900 Square footage New Law & Justice 21,823 Gross Square Footage 43,722 Total project with New Law & Justice center on New Site & complete courthouse remodel (Options 2 & 4) Option 2 $ 5,453,135 Option 4 $ 7,492,031 Project Costs $ 1,452,056 Contingency (15%) $ 1,941,775 Total $ 16,338,996 Square Footage Existing Court House 21,900 SF New Law & Justice (New Site) 21,015 Gross Square Footage 42,914 Total project with complete New County facilities on New Site (Option 3) Option 3 $ 13,226,304 Project Costs $ 1,496,721 Contingency (15%) $ 1,983,946 Total $ 16,706,970 Gross Square Footage 39,688 * The taxable valuation of your property is located on your Stillwater County property tax statement in the top portion of the statement Note: This estimate is based on the bonds being repaid at 4.26% interest over the life of the bonds (20 years) Formula = Estimated number of Mills (31.45)/1000 "Taxable Value" =Estimates Tax Impact Stillwater County Estimated Mill Levy Impact Analysis General Obligation Tax-Exempt Bonds - 20 Year Term Total Cost of the Project/Mills: Project Estimated Cost Mills #4: $ 17,500, The total cost of the project/mills: $ 17,500, Residential Property: House Assumed Taxable Estimated Tax Value Value Increase Per Year House 1 $ 50,000 $ 655 $ House 2 $ 75,000 $ 982 $ House 3 $ 100,000 $ 1,309 $ House 4 $ 150,000 $ 1,964 $ House 5 $ 200,000 $ 2,618 $ House 6 $ 250,000 $ 3,273 $ All Property: Property 1 $ 1,000 $ Property 2 $ 10,000 $ Property 3 $ 100,000 $ 3, Formula For Calculating Tax Increase: Millage Taxable Value Estimated Tax Increase Per Year Example X $ 1,367 = $ Your Valuation X = $ - * The taxable valuation of your property is located on your Stillwater County property tax statement in the top portion of the statement PROJECT COST ESTIMATES: These are Preliminary Project costs, based on the current Space Program Requirements. Spectrum Group Architects cannot warrant that any opinions of probable Project Costs will not vary from actual costs. Spectrum Group Architects has no control over the cost or availability of labor, equipment, materials, or other market conditions or the Contractor's method of pricing. Spectrum Group Architects makes no warranty, express or implied, that the bids or the negotiated cost of the work will not vary from Spectrum Group Architects' opinion of Project Cost. Note: This estimate is based on the bonds being repaid at 4.26% interest over the life of the bonds (20 years) Formula = Estimated number of Mills (35.96)/1000 "Taxable Value" =Estimates Tax Impact

4 Stillwater County Offices COMPONENT SPACE SUMMARY 8-Jan-15 Space Assigned To Job No.1206 COMPONENT DETAIL Option No.1 Option No.2 Option No.3 Option No.4 Option No.5 Existing Old Hospital Existing New New New Courthouse County Law & Law & Existing Spaces Program Spaces Remodel Remodel Complex Justice Justice (Offices & Courts) (No Law & Justice (New Site) (New Site) (Existing Site) No. Space Description No. Size NSF No. Size NSF NSF NSF NSF NSF NSF Building Cost: Building Cost (Per Square Foot) $ 134 $ 218 $ 268 $ 278 $ 278 Building Construction Cost $ 3,116,726 $ 4,774,135 $ 10,636,304 $ 5,842,031 $ 6,066,725 Additional Project Costs: Site Acquisition - Land 0 0 $ 550,000 $ 550,000 0 Site Acquisition - Site Utilities $ 175,000 $ 175,000 New Construction (At Hospital) $ 132,000 Sally port - Secure parking $ 88,000 Structural Stabilization (Courthouse) $ 210,000 Elevator & Stairs $ 110,000 Elevator Lobby Addition $ 234,000 Demolition $ 35,000 $ 65,000 Site Improvements $ 40,000 $ 50,000 $ 1,750,000 $ 814,000 $ 350,000 Utilities $ 40,000 $ 36,000 $ 12,000 Landscaping $ 6,000 $ 10,000 $ 75,000 $ 75,000 $ 25,000 Site Acquisition - Land $ 550,000 $ 550,000 Site Utilities $ 175,000 $ 175,000 Total Project Cost: $ 3,417,726 $ 5,453,135 $ 13,951,304 $ 8,217,031 $ 6,453,725 Gross building Square Footage 23,259 21,900 39,688 21,015 21,823 No. 1 No.2 No.3 No.4 Total project using existing county facilities (Option 1 plus Limited remodeling of 1st floor existing court house) Limited Remodeling Exist Courthouse $ 1,500,000 (First Floor = 5,698 sf) Option 1 $ 3,417,726 Project Costs $ 723,897 Contingency (15%) $ 737,659 Total $ 6,379,282 Square Footage Old Hospital 23,259 Square footage First Floor Court house 5,698 Gross Square Footage 28,957 Total project with New Law & Justice facility on Courthouse Site & complete courthouse remodel (Options 2 & 5) Option 2 $ 5,453,135 Option 5 $ 6,453,725 Project Costs $ 1,633,097 Contingency (15%) $ 1,786,029 Total $ 15,325,985 Square Footage Existing Court House 21,900 Square footage New Law & Justice 21,823 Gross Square Footage 43,722 Total project with New Law & Justice center on New Site & complete courthouse remodel (Options 2 & 4) Option 2 $ 5,453,135 Option 4 $ 8,217,031 Project Costs $ 1,452,056 Contingency (15%) $ 2,050,525 Total $ 17,172,746 Square Footage Existing Court House 21,900 SF New Law & Justice (New Site) 21,015 Gross Square Footage 42,914 Total project with complete New County facilities on New Site (Option 3) Option 3 $ 13,951,304 Project Costs $ 1,496,721 Contingency (15%) $ 2,092,696 Total $ 17,540,720 Gross Square Footage 39,688

5 Stillwater County Parking Requirements based on No. 2 Space Functions Staff (Includes 'future' hires next 3 years) County Departments Commissioners 5 Finance 3 Clerk & Recorder 5 Treasurer 5 County Assessor 3 MSU Extension 3 GIS 1 DES 1 Fire Warden 1 Planning 2 Economic Develop 1 Environ Health 2 Superintendent 1 Public Health 7 Facility Manager 1 Space Program Sq. Footage Parking Recommended Sub Total (1) 41 21, Law & Justice Sheriff 11 County Attorney 4 District Judge 3 Justice of Peace 3 Clerk of Court 2 Alternatives 1 Adult Probation 2 Youth Probation 1 Victim Witness 2 Sub Total (1) 29 19, Courtrooms Spectator Seating - District 130 Spectator Seating - Justice 33 Sub Total (2) 163 2, Total Employees 70 Total Court Rm Spectators 163 Total Buildinng Square Footage 43,722 Total Parking 170 City Of Billings Parking Standards: (1) B-Occupancy (Courthouse)=One (one) Parking space per three hundred (300) square feet of floor area. (2) A-Occupancy (Courtroom); 1 Parking space per 65 square feet of floor area, or 1 parking space per one hundred (100) linear inches of gallery seating.

6 STILLWATER SITE COMPARISONS January 13, 2015 This report considers five (5) options identified by the planning process for consideration in determining the best long term option for providing additional county office space for county services. These options are: 1. Remodel Old Hospital into County Offices 2. Remodel the Existing Courthouse 3. New County Complex On a New Site 4. New Law and Justice Center On a new site 5. New Law and Justice Complex On the Existing Courthouse Site This report reviews each option and then looks at the advantages and disadvantages of each option. Costs relative to each item are contained in an accompanying spreadsheet. Option 1: Remodel Old Hospital into County Offices When the Old Hospital became available, the County considered this building as an economical opportunity to address the County s shortage of office spaces for county services and at the same time be able to provide better accessibility for the general public by consolidating offices into one location. The County currently owns the building the County Attorney is located in and leases office space for the District Court offices, in addition to the existing County Courthouse. These outlying offices are expensive to maintain and operate, in addition to being inconvenient for the public, as well as county employees. The Old Hospital provides the County an opportunity to consolidate offices, as well as make public access to County services more efficient and handicapped accessible. The Planning Department has already been relocated to the basement of the Old Hospital, eliminating one of the counties leased office spaces. The current plan developed for the Old Hospital will bring all County services into this facility except for the following: 1. Sheriff, 2. County Attorney, 3. Youth & Adult Probation, 4. Alternative Services, and 5. District Court offices (The District Courtroom is planned to be located in the Old Hospital). With the exception of the District Court offices, these other services all associated with the Sheriff s department will all remain housed in the existing County Courthouse. As the cost for leasing the District Court offices is shared equally by three counties, it will remain at the current location. Limited remodeling in the Page 1 of 6

7 existing County Courthouse building will be necessary to accommodate those remaining functions that will be concentrated on the first floor eliminating the need for major remodeling throughout the building. The planned approach for remodeling the Old Hospital is to completely remove all interior finishes, including all non-bearing walls, plumbing, electrical, and mechanical systems. This approach will allow for new electrical, mechanical, and plumbing systems to be installed, as well as a code compliant thermal envelope and all new interior finishes. Other than the structure itself, the county will essentially have a new building. Exterior finishes and reroofing are also anticipated. The portion of the building designed for District Court services will require extensive structural modifications, in order to allow for the larger clear span space required for a court room; which also requires higher ceilings. A small addition to the Old Hospital will be necessary to accommodate required auxiliary spaces for District Court Services: 1. A secure sally port for prisoner transfer, 2. Holding cells to retain individuals during trial, and 3. Judges chambers, adjacent to the court room. The primary advantage of this option is the initial cost, which is significantly less than any of the other options for consolidating County services. The Old Hospital is also in close proximity to the existing courthouse. The primary disadvantage is that some County services and offices will still occupy a portion of the existing Courthouse, which has experienced significant differential structural settlement over the years. The Courthouse is a masonry building that is not handicapped compliant, and does not comply with current building and energy codes or life safety requirements. Any major remodeling in this building that involves multiple floors will trigger the requirement to bring the entire building up to current building codes. The intent is to renovate the first floor and to block off the upper floors to the public; the upper floors will be used for file storage. In addition to the settling issue, the space utilization in this building is less efficient due to the number of interior masonry bearing walls (vaults) which will need to be worked around. The plan is to utilize the first floor only, eliminating the need to bring the upper floors into code compliancy. This Option will also require the renovation of the first floor of the courthouse to accommodate the functions listed above that are to remain in the courthouse. Page 2 of 6

8 Option 2: Remodel the Existing Courthouse Remodeling and renovating the existing Courthouse has been the subject of much conversation over time, which in the end has always resulted in the same conclusion a significant amount of work will be required to stabilize the differential structural movement and to bring the building into handicapped and building code compliance before doing anything to improve the functionality of the offices housed in the Courthouse. Additionally, there is not enough space in the Courthouse to adequately accommodate the services currently housed there, let alone consolidate the current outlying offices. Additional office space will be required over and above the existing satellite offices to satisfy the space program requirements current needs. If this option is selected additional county office space will be required somewhere in the community. The Courthouse is a very stately government building the most significant building in the community that should be maintained and utilized. A major remodeling of the entire building will be less expensive on a square foot basis than a partial remodeling (all things being equal) because of how the two remodeling projects would be approached complete demolition of interior finishes and systems vs. a piecemeal approach. The primary advantage of this option is that it will fully utilize a very substantial and stately public building located in the heart of the community. Although more expensive that other options a case can be made for investing in this historic structure. Structural stabilization efforts over the years appear to have slowed the differential settlement in recent years. New stabilization techniques are now available that can further mitigate the differential settlement at lower costs than possible with previously available systems. Further structural investigation will be required to determine the best approach to continued stabilization efforts. The primary disadvantage to this option is the need for additional structural stabilization. Building Codes will require the addition of a second exit from the upper floors, a handicapped elevator, handicapped toilets, and ADA modifications throughout to make the building handicapped compliant will also be required. In addition, the electrical, mechanical, and plumbing systems should be completely replaced and made compliant with current codes and standards; similar to the approach proposed for the Old Hospital. As the Courthouse is a bearing masonry building, this drastically limits the flexibility to relocate interior walls; there will always be under-utilized spaces throughout the building because of the existing masonry bearing walls and the central lobby on each floor. This building is fully occupied, making remodeling more of a challenge for both the contractors and the Page 3 of 6

9 occupants, which generally equates into more expensive and time-consuming construction. It should also be noted that more space is required than is available in this building and additional construction will be required somewhere. Option 3: New County Complex On a New Site This option is included in order to understand the costs of a complete new County facility, and to be able to compare its costs to other options being considered. The assumption is that remodeling is less expensive than new construction; however at some point new construction makes more sense especially when considering all associated costs over the life of the building. The County services contained in a new facility are identified in the space program, and is anticipated to be organized in two separate wings a wing for Law and Justice and a wing for all other County services. Site requirements for this option are to identify a new site close or adjacent to the town boundaries where city utilities will be available. The site also needs good accessibility from the freeway for law enforcement. For long range planning purposes, the site needs to be large enough to accommodate future growth. This being said, a site of 6 8 acres should be planned and budgeted for as a minimum; 10 acres is preferred. The primary advantage is that the County will have all new facilities, built to current building code requirements including energy standards and handicapped requirements. The life cycle costing of this option will be the least cost of all the options. Life cycle costing is an important factor to consider, and it often outweighs the higher first costs as compared to other options. The primary disadvantage is that this option will have the highest initial cost and will require the acquisition of a new site with higher site development costs than utilizing an existing previously developed site within the city limits. If this option is selected the existing courthouse will have to be repurposed; associated costs for repurposing have not been considered in this comparison. Option #4: New Law and Justice Center on a new site In order to provide the necessary space for all essential County services, this option explores developing a stand-alone Law and Justice Center on a new site. This facility will house District Court and all ancillary services associated with District Court including Judges chambers, Justice Court and chambers, Clerk of Court(s), County Page 4 of 6

10 Attorney s office and the Sheriff s Department. Also contained in this facility will be offices for Victim/Witness Protection, Youth Probation and Adult Probation. Site requirements discussed under Option #3 are considered to be the same for this option (6 8 acres). For long range planning purposes, the site needs to be large enough to accommodate future growth, which should include eventually moving all County services to this site. The primary advantage of this option is that it allows the spaces and departments with the most specific space requirements to be housed in new construction. The primary disadvantage is the added cost of purchasing and developing a new site along with the need to remodel existing facilities (Courthouse or old hospital) to properly house remaining County services. Option #4 needs to be combined with Options #1 or #2 to provide the necessary office space the county currently needs. Option #5: New Law and Justice Complex On the Existing Courthouse Site This option will house all the same services as the previous option, except for offices and services related to: Victim/Witness Protection, Youth Probation, Alternatives, and Adult Probation that will be housed in the existing (adjacent) County Courthouse. A new Law and Justice Center located on the existing Courthouse site is anticipated to be a two story structure with a stair and elevator tower that serves all floors of the existing courthouse. This addition can be located on the north or west side of the Courthouse and be connected to the existing Courthouse by way of a common circulation core. This option will keep all County services on the same site and provide one point of delivery for County services. The primary advantage is that life-safety and handicapped accessibility can be more cost efficiently addressed in new construction than in the existing building. The addition can house stairs, elevator, and toilets in a central location convenient to both the new and existing. The courts and Law enforcement both have very specific space and security requirements that are best accommodated in new construction. The primary disadvantage is the existing Courthouse is experiencing differential structural movement previously discussed that will need to be resolved. Also, parking will continue to be an issue when high visibility court cases are in session. Page 5 of 6

11 Summary The five (5) Options listed above can be summarized into four (4) s, as only Option #3 (New County Complex on new Site) completely addresses the Space Program requirements, by itself, and without any other Options necessary to meet those requirements. #1: Remodel Old Hospital (Option #1) plus Limited Remodeling of 1 st Floor Existing Courthouse. #2: Complete existing Courthouse Remodel (Option #2) plus New Law & Justice Facility on existing site (Option #5) #3: Complete existing Courthouse Remodel (Option #2) plus New Law & Justice Facility on new site (Option #4) #4: Complete New County Facilities on new site (Option #3) Page 6 of 6