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HomeMy WebLinkAboutIR 7679 INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 To the Mayor and Members of the City Council February 2, 1993 uVt5 4 rexi".10. Subject: LIBRARY EXPANSION ALTERNATIVES 'Oil BACKGROUND: In February of 1992, Growald Architects was retained by the City Council to design a ground floor shell structure to cover the underground library site, to allow for future expansion of the library utilizing the shell structure and to prevent storm water from entering the existing library. A budget was prepared and Growald Architects was told that all of the work would have to stay within that budget. Since then elements have been added and deleted and the planned appearance has gone through several changes; however, Growald Architects' goal of staying within the budget has not changed. At the present time Phases I and II are under contract. Phase III is scheduled to be advertised in February 1993. The contract costs for the first two phases are below the original budget, thereby providing some flexibility which can be used to reduce future costs or to add durability to the structure. A summary of the current budget is as follows: Phase I (Actual Contract Price) $ 298,000.00 Phase II (Actual Contract Price) $1,921,000.00 Asbestos Abatement (Actual Contract Price) $ 99,000-00 Pending Change Orders for Phases I and II $ 95,000-00 Phase III ?Estimate) $2,769,000-00 Phase IV (Estimate) $ 609,000-00 Cable TV Equipment $ 500,000-00 Engineering, Management, and Testing $ 945,000-00 Construction Contingencies $ 140,000.00 Estimated Available for Enhancements $ 196,000-00 Total Project Budget $7,572,000.00 The source of these funds are as follows: Library Bonds $5,002,000-00 Street Bonds $ 500,000-00 Cable TV Funds $1,700,000-00 Lamar Street Closure Funds $ 370,000.00 Total Funds Available $7,572,000-00 Although the City received very good bids on Phase I and Phase II, the latest estimate for Phase III has increased by about $350,000. That leaves about $196,000 available for enhancements to the project while retaining a contingency of $140,000. The City Council should recognize that there is some danger in expending these uncommitted funds prior to receiving bids on Phase III. A bit of information pertinent to this discussion is the following estimated amount of space available on each floor of the planned library structure: OFFICIAL RECORD CITY SECRETARY FT. WORTH, TEX. LISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No- 7679 to)? To the Mayor and Members of the City Council February 2, 1993 10 Page 3 of 10 A arEXPy Subject: LIBRARY EXPANSION ALTERNATIVES 2. Centralized support services and headquarters are necessary for a library system. 3. Although continuing advances in the electronic delivery of information reduces the space needed for storage, new technology adds to and creates the need for additional space to house the technology and to seat new users. There will be a transfer of much information to new formats (video cassettes, compact discs, computerized data bases, etc.) , but the need for printed material will continue for the foreseeable future for materials such as popular reading, children's books, art prints, etc. and as the cheapest, most convenient method of individual distribution. 4. Although a branch library may be able to stock a variety of materials, a central facility is necessary to provide a depth of materials unavailable in any single branch library due to the limited space available at the branch sites. By having a fully stocked central library, branch libraries can draw from the central library .to meet local needs and user demands. In summary, the needs and projections included in the 1982 study have not diminished, but have been proven quite accurate. Throughout the design of any building a series of alternatives are considered, decisions are made and the design proceeds. Most of those decisions are made by the designer in the normal course of design. The larger decisions are brought to the owner. The Library Expansion project was no different. During the course of the design several items were brought to the attention of the City staff for consideration. On some occasions, the City Council was involved, such as the decision on the facade. During the early stages of this project, the budget was expected to be extremely tight and some of the more costly alternatives were rejected by staff to be sure that we remained within the budget. Since we have received very favorable bids on the he first two bid packages, it seemed prudent that some of those decisions should be revisited. City staff began requesting updated information on some of those alternatives shortly after the bids on the second bid package were received. During the City Council meeting of December 15, 1992, several members of the City Council indicated that they wanted to be involved with making the decisions on some of the major items. The following is a detailed listing of decision packages including an explanation of the decision package, actual or estimated project costs, and recommendations: OFFICIAL RECORD opl, CITY SECRETARY FT-8 WORTH, TEX. '- ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. -7 A-7 9 ���foar�A To the Mayor and Members of the City Council February 2, 1993 0 Page 4 of 10 NE X Subject: LIBRARY EXPANSION ALTERNATIVES 1. Install Fire Protection (Sprinkler) System in the Entire Ground Floor Area Estimated Cost: $85,800.00 now (incl heating) , no delay Incl : Sprinkler $50,000.00 Heating $22,000.00 General OHD $ 7,200.00 Architectural $ 5,000.00 Testing $ 800.00 Staff $ 800.00 $60,000.00 During Finish out Discussion: Under Phase II, the contractor will install the main feeder line to the building from the water mains for servicing the fire protection system for the ultimate building. The fire protection system will. be installed for the present occupied area. The fire protection system will be added for each area as it is finished and occupied. Since the unoccupied area will not have a 001�1 functioning fire protection system, that area will not be usable for any purpose whatsoever. In fact, any use would be a violation of the fire code. If the system is installed in the shell area now, the area can be used for storage and have limited personnel access. Most importantly, an added measure of safety would be provided to the library. The area would have to be heated with space heaters to prevent freezing of the lines. The capital cost of heating this space is included in the estimated cost. The operating cost for the heating is estimated to be $14,000.00 per year and would have to be added to the Library' s budget. Other alternatives, such as a convertible dry system and antifreeze, are being considered for freeze protection. This change can be made by change order to the existing contract with no increase in contract time. Recommendation: Staff strongly recommends that the distribution system be added to provide a functional fire prevention system in the incomplete areas and that a minimal heating system or other freeze protection system, be added to prevent freezing of the lines. OFFICIAL RECORD Ciff SECRETARY L ff. wORTI, ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 February 2, 1993 tea, f0pl,� To the Mayor and Members of the City Council "'y 11 Page 5 of 10 Subject: LIBRARY EXPANSION ALTERNATIVES -2A. Increase Column Strength Sufficient to Install Second Floor Estimated Cost: $34,900.00 now, one (1) month delay Incl : Steel $27,600.00 General OHD $ 2,800.00 Architectural $ 2,100-00 Testing $ 300-00 Staff $ 300.00 Const. Mgr. $ 1,800.00 $108,000.00 After initial construction but before finish out Discussion: The current column design is only sufficient to carry the load of the roof structure. The design anticipates that the columns will be strengthened by plating when additional floors are added. This alternative would provide columns of sufficient strength to construct the second floor without additional strengthening of the columns. Addition of the third and subsequent floors would still require plating of the columns, however. If the columns are strengthened when the second floor is installed, the columns will have to plated and modified to accept the beams. Assuming this is done when the first floor is finished out, there would be no disruption to the library operation. The cost to plate the columns will be greater than increasing the strength now. Recommendation: If the City Council wishes to provide for the load of the second floor only now with no provision for floors above the second floor in the future, this is the alternative to select. OFF IC IA RECORD C[N SECRETARY woRT# r -ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 top,* To the Mayor and Members of the City Council February 2, 1993 Page 6 of 10 Z5 ex Subject: LIBRARY EXPANSION ALTERNATIVES 2B. Increase Column Strength Sufficient To Install Second Floor and Increase Column Caps Sufficient to Allow Ultimate Expansion Estimated Cost: $78,300.00 now, one (1) month delay Incl : Steel $61,800.00 General OHD $ 6,200-00 Architectural $ 4,800.00 Testing $ 700.00 Staff $ 700.00 Const. Mgr. $ 4, 100.00 $200,000.00 After initial construction but before finish out Discussion: This is the same as Alternative 2A except, the column caps (the portion of the columns within the roof truss area) are increased in size to allow transmission of the full allowable load through the roof truss area without the need for any future increases in strength of this portion of the column. The portion of the column below the cap would still require plating if any floors above the second floor are to be added. That plating will have to be done during finish out of the plaza (ground) level to avoid disruption of library operations. Recommendation: If the City Council wishes to provide for the load of the second floor only now but to allow for ultimate future expansion, this is the alternative to select. OFFICIAL RECORD C CITY E ITY SECRETARY FTW 0 T WOR TH Try —ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 To the Mayor and Members of the City Council February 2, 1993 Subject: Page 7 of 10 vs LIBRARY EXPANSION ALTERNATIVES 3A. Increase Column Sizes to Support a Second and Third Floor at Library Loads Estimated Cost: $79,500.00 now, two (2) month delay Incl : Direct cost $ 64, 100.00 General OHD $ 5,000.00 Architect $ 4,800.00 Testing $ 700.00 Staff $ 700.00 Const. Manager $ 4,200.00 $200,000.00 After initial construction but before finish out Discussion: The Phase II contract could be changed to substitute the light columns with larger columns designed to support the future second floor and provide strength for addition of the third floor and new roof above the Phase II roof. 00", Under the present plan, addition of the third floor will require the plating of the interior columns. The third floor would be installed over the roof system so that the roof continues to protect against infiltration into the ground or basement levels during construction. Library operations on the first and second floors would probably have to be relocated during the plating of the columns. By increasing the column dimensions and installing a cap plate for extension of the columns through the roof at this time, strengthening or replacement of the columns would not be necessary. This would allow the ground and second floors to remain in use during the construction of the third floor and avoid reworking the finishes. Recommendation: If the City Council wishes to provide for the load of the second floor and third floors only now with no provision for floors above the third floor in the future, this is the alternative to select. OFFICIAL RECORD CITY SECRETARY 0 THI TEX. F1. WORTH, TEX. -ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 February 2, 1993 To the Mayor and Members of the City Council Page 8 of 10 U%= Subject: LIBRARY EXPANSION ALTERNATIVES 3B. Increase Column Strength Sufficient To Install Second and Third Floors and Increase Column Caps Sufficient to Allow Ultimate Expansion Estimated Cost: $114,500.00 now, two (2) month delay Incl : Direct cost $ 90,500.00 General OHD $ 9,000.00 Architect $ 7,000.00 Testing $ 1,000.00 Staff $ 1,000-00 Const. Manager $ 6,000-00 $288,000.00 After initial construction but before finish out Discussion: This is the same as Alternative 3A except the column caps (the portion of the columns within the roof truss area) are increased in size to allow transmission of the full allowable load through the roof truss area without the need for any future increases in strength of this portion of the column. The portion of the column below the cap 0010, would still require plating if any floors above the third floor are to be added. That plating will have to be done during finish out of the plaza (ground) level to avoid disruption of library operations. Recommendation: If the City Council wishes to provide for the load of the second and third floors only now but to allow for ultimate future expansion, this is the alternative to select. OFFICIAL RECORD op", CITY SECRETARY LET. WORTH, TEX. -ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 -e- .Z. To the Mayor and Members of the City Council February 2, 1993 Page 9 of 10 Subject: �p'E��f}/{(O�,}�R{_1,�� rtxp� L IBRARY EXPANSION ALTERNATIVES 4. Increase Column Sizes to Support Ultimate Expansion Estimated Cost: $223,100.00 now, four (4) months delay Incl : Direct cost $178,100.00 General OHD $ 16,000.00 Architect $ 13,600.00 Testing $ 1,900.00 Staff $ 1 ,900.00 Const. Mgr. $ 11,600.00 $360,000.00 After initial construction but before finish out Discussion: The Phase II contract can be changed to install larger columns designed to support the entire seven floors capable of being supported by the existing foundation and provide for addition of the third floor over the roof. Under the present plan, addition of the seven floors will require the replacement or major plating of the interior columns. The third floor would be installed over the roof system so that the roof continues to protect against infiltration into the ground or basement levels during construction. Additional floors would then be added to bring the building to its ultimate capacity. Library operations on the first and second floors would be greatly disrupted during the plating or replacement of the columns. This change would allow the library to finish out the ground and second floors without the possibility of completely abandoning the area during future expansions. The additional cost would be largely recouped by avoiding the removal of the interior finishes to reinforce the columns. Recommendation: If the City Council wishes to provide for ultimate future expansion, this is the alternative to select; however, it should be noted that this alternative exceeds our present budget. OFFICIAL RECORD "` CITY CITY SECRETARY T. WO Ta OFFICIAL WORTH, TEX. -ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7679 Fe bruary 2, 1993 J11,W To the Mayor and Members of the City Council Page 10 of 10 �brttiokT � x Subject: LIBRARY EXPANSION ALTERNATIVES 5. Install Second Floor Estimated Cost: Floor Structure $847,000.00 Now, six (6) month delay $910,000.00 After initial construction but before finish out Add Column Costs Column Capacity Phase II Before Finish Out 2A 2nd floor $ 34,900.00 $ 108,000.00 2B 2nd floor+caps $ 78,300.00 $ 200,000.00 3A 3d floor $ 79,500.00 $ 200,000.00 3B 3d floor+caps $ 114,500.00 $ 288,000-00 4 7 floors $ 223,100.00 $ 360,000-00 (One of the three column options must be added to show the full cost of adding the second floor. Delay in column option would be included in second floor design and procurement delay) Discussion: . Under the present plan, the second floor would be installed as the ground floor is finished. The structural steel and op concrete deck would be installed after the building shell is complete, thereby making the construction more costly due to limited working area. The Phase II contractor could install the second floor. However the cost of the second floor may exceed 25% of the Phase II contract making it legally impossible to accomplish under a change order. It may be possible to purchase the structural steel for erection by the Phase II contractor. Change to Phase II Contract would delay project while the structural steel , stairs, ventilation, fire protection systems are designed. The disruption would delay Phase III and the Cable TV Studio construction. Please note that the difference between the estimate to construct the second floor now and the estimate to construct it later is less than 7.50. That is an amount easily recouped through competitive bidding. Recommendation: Install the second floor later by separate contract but before the ground floor area is finished out for the library. Attached is a tabular summary of each of the alternatives listed above. Obviously, other alternatives could be discussed by the City Council . If the City Council needs additional information, staff will provide upon request. 000, OFFICIAL RECORD CITY E Bob Terrell CITY SECRETARY City Manager T. WO H L FT WORTH, TOL ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS ' ~ Informal Report to City Council 7678 OP16 | | | Alternative Description Present Cost Future Cost Time Delay | | | ( l Dice Protection with freeze protection 85,800 60,000 ouoo | | | | | | | | 28 Columns to support second floor 34'900 108,000 l month | | | | 2B Columns to support 2nd tlVnc + caps 78,300 200,000 l month � | | | 3& Columns to support 3rd floor 79,500 200,000 2 months | | | | 38 Columns to support 3rd floor f nays I14,500 288,000 2 months | | | | 4 Columns to support ? floors 223,100 360,000 4 months | | | | 5 install 2nd Floor in sbo\\ condition 847.000 910,000 6 months � � Plus Columns Plus Columns | I LOFFICIAL RECORU C" SECR Cffy SECRETARY M. r _ ��