The Civic Center facility was constructed in 1972. Several functions are located offsite due to the existing facility's constraints. Pursuing a bond measure for a new police facility was incorporated into Council goals.
The Civic Center facility was constructed in 1972. Several functions are located offsite due to the existing facility's constraints. Pursuing a bond measure for a new police facility was incorporated into Council goals.
The Civic Center facility was constructed in 1972. Several functions are located offsite due to the existing facility's constraints. Pursuing a bond measure for a new police facility was incorporated into Council goals.
FROM: ROBERT D. CHANDLER, PH.D., P.E., INTERIM PUBLIC WORKS DIRECTO December 5, 2011 7 (c) SUBJECT: PUBLIC SAFETY FACILITY ALTERNATIVE SITE ANALYSIS FINDINGS ISSUE: To inform Council of the status of the alternative site analysis for the proposed new Public Safety Facility. RECOMMENDATION: Information only. BACKGROUND: The Civic Center facility was constructed in 1972. Over time, government services have outgrown the facility. As a result, several functions are located offsite due to the existing facility's constraints. In addition, the facility is seismically inadequate, especially with respect to standards for emergency response facilities such as the Police Department. As the building ages, concerns have been raised about the facility's energy efficiency and annual operating cost. In 2010, pursuing a bond measure for a new police facility was incorporated into Council goals. Another 2010 Council goal focused on assessing and prioritizing improvements for City facilities to develop a multi-year approach to addressing public infrastructure needs. Sustainable Cities Initiative. For the 2010-11 academic year, the City of Salem was selected by the University of Oregon to participate in its Sustainable Cities Initiative (SCI). SCI is a unique collaboration with faculty and students from a wide range of disciplines. For the Civic Center and Police Facility Options project, architecture students developed options for a new Public Safety Facility located on the Civic Center campus. The City also hired a consultant team of professional architects to support the project by: 1) providing an initial analysis of the site; 2) developing programming requirements for the new Public Safety Facility and the existing Civic Center building; 3) providing professional review of the student work; and 4) synthesizing student output into a preferred alternative and conceptual design. Council Subcommittee Review at Key Milestones. On August 9, 2010, a Council subcommittee was formed to engage in the project at key milestones. The subcommittee includes the Mayor, Councilors Clem and Tesler, and two community members currently representing the Salem Keizer Chamber of Commerce and the Community Policing Advisory Committee. The subcommittee met six times through Public Safety Facility Alternative Site Analysis Findings Council Meeting of December 5, 2011 Page 2 April 20, 2011, to consider whether a new Police Department facility could fit within the existing Civic Center campus. Relying on input from the SCI students and the local design team, the Council subcommittee found the Police Department's needs could feasibly be accommodated with construction of a new facility on the Civic Center campus. The subcommittee also agreed that it would be useful to consider alternative sites for cost comparison with the Civic Center site before proceeding with development of a bond measure to fund the project. The City Council approved a funding request for the alternative site analysis on May 23, 2011. FACTS AND FINDINGS: The intent of the alternative site analysis is to develop cost estimates for three different types of potential sites for the new Public Safety Facility to compare with the costs already developed for the Civic Center site. Staff used the attached list of site selection criteria to develop a list of potentially available sites in Salem (Attachment 1 ). The Council Subcommittee met on August 8, 2011, to consider the list and selected three sites that best fit the selection criteria. The sites selected from the list were intended to serve as the best examples of particular types of sites for the new Public Safety Facility. A more detailed selection process to identify a specific site, including all necessary due diligence and owner negotiations, would be required if an alternative site is pursued. The types of sites selected for comparison to the Civic Center site were an urban redevelopment site (Attachment 2), a bare land site (Attachment 3), and a site with an existing building for retrofit (Attachment 4). A conceptual site plan and cost estimate for each of the three alternative sites along with an analysis of the more intangible benefits and difficulties associated with each one is included in the attachments. The conceptual site plan and estimate for the Civic Center site is also attached (Attachment 5). The Civic Center concept includes seismic upgrades to the existing Civic Center building, renovation of the existing part of the building occupied by Police, and other alterations to the Civic Center campus. For equal comparison between the sites, the $19.4 million cost of these Civic Center improvements was also included in the alternative site cost estimates. The City faces this cost liability at the Civic Center site regardless of the site chosen for the Public Safety Facility. The estimated costs for each site are as follows: Site Urban Redevelopment Site Bare Land Site Existing Site Building Retrofit Civic Center Site Cost 2011 Dollars $55,815,201 $57,070,936 $53,483,581 $60,787,823 Cost estimates for each site include contingency and are presented in current 2011 dollars for comparison. The final cost estimate for the selected site should include the best available estimate of inflation. The primary difference between the Civic Center site and the alternative sites is the underground parking included in the Civic Center concept, which costs about $9 million more than the at-grade parking made possible by JP!TLC: G:\Group\director\Judy\Council201 !\December 5\PublicSafetyFacilityAlternativeSiteAnalysis.doc Public Safety Facility Alternative Site Analysis Findings Council Meeting of December 5, 2011 Page 3 more abundant land area at the alternative sites. However, this difference is partially offset by the land acquisition cost of the alternative sites, which is approximately $4 million. The Council Subcommittee met to discuss the alternative analysis findings on November 1, 2011. In addition to the attached information, the subcommittee also discussed the additional annual operational costs that would arise from moving the Police Department to an offsite location. Operational cost increases would include considerable additional labor and fleet expenses for Police staff travelling back and forth to the Civic Center for court and meetings with other City departments. Other City staff would also require additional travel and fleet expenses to meet with Police at their new facility and there would be an incremental increase in facility maintenance costs for a new remote facility compared to a facility located close to other City buildings. In addition, acquisition of an alternative site would remove it from the property tax rolls and reduce annual property tax revenue. The subcommittee found that the increased operational costs and overall benefit of the central Civic Center site outweighed the increased initial capital cost of construction. At their meeting, the subcommittee recommended that City Council authorize proceeding with final development of the Civic Center site concept for a future bond measure to fund the project. NEXT STEPS: A Council work session will be scheduled in January 2012 for discussion of the alternative site analysis findings. If Council subsequently authorizes continued development of the Civic Center concept for the Public Safety Facility, next steps will include refinement of the conceptual plan, project renderings, update of the cost estimate, and development of a public information program with strategic use of public polling. Completion of these tasks would allow for a potential bond measure to fund the project as soon as 2013. Prepared by: Allen Dannen, P.E., Engineering Program Manager Attachments: 1. Alternative Site Criteria for Selection 2. Urban Redevelopment Site 3. Suburban Bare Land Site 4. Existing Building Retrofit Site 5. Civic Center Site Wards: All November 22, 2011 JPffLC: G:\Group\director\Judy\Counci12011\December 5\PublicSafetyFacilityAlternativeSiteAnalysis.doc ATIACHMENT 1 CITY OF SALEM PUBLIC SAFETY FACILITY ALTERNATIVE SITE CRITERIA FOR SELECTION COUNCIL SUBCOMMITTEE MEETING SITE SIZE 4 TO 10 ACRES BUILDING SIZE APPROX. 75,000 SQUARE FEET (3 STORIES IS OPTIMUM) PARKING NEEDS APPROX. 210 SPACES ACCOMMODATION FOR SECURE FLEET PARKING, PUBLIC AND EMPLOYEES LOCATION GEOGRAPHY- TRAVEL TIME TO CITY HALL/COURT ARTERIAL ACCESS PREFERRED PREPARED BY NOVEMBER 1, 2011 PUBLIC VISIBILITY EMERGENCY RESPONSE FREQUENCY/LOCATION OF CALLS FOR SERVICE NEIGHBORHOOD COMPATIBILITY AND IMPACT TO EXISTING BUSINESS OTHER CONSIDERATIONS PAST USES URBAN RENEWAL/REDEVELOPMENT POTENTIAL REMOVING PROPERTY FROM THE TAX ROLLS PROPERTY UNDER STATE OWNERSHIP ENVIRONMENTAL/PERMITTING ISSUES (I.E. WETLANDS) REUSE OF EXISTING BUILDINGS WITH CBITwo ARCHITEcTs Create. Build. ZGF ZIMMER GUNSUL FRASCA ARCHITECTS UP ATTACHMENT 2 CITY OF SALEM PUBLIC SAFETY FACILITY [URBAN] REDEVELOPMENT SITE NOVEMBER 1, 2011 SUMMARY THE DEVELOPMENT OF A 3-STORY, 74,000-SQUARE FOOT NEW PUBLIC SAFETY FACILITY ALONG WITH ON-GRADE PARKING. THIS SITE WOULD INCLUDE THE ACQUISITION OF PRIVATE PROPERTY AND THE DEMOLITION OF EXISTING BUILDINGS. . . ~ ~ PROS
ON-GRADE PARKING
CONVENIENT LOCATION TO CITY HALL
ALLOWS FOR OPTIMUM SIZE AND SHAPE
GOOD SITE ACCESS CONS TAKES PROPERTY OFF TAX ROLL DISPLACES EXISTING BUSINESS
DEMOLITION COST MULTIPLE SITE ACQUISITION COST HIGHER POTENTIAL FOR HAZARDOUS MATERIAL ABATEMENT : ............................................................................. : PREPARED BY COSTS CONSTRUCTION COSTS TOTAL $46,552,912 MARGIN & ADJUSTMENTS (INCLUDED IN TABLE) GENERAL CONDITIONS BONDS & INSURANCES OVERHEAD & PROFIT PROJECT CONTINGENCY SOFT COSTS 10.0% 2.5% 5.0% 12.0% ARCHITECTURAL/ENGINEERING FEES 10.0% CITY PROJECT MANAGEMENT COST 2.0% PERMIT FEES (ESTIMATED LUMP SUM) $250,000 TESTING AND INSPECTION FEES $400,000 FIXTURES, FURNISHINGS, AND EQUIPMENT 5.0% BOND ISSUANCE EXPENSE 1.5% SOFT COSTS TOTAL $9,262,289 PROJECT TOTAL $55,815,201 (SEE COST BREAKDOWN TABLE ON REVERSE SIDE.) ADJUSTED ESCALATION TO 3Q 2015 COULD BE 8% TO 12% ($4,465,000 TO $6,698,000) WITH CBITwo ARCHITECTS ZGF Create. Build. ZIMMER GUNSUL FRASCA ARCHITECTS LLP [URBAN] REDEVELOPMENT SITE s ~ c o EB IVD,(JI?y ,(JCCf::: 100' 200' 300' sss -- proposed property lines ~ PROJECT GROSS SF COST/SF TOTAL A POLICE HEADQUARTERS A1 ON-G (188 SPACES) 85,250 $16 $1,364,000 A2 3-STORY NEW BUILDING 74,000 $278 $20,572,000 A3 1-STORY SALLY PORT & OVERSIZED VHCL. PARKING 7,500 $135 $1,012,500 8 SITE WORK 81 DEMOLITION 66,850 $16 $1,069,600 82 SITE IMPROVEMENTS (ON-SITE AND OFF-SITE) 49,084 $38 $1,865,192 C1 PURCHASE PRICE (APPROX. 3.6 ACRES) $4,350,000 D CITY HALL UPGRADES D1 SEISMIC UPGRADES (OCCUPANCY CATEGORY 3) $4,637,620 D2 PARKING STRUCTURE SEISMIC UPGRADES $2,428,000 D3 DEMO COUNCIL CHAMBERS AND ATRIUM ROOF 24,500 $40 $980,000 D4 BASEMENT TENANT IMPROVEMENT 27,000 $33 $891,000 D5 FIRST FLOOR TENANT IMPROVEMENT 35,000 $173 $6,055,000 (AT CIVIC CENTER SITE) PROJECT TOTAL $55,815,201 ATTACHMENT 3 CITY llF SALEM PUBLIC SAFETY FACILITY [SUBURBAN] BARE LAND SITE NOVEMBER 1, 2011 SUMMARY THE DEVELOPMENT OF A 2-STORY 74,000 SQUARE FOOT NEW PUBLIC SAFETY FACILITY ALONG WITH ON-GRADE PARKING. THIS SITE WOULD INCLUDE THE ACQUISITION OF PRIVATE PROPERTY. PROS SIMPLEST CONSTRUCTION ON-GRADE PARKING LEAST LIKELY TO NEED ENVIRONMENTAL HAZARD MITIGATION POTENTIAL TO COMBINE WITH OTHER DEVELOPMENTS CONS TAKES PROPERTY OFF TAX ROLL REMOTE FROM CITY HALL SERVICES AND OTHER CITY DEPARTMENTS NOT CENTRALLY LOCATED IN CITY SITE ACQUISITION . . ............................................................................... ~ ~ ~ : ~ ~ ~ ~ ~ ~ ~ . ~ ~ ' : ~ : : ............................................................................. : PREPARED BY COSTS CONSTRUCTION COSTS TOTAL $47,612,604 MARGIN & ADJUSTMENTS (INCLUDED IN TABLE) GENERAL CONDITIONS BONDS & INSURANCES OVERHEAD & PROFIT PROJECT CONTINGENCY SOFT COSTS ARCHITECTURAL/ENGINEERING FEES CITY PROJECT MANAGEMENT COST PERMIT FEES (ESTIMATED LUMP SUM) TESTING AND INSPECTION FEES 10.0% 2.5% 5.0% 12.0% 10.0% 2.0% $250,000 $400,000 FIXTURES, FURNISHINGS, AND EQUIPMENT 5.0% BOND ISSUANCE EXPENSE 1.5% SOFT COSTS TOTAL $9,458,332 PROJECT TOTAL $57,070,936 (SEE COST BREAKDOWN TABLE ON REVERSE SIDE.) ADJUSTED ESCALATION TO 3Q 2015 COULD BE 8% TO 12% ($4,566,000 TO $6,849,000) WITH CBITwo ARCHITECTS ZGF Create. Build. ZIMMER GUNSUl FRASCA ARCHITECTS UP PROJECT GROSS SF COST/SF TOTAL A POLICE HEADQUARTERS PARKING (308 SPACES) 114,394 $16 $1,830,304 A2 2-STORY NEW BUILDING 74,000 $278 $20,572,000 A3 1-STORY SALLY PORT & OVERSIZED VEHICLE PKNG. 7,500 $135 $1,012,500 B SITE WORK 81 DEMOLITION 82 SITE IMPROVEMENTS (ON-SITE AND OFF-SITE) 127,606 $30 $3,828,180 N C1 PURCHASE PRICE (APPROX. 14 ACRES) $4,050,000 D CITY .HALL UPGRADES D1 SEISMIC UPGRADES (OCCUPANCY CATEGORY 3) $4,637,620 D2 PARKING STRUCTURE SEISMIC UPGRADES $2,428,000 D3 DEMO COUNCIL CHAMBERS AND ATRIUM ROOF 24,500 $40 $980,000 D4 BASEMENT TENANT IMPROVEMENT 27,000 $33 $891,000 D5 FIRST FLOOR TENANT IMPROVEMENT 35,000 $173 $6,055,000 CHAMBERS (AT CIVIC CENTER SITE) CONSTRUCTION TOTAL $47,612,604 SOFT COSTS $9,458,332 PROJECT TOTAL $57,070,936 ATTACHMENT 4 CITY OF SALEM PUBLIC SAFETY FACILITY EXISTING BUILDING SITE NOVEMBER 1, 2011 SUMMARY THE DEVELOPMENT OF A TWO-STORY ADDITION OF 44,000 SQUARE FEET TO AN EXISTING ONE-STORY 30,000-SQUARE FOOT BUILDING. THE DEVELOPMENT WOULD ALSO INCLUDE ON-GRADE PARKING. THIS SITE WOULD INCLUDE THE ACQUISITION OF MULTIPLE PROPERTIES AND POSSIBLE DEMOLITION OF SMALLER BUILDINGS. PROS ON-GRADE PARKING GOOD SITE ACCESS MAKES USE OF VACANT EXISTING BUILDING CONS TAKES PROPERTY OFF TAX ROLL QUESTIONABLE EXISTING BUILDING (RETROFIT VS. DEMO/NEW CONSTRUCTION) DISPLACES EXISTING BUSINESSES POOR LOCATION RELATIVE TO CITY HALL COMPLEX SITE ACQUISITION HIGHER POTENTIAL FOR HAZARDOUS MATERIAL ABATEMENT PROPOSED PARKING: ON-GRADE TOTAL PREPARED BY 210 210 COSTS CONSTRUCTION COSTS TOTAL $44,585,300 MARGIN & ADJUSTMENTS (INCLUDED IN TABLE) GENERAL CONDITIONS BONDS & INSURANCES OVERHEAD & PROFIT PROJECT CONTINGENCY SOFT COSTS 10.0% 2.5% 5.0% 12.0% ARCHITECTURAL/ENGINEERING FEES 10.0% CITY PROJECT MANAGEMENT COST 2.0% PERMIT FEES (ESTIMATED LUMP SUM) $250,000 TESTING AND INSPECTION FEES $400,000 FIXTURES, FURNISHINGS, AND EQUIPMENT 5.0% BOND ISSUANCE EXPENSE 1.5% SOFT COSTS TOTAL $8,898,281 PROJECT TOTAL $53,483,581 (SEE COST BREAKDOWN TABLE ON REVERSE SIDE.) ADJUSTED ESCALATION TO 3Q 2015 COULD BE 8% TO 12% ($4,279,000 TO $6,418,000) WITH CBITwo ARCHITECTS ZGF Create. Build. ZIMMER GUNSUL FRASCA ARCHITECTS LLP E& 100' 200' 300' MNN p...cct.SS s\Rt.f"l _.._ proposed property lines PROJECT GROSS SF COST/SF TOTAL A POLICE HEADQUARTERS A2 NEW BUILDING 44,000 $278 $12,232,000 A3 EXISTING BUILDING RENOVATION 30,000 $238 7,140,000 A4 1-STORY SALLY PORT & OVERSIZED VEHICLE PKNG. 7,500 $135 1,012,500 8 81 DEMOLITION 40,000 $16 $640,000 82 SITE IMPROVEMENTS (ON-SITE AND OFF-SITE) 42,340 $42 $1,820,620 c C1 PURCHASE PRICE (APPROX. 4 ACRES) $4,050,000 D HALL UPGRADES D1 SEISMIC UPGRADES (OCCUPANCY CATEGORY 3) $4,637,620 D2 PARKING STRUCTURE SEISMIC UPGRADES $2.428,000 D3 DEMO COUNCIL CHAMBERS AND ATRIUM ROOF 24,500 $40 $980,000 D4 BASEMENT TENANT IMPROVEMENT 27,000 $33 $891,000 D5 FIRST FLOOR TENANT IMPROVEMENT 35,000 $173 $6,055,000 CONSTRUCTION TOTAL $44,585,300 SOFT COSTS $8,898,281 PROJECT TOTAL $53,483,581 ATTACHMENT 5 CITY OF SALEM PUBLIC SAFETY FACILITY CIVIC CENTER SITE NOVEMBER 1, 2011 SUMMARY THE DEVELOPMENT OF A 3-STORY, 74,000 SQUARE FOOT NEW PUBLIC SAFETY FACILITY ALONG WITH A 2-STORY UNDERGROUND PARKING GARAGE. THIS WOULD INCLUDE THE REMOVAL OF THE EXISTING CITY HALL CANOPY, COUNCIL CHAMBERS, AND EXISTING PARKING STRUCTURE. PROS ALLOWS FOR OPTIMUM SIZE AND SHAPE ABILITY TO MITIGATE EXISTING CIVIC CENTER INFRASTRUCTURE COSTS MAINTAINS PROXIMITY TO OTHER CITY DEPARTMENTS CITY OWNS LAND; DOESN'T REMOVE PARCELS FROM CURRENT TAX ROLL MAINTAINS CENTRAL SALEM LOCATION MAXIMIZES USE OF EXISTING CITY PROPERTY CONS INCREASED COSTS ASSOCIATED WITH UNDERGROUND PARKING TO MEET PARKING NEED PROPOSED PARKING: UNDERGROUND POLICE (A1) 255 ON-GRADE TOTAL (NET GAIN OF 108 STALLS) PREPARED BY 102 357 COSTS CONSTRUCTION COSTS TOTAL $50,749,218 MARGIN & ADJUSTMENTS (INCLUDED IN TABLE) GENERAL CONDITIONS BONDS & INSURANCES OVERHEAD & PROFIT PROJECT CONTINGENCY SOFT COSTS 10.0% 2.5% 5.0% 12.0% ARCHITECTURAL/ENGINEERING FEES 10.0% CITY PROJECT MANAGEMENT COST PERMIT FEES (ESTIMATED LUMP SUM) TESTING AND INSPECTION FEES 2.0% $250,000 $400,000 FIXTURES, FURNISHINGS, AND EQUIPMENT 5.0% BOND ISSUANCE EXPENSE 1.5% SOFT COSTS TOTAL $10,038,605 PROJECT TOTAL $60,787,823 (SEE COST BREAKDOWN TABLE ON REVERSE SIDE.) ADJUSTED ESCALATION TO 3Q 2015 COULD BE 8% TO 12% ($4,863,000 TO $7,295,000) WITH CBITwo ARCHITECTS ZGF Create. Build. ZIMMER GUNSUL FRASCA ARCHITECTS UP CIVIC CENTER SITE 100' 200' 300' PROJECT GROSS SF COST/SF TOTAL A POLICE HEADQUARTERS A1 BASEMENT PARKING 101,000 $114 $11,514,000 (255 SPACES, 4 OVERSIZED, SALLY PORT) A2 ABOVE GRADE BUILDING 74,000 $278 $20,572,000 8 .SITE WORK 81 DEMOLITION ($980K CCI ATRIUM+ $1.65M PARKING) $2,630,000 82 SITE IMPROVEMENTS $3,121,598 D CITYH.ALL UPGRADES D1 SEISMIC UPGRADES (OCCUPANCY CATEGORY 3) $4,637,620 D2 BASEMENTTENANTIMPROVEMENT 27,000 $33 $891,000 D3 FIRST FLOOR TENANT IMPROVEMENT 35,000 $173 $6,055,000