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Lansing School District Building Renovation Assessment and Modernization Study September 11, 2014 – Board Meeting
Lansing School District Building Renovation Assessment and Modernization Study September 11, 2014 – Board Meeting

Lansing School District

Building Renovation Assessment and Modernization Study

September 11, 2014 Board Meeting

An Understanding of District Objectives

The Lansing School District seeks to evaluate facilities to assess total probable costs for renovation and/or replacement of existing buildings. Eastern, Otto and Sexton were analyzed for deferred maintenance costs, programmatic opportunities and enhancements / impediments to current educational objectives.

Eastern

1.

Historic / semi-historic context was not considered during the assessment to allow for full fidelity of costs determined.

2.

Fieldhouse was not evaluated in the analysis.

Otto

1.

Assessed in the context of a future use of an alternative and/or middle and elementary school.

2.

Food service preparation was understood to remain in current status.

Sexton

1.

Assessed in the context of current configuration and programmatic requirements.

2.

Newly built track and fields were not assessed in the analysis.

Assessment Areas

 

Building Components Involved in Assessment

Basement Construction

Floor Slab, Wall Condition, Settlement, Water Issue

Conveying

Elevator Condition, Other Conveying

Electrical

System Capacity, Electrical Service and Distribution, Branch Wiring, Lighting, EMS / Controls, Exit / Emergency Lights, Special Electrical System, System Capacity, Other

Exterior Enclosure

Wall Condition, Caulking, Cleaning & Pointing, Painting, Window Condition, Exterior Door Condition, Exterior Hardware

Fire Protection

Sprinkler Systems, Standpipes, Fire Pump, Fire Extinguishers, Fire Alarm Systems, Fire Pump

Foundation

Cracked Walls, Settlement, Deterioration, Drainage

HVAC

Fuel Energy Supply Systems, Heat Generation Systems, Heat Rejection / Cooling Systems Refrigeration, Terminal & Package Units, HVAC Instrumentation and Controls, HVAC Systems , T A B

Interior Construction

Ceilings, Doors, Hardware, Interior Doors, Interior Hardware, Interior Walls / Partitions

Plumbing

Plumbing Fixtures, Domestic Water Distribution, Back Flow Preventers, Sanitary Waste, Storm Water Drainage

Roofing

Drainage, Flashing, Roofing System Condition, Parapets

Site Conditions

Building Access, Sidewalk & Steps, Exterior Lighting, Rain Water Drainage, Utilities & Services

Stairs

Handrails, Stair Construction, Stair Finishes

Superstructure

Floor Structure, Roof Structure

Technology

Servers, Wireless, Modem Access

Cost Determination Components

Soft Costs Architectural & Engineering Fees (5% of Hard Costs) Project Management Fee Reimbursables (5% of Soft Costs)

Hard Costs General Requirements Site / Civil (Parking Lot Replacement / Landscaping) Concrete Masonry (Tuck Pointing Brick, Correct Masonry Wall Issues, Tuck Pointing Limestone) General Renovation (Kitchen, Cafeteria, Renovation of 40,000 SF of New Classroom)

Owner’s Items Furniture, Fixtures & Equipment Security

Doors & Windows (Full Window Replacement, Fire Doors to Meet Code, Retro-fit Doors) Conveying Systems (Elevator Upgrades) Fire Suppression Plumbing Heating Ventilation & AC Electrical Fee (1.75%) IT (Data Cabling, Infrastructure, Equipment)

Contingency Project Contingency 10%

 Fee (1.75%)  IT (Data Cabling, Infrastructure, Equipment) Contingency  Project Contingency – 10% 3

3

Modernization Cost Summary

   

Sexton

 

Otto

 

Eastern

Square Feet

 

245,675

 

219,397

 

237,069

Soft Costs

$

1,929,127

$

1,775,587

$

1,979,029

Hard Costs

$

33,232,443

$

30,704,740

$

34,339,807

Owner's Costs

$

4,913,500

$

4,387,940

$

4,741,380

Contingency

$

4,007,507

$

3,686,827

$

4,106,022

Total Project Budget

$

44,082,577

$

40,555,093

$

45,166,237

1.

All facilities require a baseline upgrade of infrastructure (plumbing, heating ventilation & AC), IT, programmatic configuration and doors and windows.

2.

All facilities require upgrades for ADA compliance, security enhancements and fire code compliance.

3.

Masonry repair is needed in all facilities (limestone/brick) and structural concerns are apparent.

4.

Modernization cost estimates are determined without the inclusion of external factors and deterrents.

Sexton Summary

Key Findings:

Programming: Most ideal

floor-plan of all three buildings assessed.

Condition: Limestone requires tuck pointing

Critical Repairs: Entrance steps on McPherson Street are a hazard and must be

repaired.

Other: Roof will need replacement in 2-5 years, Full sprinkler system required in upgrade

in 2-5 years, Full sprinkler system required in upgrade Programming Capability Adequacy of Space Critical
in 2-5 years, Full sprinkler system required in upgrade Programming Capability Adequacy of Space Critical

Programming Capability

Adequacy of Space

Critical Repairs

Overall Condition

Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition

Otto Summary

Key Findings:

Programming: Not conducive

to a modern education learning environment.

Condition: Overall in deteriorating condition requiring significant enhancement

Critical Repairs: South Side

of Building appears to have

structural issues due to water penetration

Other: Roof will need replacement in 2-5 years, Full lighting enhancement required

replacement in 2-5 years, Full lighting enhancement required Programming Capability Adequacy of Space Critical
replacement in 2-5 years, Full lighting enhancement required Programming Capability Adequacy of Space Critical

Programming Capability

Adequacy of Space

Critical Repairs

Overall Condition

Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition

Eastern Summary

Key Findings:

Programming: Full

programming evaluation required current classroom configuration not adequate

Condition: 50% or more of the exterior brick needs to be tuck pointed

Critical Repairs: There is a

potential structural issue in

the Northeast corner of the building that appears to be from water penetration

Other: Windows were replaced in the 1970s and show signs of deterioration caulking is failing

and show signs of deterioration – caulking is failing Programming Capability Adequacy of Space Critical
and show signs of deterioration – caulking is failing Programming Capability Adequacy of Space Critical

Programming Capability

Adequacy of Space

Critical Repairs

Overall Condition

Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition
Programming Capability Adequacy of Space Critical Repairs Overall Condition

Modernization vs. Replacement

   

Sexton

 

Otto

 

Eastern

 

Replacement

Square Feet

 

245,675

 

219,397

 

237,069

 

250,000

Soft Costs

$

1,929,127

$

1,775,587

$

1,979,029

$

2,231,250

Hard Costs

$

33,232,443

$

30,704,740

$

34,339,807

$

51,975,125

Owner's Costs

$

4,913,500

$

4,387,940

$

4,741,380

$

5,000,000

Contingency

$

4,007,507

$

3,686,827

$

4,106,022

$

5,920,638

Total Project Budget

$

44,082,577

$

40,555,093

$

45,166,237

$

65,127,013

Percent (%) of Total Replacement Cost

 

68%

 

62%

 

69%

 

100%

1. Replacement is defined as the new construction of a 250,000 SF education building with anticipated

capacity of 1,500-2,000 students with the inclusion of the current and proposed curriculum

requirements.

2. Replacement costs include, but not limited to, A&E fees, site work, owner’s items, permit fees and general hard and soft costs.

Key Considerations

Cost Determinations must be understood in the context of District programming and evaluated on an opportunistic and individual basis.

Renovation:

1. Transition and interim space costs during possible lengthy renovation timeline.

2. Historic / semi-historic considerations and impact

Replacement:

1. Site selection and acquisition, if applicable

2. Funding constraints / bond financing timeline

Other Concerns:

1.

Possible structural and/or environmental issues not assessed in current analysis

2.

Site identification or acquisition costs for replacement

Recommendations and Next Steps

1.

Assess the feasibility of a replacement school as renovation costs are near the recommended 70% threshold.

2.

Identify and evaluate monetization / disposition strategies for Otto.

3.

Analyze programming and space utilization at all three preexisting high schools

(Eastern, Sexton & Everett) for possible consolidation or relocation strategies.

4.

Identify portfolio-level strategies for cost-savings (consolidated food service preparation, maintenance repairs, bundling of capital projects, etc.)

5.

Evaluate other revenue generating strategies to mitigate immediate maintenance and capital repair requirements (disposition, facilities management, consolidation, etc.)

Thank you

COPYRIGHT © JONES LANG LASALLE IP, INC. 2014

Thank you COPYRIGHT © JONES LANG LASALLE IP, INC. 2014