HomeMy WebLinkAboutIR 7670 INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7670
w,,nttnro
~EIORIK.
To the Mayor and Members of the City Council January 05, 1993
Subject: LIBRARY EXPANSION ALTERNATIVES
e:s
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 structure. 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 flexibility
which can be used to reduce future costs or add durability to the structure.
A summary of the current budget is as follows:
Engineering, Management, and Testing $ 945,000.00
Phase I (Actual Contract Pricey $ 298,000.00
Phase II (Actual Contract Price) $1,921,000.00
Phase III (Estimate) $2,458,000.00
Phase IV (Estimate) $ 609,000.00
Cable TV Equipment $ 500,000.00
Construction Contingencies (2.6%) $ 140,000.00
Enhancements S 570,000.00
Total Project Budget $7,441,000.00
As can be seen, due to receiving very good bids on the first two bid
packages, the City currently has an estimated $570,000.00 available for
enhancements to the project while retaining a contingency of $140,000.00 or
2.6% of the Phase I through IV construction budget for bids on Phases III or
IV and for change orders during construction. There is some danger in
expending the uncommitted funds prior to receiving bids on Phase III.
pFEICiA. RECORD
CITY SECRETARY
ET. WORT!d, TEX.
ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS ----
INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7670
.,SITJA,10 January 5, 1993
DoE
so Rr To the Mayor and Members of the City Council Page 2 of 7
LIBRARY EXPANSION ALTERNATIVES
Subject:
A bit of information that seems pertinent to this discussion is the estimated
.amount of space available on each floor of the planned library structure.
The following is a listing by floor:
AVAILABLE FLOOR AREA
INCREMENTAL CUMULATIVE
LIBRARY LIBRARY
FLOOR AREA-(sf) AREA-(sfl
Basement 99,100 99,100
Ground Floor (Library)
Present Library 18,100
Phase III Addition 7,300
Future Library 46,600
72,000 72,000 171,100
Ground Floor (Other)
Cable TV Studio 11,500
Retail Area 8,200
Mechanical & Parking 7,300
27,000 0 171,100
Second Floor 45,200 216,300
Third Floor 36,500 252,800
Fourth Floor 36,500 289,300
Firth Floor 36,500 325,800
Sixth Floor 36,500 362,300
Seventh Floor 36,500 398,800
The Council should note that by adding the Ground and Second Floor, the total
area available for Library use is increased by 99,100 square feet.
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 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 packagi-
explanation of the decision package, actual or estimated prv4=
recommendations: M-FICINstRECAUN
0
CITY SECRETARY
'-ISSUED BY THE CITY MANAGER TJEXE S
f V I M"11,
INFORMAL REPORT TO CITY COUNCIL MEMBERS No. Zf279
.1P1fA,* January 5, 1993
roc fORT,`� To the Mayor and Members of the City Council Page 3 of 7
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 they are
finished and occupied. Since the unoccupied area will not have a
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. Additionally, 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
C101 SECRETARY
FT. WORTH, TEX.
LISSUED BY THE CITY MANAGER FORT WORTH, TEXAS
INFORMAL REPORT TO CITY COUNCIL MEMBERS No.7670
�,,p T;,�f January 5, 1993
ESORr�o To the Mayor and Members of the City Council Page 4 of ?
ti
Subject: LIBRARY EXPANSION ALTERNATIVES
rsT�
2A. Increase Column Strength Sufficient to Install Second Floor
Estimated Cost: $9,500.00 now, no delay
Incl: Steel $8,000.00
General OHD $ 800.00
Architectural $ 500.00
Testing $ 100.00
Staff $ 100.00
$108,000.00 Before Finish out
Discussion: The current column design is only sufficient to carry the
load of the roof structure. The design anticipated that the columns
would be strengthened by plating when additional floors are added. The
structural engineer has determined that increasing the grade of steel
used in the columns will provide sufficient additional structural
strength to allow the construction of the second floor at library loads
without any additional plating of the columns. Addition of the third
and subsequent floors would still require plating of the columns,
however.
The grade of the steel can be increased by change order to the second
contract with no increase in contract time.
If the columns were strengthened when the second floor is installed,
the columns would have to plated and modified to accept the beams.
Assuming this is done when the first floor is finished out, there would
be no additional disruption to the library operation. The cost to
plate the columns would be significantly greater than increasing the
steel strength.
Recommendation: If alternative 2B or 2C is not selected, Staff
recommends that this Alternative be approved.
OtICIAI. RECDRII
o^I CITY SECRETARY
.
W ORTH, TEL
ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS-- --
INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7670
, $'Ryfgf January 5, 1993
001k 'bOoRpo To the Mayor and Members of the City Council Page 5 of 7
0
Subject: LIBRARY EXPANSION ALTERNATIVES
2B. Increase Column Sizes to Support a Second and Third Floor at Library
Loads
Estimated Cost: $117,200.00 now, 2 month delay
Incl: Direct cost $100,000.00
General OHD $ 10,000.00
Architect $ 5,000.00
Testing $ 1,100.00
Staff $ 1,100.00
$200,000.00 before finish out
Discussion: The Phase II contract could be changed to replace 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.
Under the present plan, addition of the third floor 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.
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 Alternate 2C is not selected, Staff recommends that
this Alternative be adopted.
OFFICIAL RECORD
CO SECRETARY
FT. WDIRTK, TEX.
ISSUED BY THE CITY MANAGER FORT WORTH.TEXAS
INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7670
January 5, 1993
Ile S 0�J? To the Mayor and Members of the City Council
'bi 0 Page 6 of 7
uwti
ivxpz- Subject: LIBRARY EXPANSION ALTERNATIVES
-2c. Increase Column Sizes to Support Ultimate Expansion
Estimated Cost: $227,200.00 now, 4 month delay
Incl; Direct cost $200,000.00
General OHD $ 20,000.00
Architect $ 5,000.00
Testing $ 11100.00
Staff $ 1,100.00
$360,000.00 Before finish out
Discussion: 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.
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 of the columns.
The proposed 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: Staff recommends installing the larger columns to
support the ultimate capacity of the library.
I TY SECRETARY
W0RT8* TU.
'-ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS
INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7670..___
, RrsA January 5, 1.993
�Q00Pi"a p To the Mayor and Members of the City Council Page 7 of 7
#_ i�
c;s � s
x�`' Subject. LIBRARY EXPANSION ALTERNATIVES
Q3
3. Install Second Floor
Estimated Cost:
Floor Structure $847,000.00 now, 6 month delay
$910,000.00 before finish out
Add Column Costs
Column Capacity Phase II Before Finish Out
2A 2nd floor $ 9,500.00 $108,000.00
2B 3d floor $117,200.00 $200,000.00
2C 7 floors $227,200.00 $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
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
7.5%. 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 items listed above. Obviously,
other items could be discussed if the City Council wishes. If the City
Council needs additional information, s aff will attempt to provide it upon
request.
an
ob Ter r 1 of SO,
ty Ma ager Y
��►
ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS
+J11 ;i�l�fP T Lo to N
0 0 0 0 0
4J 0 0 0 0 0I=
0 0 0 0 0 c
CJ 0 0 0 0 0 r-1
0 0 0 0 00
0 CD 0 0 0
0 0 H U)
u H N cti rn
t1t th to- W.W
0 N o 0 0 0 0
ro U 0 0 0 0 0 rOi
co to cv N 00
•U
> N co rNV *t Lo
H 4) rA
Wu} sh ttr crr v> W
.Q
rt)
U
>1 O �4 rt3
tt< o A O N 4J tr 4-) 41 H 4) 0
-ri td •rj P ri p to 9
O H-H Si 0 ?r 1-4 4} 4J rtf
0 t. H too r-I p0 0040 Oto
•r1 ter-+ its 4J ri r-I (0 td 44 04(v U 0 it 4) ri t)
944 to 4) a 44 0 4J ri m -,4 r[ p to 0 li
A
-4 9 O fu .Q to -ri U to ¢+ to to A 4i i•► W O Q-ri
d-) :3 N —4 4-) $4 b O 0 -r1 0 •ri *4-r1 4-I
fu 4} O 0 N O 4) -r1 4j to (L) r1 b N 4) 0 ,q
x tU 0 0 ? )-I O 0 U ro 9 0 > .Q-r1 tT
W •r1 U (d N r°-I U 3 0 -ri 4) O •
to 4-) W tU 0 r, ri y r[-r-I U! U r l S-t r4
?r & 044 9 00 H4-) H 04J 4-t O 0 to
$4 0 4) 4.1 id 10 -ri I~ r-1-r-I (d S-t 0 ri ra O W
to 9 (a 41 .Q O W 3-r1 to 4J 04 4-4 U � ri 0 r•1 rte 0
$4 0 mU) toto0 400 m 0•r1 r-I tUN44 � 0
A O ?t I~ 0 U ri V td 0 to O to 0 44 0 r, r-I-r1
fi 4) 4) ON O r--1 41 PH 0 4-) A •r1 U CO r-I 2 04.)
a -a c0r � 0 O 4) a 0 a, r-1 0 0 Oro to >~ 9 U
4l O r•1 r-1 41 4}-ri Q) () w O to--1 O 4) r. 4) O H 4)
H O ttf 0 015 CO M 4-t P N 1 ri r-I M 0 M -r1 4J U iJ
tv U -rI 4) U U 9 i-I•r1 d-► 44 tti 0 r. 0 Vi 4} 0
�4 to 1~ 41 p 0 0 to 2i p tr O U :% (d V P p to M
4J 4) V U td w 4) 0 b O r-I b 0 r-1 ;l :3 0 -4 10 04
G -r1 4) 0 4 V O r-1 td 0 P Q 0 O � 044 0 td r-I 4)
• •ri V N r1 4) 0 9 U-H ri O U a IO r4 )..1 r-I r-I 0
U `� O r. 4) k m O 4) 3 t.. 40 •r.1 V )-t W 0 CU r-1 P
A M V tr (1) 4-I•ri U V 0-ri ri P +f U U! )-I 0-H 0 4J V (U•ri O
0 w td P 0 44 to rr >, 0 4) to O v :3 3 44 b t3 troe 4J 44 to
•r1 V $4 Fi 4 r-'1 4.1 U-r•1 rO 4) O (•r i 0 O � 0 N 4)
+s 4) 10 0 -r1 0 4) 4J 4) (U-r1 P >~ .0 W >•r-I W to 0 �4-r1 U
U $4 4 V 0 ,0 tr.O rO $4 M b V X td X $4 04 U •I-► •r1 0 U
0•ri .N M (1)-,.I V O V 0 0 0 (1) r-1 W 4) td O R3 4) N $4 0 to
4-a W 4 V 0 � 0 04 '0 tr O r. 0 0 0 to 0 to -r1
0 O N 4s IV 01 14 to r-I = go N H 4) V-ri V ?i
m r-I U) 0 U 0 d-) U! U) V rZ4 ri 0 -ri iJ r-I tU 44 r-I r-1 N U b b
a, r1 44 >I-4-rI M (t) O '.1" r1 U U 4) (a r-I 4 r-I r-1 td to 4) rI •�•
to N 44 44 U) (1) 0 0 fO td O It }•1 Mg td P 9: to rd .0 p 43-ri )-!
4) V (0 V -ri•r1 :3 .O k 04 N V N r-I O -ri 4-) 4) 4J V U 4J td V-ri
t ii to 4) t)) V to to U r-I 4J -ri Ul Q,,V 4.1 U) )-t > w w �•I 0 U Q td
tT -r1 r. $4 M 0 0 N -H Q 0-ri „fy'' Q " 4) Q r-i r. 0 4) Q 9 0 0 IV 4) •V
ON W H rt) '.x ,'F`r 0-H x H U 3e H H 0 M 44 to H 44 Ul H H t14 U 4.4 > N
r-I
4}
O
-r>i
td r4; GCl U
m N N N
9 4-)
td r-1
N M