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HomeMy WebLinkAbout2006 Facility Needs Analysis - LRS ..., _ ... ____..._ . r., T. Lily of Tigard Public Works Department A ikvii 1 . -,,,r_ ImNel I 4) is L I i 4 blirAl z F.1 11-41 itio ^;• , . ..• ••- . .•, . . . 1 •. . . •,. . . ..._ •, .. , _. •.,. . . . , . r , .• , . •,.. • 'k , t-.4'.V . -cve" 2... \ -- •., 'el. ...:N .' '-- A .. r. .., r, • . , •• _.• . . ' ' . -;- ,... - ' .:e. , .t.."8„L• . '`. ....-- .,,...,.., .,,..!..... ....:,::_,.„ _ r. .., , •.. •,-.. , •. ,.. • . I i ,.. ., a "1 e',.• ',;41'.' • ..... .). ..••''''• '''''A. ' ., ' i .• •41" , ....17\ —I ., •.- • .^ I "'. ,.;'‘'.. , ', *\ - -- '6,' , , , .- „. ‘.:4: ...'.;' ..:":.•r '''. . •••,. ....- .. ,• .• .b.65 , . . , . ••.. -. • •, • I • , ' .. I . , I . • • • ii&• . . "' .. p 1 •. . % 1 . • .. . . & . O• {V .. , ". ... .. Or A " ' I . '• A , . - -.... - . • • ,....4.,ow il • , . ••J • March 29, 2006 Design with /iii . (-.07/,• L R S Table of Contents Project Approach 1 Executive Summary 5 1. Existing Conditions 9 • Site summary and aerial photos Public Works Annex Public Works Office Public Works Water Bldg. • Consultant summaries 2. Ideal Conditions 27 • Summary • Staff spreadsheet • Questionnaire samples • Similar departments spreadsheet 3. Options Developed 35 • Summary of report process • Plans Water Building options 1 &2 Site plan with fleet • Budget 4. Interim Proposed Solution 37 • Summary • Interim plan • Budget City of Tigard Public Works Department Facility Needs Analysis MBM Project Approach Project Team Architect Cost Estimator LRS Architects Inc. KJM &Associates 1121 SW Salmon Street Suite 100 111 SW Columbia, Suite 830 Portland, OR 97205 Portland, OR 97201 Voice: 503-221-1121 503-225-1120 Paul Boundy, Principal Doug Roberts, Estimator Mary Fitzpatrick, Planner Structural Engineer Mechanical Engineer Nishkian Dean Munro&Associates 319 SW Washington Street Suite 720 18678 SW Boones Ferry Road Portland, OR 97204 Tualatin, OR 97062 Voice: 503-274-1843 503-612-6500 Ed Dean, Principal Doug Downie,Associate Electrical Engineer Reyes Engineering 6126 SE Duke Street, Suite A Portland, OR 97206 503-771-1986 Flaviano Reyes, Principal Project Description and Goals The City of Tigard Department of Public Works solicited Architectural Services to provide a Facility Needs Assessment that provides a cursory assessment of existing facilities, program- ming services, and conceptual space planning. The goal of this solicitation was to determine a method to best utilize the partially vacant Water Building to consolidate the Departments, maximize their use of space, improve access to the public and create a more cost efficient and modern work environment for staff. The scope of work included the analysis of space usage of 65 employees with 23 staff in of- fice environments in four separate buildings at three sites and 42 field staff spread over two sites. The Department partially occupies the Water Building, and completely occupies the Pub- lic Works Annex and the Public Works Yard. Both the Water Building and the Public Works Yard include exterior space for parking and maintenance of fleet vehicles, storage of materials and other Public Works related activities. The Public Works department consists of Parks &Grounds,Water, Waste Water&Sewer and Administration Divisions. This Facility Needs Analysis was undertaken beginning in June 2005 to determine the scope of work required to create an efficient work environment for the City of Tigard Public Works Department staff. The following goals were addressed during the course of the analysis: Identify facility needs for long term Public Works projections • Determine current condition and utilization of existing facilities ® City of Tigard Public Works Department Facility Needs Analysis 1 • Consolidate Public Works staff from three sites to one site • Improve the utilization of Water Building facility • Identify facilities for use by other City departments • Comply with long term Downtown Improvement Plan • Conform compliance with industry standards for Public Works departments Process The Project Team has taken the following steps to achieve the goals of this project: Task 1: Inventory Existing Facilities LRS and our consultants performed an on-site survey of existing facilities (Water Building and Yard, Public Works Yard) in sufficient detail to assess the present condition and make reasonable determination of the utilization of each building and service yard. The assessment included a cursory evaluation of the buildings and site including each primary building system including, mechanical, plumbing, fire protection, electrical, security, data, structural, ADA ac- cess and architectural systems. LRS provided an inventory of existing facilities and exterior storage yard area. Information gathered for this inventory will be for future use by the City. This inventory was the basis of determining the condition and utilization of the existing buildings and the existing building components. LRS provided a graphic summary of exterior storage and parking needs for materials used by the Department based on a comprehensive list of equipment and materials provided by the City. Parking needs include fleet vehicles, service vehicles, staff and public vehicles. TASK 2: GATHER USER GROUP DATA LRS utilized a survey instrument, distributed by the City to supervisory staff, that was tailored to meet the needs of the Project to verify existing information. In this case, the survey focused primarily on the facility conditions, space configuration, functional adjacencies, space needs and projected growth. Follow-up interviews were held with supervisory staff to confirm the findings in the survey. A concise summary of this information is provided in this document. TASK 3: PROJECT FUTURE STAFF AND SPACE NEEDS With input from the City and results of the survey, LRS summarized projections of future personnel for each of the Divisions within Public Works. The projections define changes in personnel by type and number in two five-year increments (2010 and 2015). LRS projected future space needs based on the staff projections and average square foot space needed per employee. Consideration was given to the use of existing modular furniture where feasible. Future space needs include consideration for specialized equipment, storage, conference and meeting room requirements. TASK 4: PREPARE CONCEPTUAL DESIGN OPTIONS LRS provided multiple schemes showing relationships of program requirements, utilization of exterior yards, preliminary space and furniture layouts and approximate scope of work required by each option. A rough order of magnitude cost for each option was included and all five schemes have been presented for review and consideration by the City. One scheme has been designated as Interim Proposed Solution. A solution that can achieve the goals of increasing the efficiency of Public Works with the minimal cost. An Ideal Solution has been identified that will give Public Works a guideline for making long term planning decisions. 2 architects Inc. Cost Estimates All cost estimates contained in this report are preliminary in nature and are based on the Consultant's best judgment and understanding of existing conditions, recommended modifica- tions and replacement systems. The estimates are provided as a basis for evaluating each recommendation and for comparing one recommendation against another. Estimates are for typical construction hard costs including contractor's profit and overhead but exclude soft costs such as consultant fees, special inspections, plan reviews, and other regulatory or develop- mental fees unless otherwise noted. Our team would like to thank the Department of Public Works staff for their invaluable input and time spent assisting us with this process. Special thanks to Brian Rager, Rob Murchison and Arnie Manzano. L ® City of Tigard Public Works Department Facility Needs Analysis 3 Executive Summary The following is a synopsis of the data compiled and an overview of the findings of this Facil- ity Needs Analysis. This summary is divided into major categories of Existing Conditions, Ideal Conditions, Options Developed and Interim Proposed Solution. Existing Conditions The existing Public Works Department is comprised of 66 full time positions and 4 seasonal staff. The staff is distributed among multiple buildings at three sites, the Public Works Office and Yard, Public Works Annex and the Water Building. The total available area at the three sites totals 7.7 acres of total property including 14,375 SF of Office Space, 13,045 SF of Warehouse/Shop Space. Summarized as follows: Location Site Are # of Staff Office Shop Space Space Public Works Yard 3.27 Acres 21 2975 sf 5475 sf Public Works Annex .35 Acres 8 1640 sf 0 Water Building 4.04 Acres 26 9760 sf* 7570 sf TOTAL 7.07 Acres 14,375 sf 13,045 sf 'Water Building office space is only partially utilized by Public Works, rest of the building was recently vacated by staff move to City Hall. All other areas noted are utilized 100% by Public Works. Public Works Office and Yard: The Warehouse and Yard areas serve the needs of the Parks and Streets departments. The open space is adequate for these departments,well organized and maintained. Parking is adequate and the location is centralized in the City. The Ware- house buildings house some staff offices that may not be code compliant and lack adequate ventilation, accessibility, and seismic protection. The Office Building serves administrative staff space needs, as well as field crew, lunch and shower areas. It also houses the SCADA equipment. The second floor offices are an inef- ficient use of space for staff positions and are not handicap accessible. This building is well maintained but due to the buildings age, the Heating/Ventilation systems are inadequate. Other systems in need of upgrade or replacement to bring up to current standards include the plumbing, accessibility and interior finishes. Though the building structure is in generally good condition, it would not withstand a significant seismic event. Public Works Annex:This building was not studied in detail as it is assumed that it will be vacated at the earliest opportunity. This former residence meets the current space needs of the balance of the administrative department but the layout of individual rooms as offices is inefficient. The quality of the lighting and mechanical systems and interior finishes are not up to current standards. The building roof and exterior are deteriorating and in need of upgrade or replacement. This entire site area is subject to street realignment and may not be available for future use. Water Building:This building is modern compared to the Annex and Yard structures. The spaces are in very good condition and well maintained. The open space is well laid out and includes amenities not included at the older yard including a fuel station and a compliant equipment cleaning area with proper drainage. ® City of Tigard Public Works Department Facility Needs Analysis 5 The office building provides a combination of open office spaces and private offices and will allow an efficient furniture layout. A large public meeting room is available and is shared with other departments and serves as the Emergency Operations Center for the City. The locker room includes mud rooms, showers and a dry room, but they are small and accommoda- tion for female staff is minimal. The electrical system includes emergency power systems and adequate service for most uses. The mechanical system appears to be at the end of its useful life and will require some upgrade as part of any renovation. The exterior appearance of this building is a modern and well maintained masonry building that is holding up well. Parking is adequate and is located at a highly visible intersection,yet the yard areas are screened by low walls to maintain an organized appearance. Ideal Conditions Based on questionnaires, staff interviews and comparisons to similar Public Works depart- ments, an ideal space program was developed with staffing projections in five and ten year increments. Noted below is a summary of the required space including total recommended site area, projected number of staff, and estimated area for Office and Shop/Warehouse Space. It was a general consensus among staff that the ideal situation would be one site that housed all Public Works functions. The current location, near to City Hall and centrally located is preferred, but is not vital. Location Site Area # of Staff Office Shop Space Space _ Public Works Yard 8.0 Acres 66 12,600 sf 15,000 sf A rough comparison with similar sized Public Works Departments shows that the ideal facility needs program is in line with industry standards. I ' L.`� taff Staff Tigard 45,500 66 8 Ac Albany 43,000 102 5 Ac/ 1 Site Corvallis 50,100 113 27 Ac / 1 Site Lake Oswego 36,000 43 6.35 Ac/ 1 Site Kirkland,WA 45,500 80 4.8 Ac/2 Sites Olympia,WA 44,000 215* 11 Ac/4 Sites Redmond,WA 46,400 150 7 Ac/ 1 Site 'Includes transportation departments Options Developed After determining the ideal conditions, several options were tested to determine feasibility. It was a general consensus that the Water Building site alone is not adequate to accommodate the ideal conditions. The Water Buildings can be expanded to consolidate staff, but the Yard is not able to adequately serve the needs of the City without acquiring additional property. The site is locked by the rail line to the north, public roads to the east and south, and the fire 6 archilecis Inc. r- station property to the west. If additional contiguous property could be found to the west of the fire station, it is possible that the Water Building site could meet the ideal conditions, however, this does not align with the City's Downtown Improvement Plan. Two general sets of options were reviewed. Options 1 and 2 are slight variations based on the expansion of the Water Building to accommodate all staff, but will require that the Yard area remain in service. The Office can be re-used for purposes other than staff. These options open the Annex building to be re-used or sold. The Interim Solution is based on the staff remaining divided between the Office/Yard and Water site, it consolidates office staff into the Water Building, but Parks and street field perso- nel remain at the PW Yard bays. These are considered to be the minimal required to improve the efficiency of the Department and are relatively cost effective as short term solutions. No expansion of the Water Building is required. This option allows the Annex Building to be re- used or sold and the PW office building to be used by police. The Ideal Option, reflects comments noted above and provides pricing for the option of build- ing an entirely new complex on a new site or adequate expansion of the Water Building site by adding office and parking and fleet bays. All costs below are based on current conditions and will increase by a factor of 3 to 4%for every year projected. The costs are for construction and soft costs only and do not include land •urchase. Option Pros Cons Cost 1 —Expand WB to ac- Consolidates all staff; Limited space for future $1,706,458 commodate all PW staff Frees up Yard and growth;Inadequate yard Annex for other use area or sale 2—Expand WB to ac- Consolidates majority Rebuild fleet at Yard loca- $1,631,318 commodate all except of staff;Frees up Yard tion;Inadequate space for Fleet and Annex for other future growth;Inadequate use or sale yard area Interim Solution—Parks Annex is vacated;Of- Does not consolidate all $625,508 C � and Streets stay at Yard fice is vacated;Water staff.;Operating costs at Ir and consolidate in Shop Building is completely Yard are maintained ci(C6 to.,( Space utilized Ideal—Purchase new Sell off existing Yard Highest initial cost;Short- $5,750,000 if new standalone property or and Annex Building, age of adequate sized site$2,735,000 purchase contiguous Lower operating cost parcels in Tigard if Water Building property to Water Build- site is expanded to ing site include additional property Interim Proposed Solution The interim proposed solution is being evaluated. City of Tigard Public Works Department Facility Needs Analysis Existing Conditions This section addresses the existing conditions of the sites currently being utilized by the Public Works Department. LRS and our consultants performed on-site surveys of the facilities in sufficient detail to assess the present conditions and make reasonable determination of the utilization of each building and yard. A cursory evaluation of the buildings and site includes each primary building system; mechanical, plumbing, fire protection, electrical, security, data, structural,ADA access and architectural. Supporting data is provided in the form of reports by discipline including Architectural, Struc- tural, Electrical and Mechanical. Structural evaluation was provided by Ed Dean of Nishkian Dean Consulting Engineers. Electrical evaluation was provided by Flaviano Reyes of Reyes Engineering. Mechanical evaluation was provided by Doug Downie of Munro and Associates. Summary of Findings: Public Works Annex Location: 9020 SW Burnham Street Year Built: Unknown Site Area: .35 acres Building Area: 1,640 square feet Assessed Value: $ 224,000 Replacement Value: $ 369,000 (estimated building value) Parking: 10 staff and visitor ADA Compliance: Limited This former single family house was converted to City use as a police station and houses some of the Public Works Administration and Parks staff. This report provides a limited analysis of this property. It was a general assumption that this building would be vacated by Public Works if adequate space elsewhere could be found as part of this study. Public Works Office and Yard Location: 12800 SW Ash Street Year Built: Unknown Site Area: 3.27 acres Building Area: Office: 2,975 square feet Warehouse/Shop: 5,475 square feet Assessed Value: $1,173,180 Replacement Value: $ 1,416,250(estimated building value) Parking: 6 visitor 37 staff 42 service vehicles ADA Compliance Limited This complex is the original Public Works complex for the City of Tigard and consists of a two story office building, two warehouse/shop buildings, outdoor equipment and material stor- age, and vehicle parking. This property houses Administration staff as well as Streets, Parks and Facilities Departments. Summary of Findings: • Architectural—Aging facilities are well maintained but in need of improvements to modernize office areas and lengthen life of functional areas if continued use is anticipated. Some ADA compliance issues are evident. Need for services have outgrown the site and ® City of Tigard Public Works Department Facility Needs Analysis 9 there is limited opportunity for expansion. Long term use of site as a Public Works facility is not consistent with the Downtown Improvement Plan. • Structural —Generally good condition, but built before consideration was given to major earthquakes in this region. Buildings possibly would not withstand major seismic event. Major renovation or expansion could require seismic retrofit of existing structures. • Electrical—Some minor items noted that are not in compliance with current codes. No fire alarm systems were evident in the shop buildings and may be required if renovation occurs. • Mechanical—All observed ventilation systems are old and nearing the end of their useful life. Some office areas have no mechanical ventilation systems but are required by code. Plumbing fixtures do not meet ADA requirements and shower areas are not heated. Public Works Water Building Location: 8777 SW Burnham Street Year Built: 1988 Site Area: 4.04 acres Building Area: Office: 9,760 square feet Warehouse/Shop: 7,570 square feet Assessed Value: $2,177,780 Replacement Value: $3,087,500(estimated building value) Parking: 44 staff and visitor 50 service vehicles ADA Compliance: Substantial This modern facility is well designed as an Office building with supporting warehouse/shop buildings, outdoor storage and parking. This site houses the Water and Wastewater/Storm- water departments. A significant amount of office space was vacated early in 2005 by the Finance Department and has been unused since that time. Summary of Findings: • Architectural —Buildings and site are well designed to serve Public Works function and will provide decades of service with minimal repair/improvements. Aging finishes could benefit from upgrade, some minimal ADA improvements are required. Property has limited expansion capacity and is landlocked by public streets and railroad on three sides. • Structural—No signs of deterioration, brick structure would probably resist moderate earthquakes well, though regulations at the time of construction did not address seismic requirements as restrictively as current codes. • Electrical—Operational, code issues regarding separation and clearances of the genera- tor and electrical room, system upgrade may be required for additional computers, wall duplexes do not meet ADA, maintenance testing recommended, lighting does not meet current energy and life-safety codes. • Mechanical - Current HVAC systems are nearing the end of their useful life. New equip- ment as well as adjustments to ductwork, thermostats, and diffusers, additional exhausts, and pressure relief systems are recommended. Exterior quality items should be addressed such as corroded sprinkler heads and increased lighting levels. 10 i .... , I • 71:..'4.1. . .: ., Allik._, . _,.. „ ..,. ;, . qc • ,,, , aP $ "le ,...--. . • r•'• , A - . . ,.. dp.. •- • Ofk.. • .a. ,, " dr • . , do' •. - d- e I• • 444 • . •% %, , . • 't• , . 4 fk - • . . 41, ./ // /\ .„• • . / . . . 4IF N. \ . . / \ AO A. .ri • N. tr. • 1 lib,)%, ' 4, • 41' IP \ t\ • _ • "X\`...\\ A t / e'elir , -T Annex L hek City of Tigard Public Works Deportment Facility Needs Analysis 11 .Illi . . • •• • • 1- r , �, 17,• 4, y .,y. $ +. . . A. A 1 Ire • M• `. ,/; 3 ,� —� ate lb" •. .. s /► ♦ - • #` / �. rf4; 1; ♦ 11 s ` w I . ` 1111116:::::_%.:::::: Public Works Office and Yard 12 R S architects Inc. `,• ' •`\ is e • ^� ''o - ... t .11. • 4, .•. .. X% • • ''., fN . % 0. " \. ..\ \ Public Works Water Building L City of Tigard Public Works Department Facility Needs Analysis 13 . • .• • Overall Site 14 M;NZM architects inc. C '\ ,t.:: :: '>' lyy 0 .. .. i j<l boo '�7 �,^.c,<:.;::: :::::,: w / t••':::';; • ` ! • e` :e 'rye / ` .' , .ti :t. ' iT �' "� :Y: ,: 4:' :< J by Yam° >/. 4 lf` v''.,'' -`y Faro / / 4 / / AA / f liaT' / e ,,., / :no o :': : '+`► .. ., ( :.: / 1 • 1 :; %/ // ...) ';::',r' ,�;: ., , • (CR 997) ',� . s." E / '.ti •.•e'••,•S' :trot, ^'r, Site Map ® City of Tigard Public Works Department Facility Needs Analysis 15 PUBLIC WORKS ANNEX 9020 SW Burnham Street Tigard, Oregon 97223 FACILITY OBSERVATION REPORT 1. SITE The Public Works Annex is located on Burnham Road centrally located within Tigard and proximate to the City Hall and Public Works Office. The Property is bordered on the south side by a City owned Dog Park,west side by Ash Avenue, east side by industrial property and the north side Burnham Street. The properly is zoned Central Business District. The site is regular in shape,with 3 significant evergreen trees and 1 significant deciduous tree on the property. There are no drawings available but according to tax information the lot size is 15,440 square feet or.35 acres. There is one structure on the site, a former single family ranch style house that has been remodeled to accommodate office space. The office building is located toward the north side of the property. The southern portion of the property and an area east of the office is graveled and fenced and is being used as an impound area by the Police Department. There are approximately 10 staff and visitor parking spaces, including one accessible space accessed directly from Ash Avenue along the west side of the property. Traffic must back out onto Ash Avenue to pull out of the parking area. Landscaping appears to consist of the grassy former front yard of the house and there does not appear to be an irrigation system on the property. The public entrance is on the north face of the building and faces the parking area to the west. There is a staff entrance on the west face of the building. This site is designated as a potential location for a relocated Post Office in the City's "Down- town Improvement Plan". In this area,Ash Street is designated for improvements as part of that plan. Burnham Street is designated as a "Green Street" in this area. 2. GENERAL BUILDING DESCRIPTION The office building is a single-story non-sprinklered building with an area of approximately 1,640 square feet. No specific drawings are available and no specific construction dates are known, but the building appears to be approximately 40 to 60 years old. It is residential construction with light framed wood roof,walls and floor systems. The exterior walls are wood siding with aluminum single paned operable windows. Doors are commercial grade with the public entry having accessible hardware. The building roof is composition roof system that is more than 20 years old and receives a significant amount of debris from the adjacent tree canopy. The roof is in need of replacement and it is unknown how many layers are present. 3. BUILDING INTERIOR The Annex consists of a reception room with two work stations, a conference room, small stor- age/kitchen closet and private offices. Two non-compliant restrooms serve the entire building. L City of Tigard Public Works Department Facility Needs Analysis 17 The floor is carpeted, the walls are painted and the ceiling is a textured drywall with surface mounted fluorescent lighting. The layout and construction of the building are inflexible and not conducive for long-term use as a public office building. 4. GENERAL COMMENTS This building was not examined in detail as it was generally agreed that it is not serving well as a satellite location for a larger department and will be vacated if feasible. A smaller de- partment may be served well by the location and accessibility to the public. This property may also have some market value as a small professional office location. Any re-use of the building will require renovation including ADA access, new roofing,ventila- tion, lighting and significant finish improvements due to the age of the facility. 18 a r c h i r e c i s Inc. WATER BUILDING 8777 SW Burnham Street Tigard, Oregon 97223 FACILITY OBSERVATION REPORT 1. SITE The Water Building property is located north of Burnham Road at the intersection with Hall Blvd. The building is highly visible at the intersection. The Property is bordered on the south side by Burnham Street,west side by Hall Street, east side by the Fire Station and the north side by railroad tracks. The property is zoned Central Business District. The site is generally regular in shape, but with a panhandle stretching between the railroad tracks and the fire station. This site has complete documentation of the original construc- tion and has had little subsequent improvements. The lot size is 176,176 square feet or 4.04 acres. The site has two access points along Burnham, one serves public access to the site, the other serves the Public Works parking. There is one structure on site consisting of two separate buildings sharing a covered walkway. There is an office building and a shop building with an attached crew building that provides a lunch room and support facilities. The office building is located at the east end of the property adjacent to Hall Street and the yard buildings back up to the train tracks on the north edge of the site. The open area of the property is visually divided by a brick screen wall that delineates the public and personal vehicle parking area from the service vehicle yard. Both areas are paved with adequate drainage. The service yard includes a vehicle washing area with dedicated oil/water separation system. There are approximately 44 private vehicle parking spaces including two non-compliant accessible spaces located along Burnham Street. The Service yard consists of approximately 50 parking spaces for vehicles and multiple areas for parking equipment and larger service vehicles. The perimeter of the property along the "panhandle" is utilized for equipment and material storage. Landscaping is mature and generous along Hall and Burnham at the perim- eter of the property and there is an adequate irrigation system. The landscape appears to be well maintained. The service yard is surrounded by a combination of a brick wall fence and chain link fencing at the entire perimeter. The screening of the service yard is quite success- ful and the equipment and material storage have minimal visual impact to the surrounding neighborhood. There is a designated pedestrian street entrance to the buildings from Burnham Street. The main entrance to the building is highly visible from the street entrance and from the parking lot. This site is not designated with a specific use in the "Downtown Improvement Plan", but property directly to the west beyond the fire station is proposed as a new Police Station,which would be a complementary use. 2. GENERAL BUILDING DESCRIPTION Office Building: The office building is a single-story sprinklered building with an area of ap- proximately 9,760 square feet. The building was constructed in 1988. It is constructed of load bearing brick walls with precast concrete accents. A metal panel roof with a light framed truss roof structure is supported by the exterior walls and interior load bearing partitions. The ground floor is a slab on grade. ® City of Tigard Public Works Department Facility Needs Analysis 19 Exterior windows are aluminum storefront systems with double pane insulated glazing. The building is in excellent exterior condition. The doors are painted steel and the hardware is not ADA compliant in all areas. Some deterioration of the paint and door hardware was noted, specifically at the north face of the building. The deterioration is consistent with oxidation, though some areas appear corroded. The covered walkway between the buildings is also showing signs of superficial deterioration, but in excellent condition otherwise. The building roof consists of a significantly sloped roof of metal panels. These metal panels are holding up well and show no signs of deterioration similar to that previously noted, most likely attributed to the factory finish on the roof panels. There is an attic space above the ceiling system that appears to be well ventilated and insulated at the ceiling level. There is no evidence of leaking or water penetration in observable areas. The roof drains to an exterior gutter system and is connected to the site storm drain system. Service Yard Building: The Yard Shop building is constructed in a similar fashion and material as the Office Building,with the exception of the vehicle bays. The vehicle bays consist of an open steel structure supporting the roof and bracing the exterior walls. The vehicle bay doors are modern and in good condition. 3. BUILDING INTERIOR Office Building: The office building consists of a public lobby space that serves office space and a large public meeting room that is also the City's Emergency Operations Center. The public meeting room has an attached storage area and kitchen space that can serve as a break room or catering area. Toilets, for the use of meeting attendees, is located off the lobby. The lobby also faces an open office area with a reception desk. The doors between the lobby and open office are glass and provide excellent observation and orientation from the lobby. A small conference room is also accessible from the Lobby and shared with the open office area. The Office area consists of a flexible mix of support, open office, private office and mechani- cal spaces. Several interior walls are load bearing, limiting flexibility, but there are enough non-bearing walls that can be removed to create efficient space planning layouts. The interior of the office spaces consist of carpeted floors, painted walls and suspended acous- tical ceilings with fluorescent lighting. The public spaces, lobby and rest rooms have tile floors and durable materials. The finishes are showing their age and could benefit from an upgrade if this building is to provide long-term service for the next occupants, but in general they were well selected for their use and very durable. The colors are aging and would benefit from a fresh look. The exposed brick walls can be covered to provide insulated walls and brighten the office areas. Ceiling heights vary and the open office spaces have higher ceilings. Yard Buildings: The crew building consists of a generous lunch room, men's locker and shower facility,women's locker and shower room, mud room, dry room and a support office. One revision in the original design was the conversion of a storage space into the Women's locker/shower,which, though currently adequate, may not be if there is an increase in female field staff. The finishes in these spaces are durable and have held up well, though heavy use has taken its toll. The floors are typically sheet vinyl with ceramic tile walls. There are 7 vehicle bays and associate support spaces, lockers and tool storage in the Shop Building. Two of these bays are outfitted for fleet maintenance and include vehicle exhaust systems and hydraulic lifts with office support and an associated storage mezzanine. The fleet maintenance bays have a higher hazard level and occupancy type and are separated from the other vehicle bays by a fire rated partition. 20 WWI a r c h i r e c r s r n c. The interior spaces of the shops are consistent with a high-end manufacturing/industrial appearance and with concrete floors at the ground level and concrete flooring at the mez- zanines. Load bearing brick is the main interior wall material and has held up very well as should be expected. An emergency generator is housed at the east end of the shops building. Areas have been sub-divided with chain link fencing,which is easily configured to allow flex- ibility. 4. GENERAL COMMENTS The buildings and site of the Water Building are well designed and will provide decades of service with minimal repair/improvements. One significant issue with this site is the lack of long term expansion space. The property is landlocked by streets, railroad and the fire station that will prevent future growth, unless this can be accommodated west of the fire station by way of the material storage area north of the Fire Station. Shop, crew spaces and limited office areas are currently in use by Public Works Water Department and the balance of the office space can be upgraded to accommodate staff from other departments with minor improvements. Any renovation will require upgrades for compliance to current ADA regulations, including parking,door hardware, fire alarm and clearances. Though the building was designed at the earliest stage of the ADA requirements, several aspects of the code have been refined and improvements will be required. Refer to the structural, mechanical and electrical reports for further comments on those build- ing systems. City of Tigard Public Works Department Facility Needs Analysis 21 PUBLIC WORKS OFFICE AND YARD 12800 SW Ash Avenue Tigard, Oregon 97223 FACILITY OBSERVATION REPORT 1. SITE The Public Works Office and Yard property is located south of Burnham Road on Ash Avenue centrally located within Tigard and is easily accessible from main roads east and west of the site. The buildings are set back from Ash Avenue at its dead end at the Fanno Creek wet- lands. The Property is bordered on the south side by Fanno Creek wetlands and a pathway, west side by Ash Street and the Fanno Creek wetland public pathway, east side by industrial property and the north side by a City owned dog park and industrial property. The property is zoned Central Business District and is impacted by a "Significant Wetland" and is subject to rules and regulations associated with the "Tigard Riparian Setback" that overlays a small por- tion of the property. That portion of the property appears to have been left in its natural state. The site is regular in shape, but the developed area is irregular due to the natural area. There are no drawings available but according to tax information the lot size is 142,432 square feet or 3.3 acres. Site access is limited to one entrance/exit along Ash Avenue. There are four structures on the site, an office building,two yard buildings with truck bays and a small sup- port building. The office building backs up to the north property line, the yard buildings back up to the east property line. The support building is centrally located within the yard. The balance of the property is asphalt paved and designated as vehicle and equipment parking and materials storage. There are approximately 38 staff parking spaces, 6 visitor parking areas including two acces- sible spaces, 24 spaces for City vehicles and 20 oversized spaces for equipment. The perim- eter of the property along the south and west sides are utilized for equipment and material storage. Landscaping appears to be minimal at the perimeter of the property and there does not appear to be an irrigation system on the property. The property is surrounded by a chain link security fence with a rolling gate at the Ash Avenue entrance. There is no designated pedestrian entrance to the complex buildings from Ash Avenue. The main entrance to the Office is clearly visible from Ash Avenue. This site is designated as medium density residential in the City's "Downtown Improvement Plan". 2. GENERAL BUILDING DESCRIPTION Office Building: The office building is a two-story non-sprinklered building with an area of ap- proximately 3,350 square feet. No specific drawings are available and no specific construc- tion dates are known, but the building appears to be approximately 30 to 35 years old. It is constructed of CMU load bearing walls with tongue and groove wood floor and roof structure supported by glue-laminated beams. The ground floor appears to be a slab on grade. The exterior walls are exposed load bearing painted CMU. Exterior windows are operable aluminum single pane with wood trim. The south face of the building has wood T-111 siding infilling the structural bays. Miscellaneous trim is painted wood or metal. The exterior of the building appears to be well maintained for its age, though there are signs of deterioration and water penetration where exterior paint has bubbled or flaked off. Some minor cracking 22 NOM of the CMU is evident, but not unexpected, and should be weatherproofed with commercial sealant to prevent water penetration. The doors are painted steel and some door hardware is not ADA compliant. An area of canopy on the south face of the building appears to have been infilled with wood frame construction and wood siding. The building roof is flat and consists of multiple layers of built-up material with no record of its installation date, though a silver top coating was added in 2003. There is no current evidence of water leaking, but there is evidence of prior water penetration at the deck and the end of visible glue laminated beams. There is no roof access except by ladder. A large communica- tions antenna is located in the center of the roof and is secured by guy wires to the corners of the building. Roof drains at the exterior of the building and appear to be functioning properly. A canopy on the south face and southwest corner of the building consists of composition roof- ing with a perimeter gutter and appears to be in good condition. Please note that the roof was not accessed and viewed directly as part of this study. Yard Shops North and South: The Yard Shop buildings consist of two separate structures, both are non-sprinklered. The north Yard building is a one-story with small mezzanine, load bear- ing CMU building constructed in a similar fashion and at the same time as the Office Building with an attached wood framed and metal skinned vehicle bay. The building is used for office, equipment storage,vehicle storage and maintenance.There are two vehicle bays in the CMU building and one in the wood framed expansion. The exterior walls of the north building are painted CMU. Exterior windows are operable aluminum single pane. There are three vehicle bay doors on the west face. The south face of the building is metal siding. The exterior of the building appears to be well maintained for its age,with the exception of the metal siding which appears to be the original factory finish. The doors are painted steel and the hardware is not ADA compliant. The majority of the building roof is flat and consists of multiple layers of built-up material with no record of its installation date. There is no internal roof access. Roof drains are located at the perimeter of the roof and connect to downspouts that connect to an underground site system. The balance of the north Yard building's roof is metal panel with a 2:12 slope. The south Yard structure was built at a later time and is a single-story wood framed building with metal siding and includes a wood framed internal mezzanine with external stairway access. This building has one oversized sliding exterior door, one roll-up vehicle door and one open air full height storage bay. This building is used for equipment storage, sign shop and storage on the ground floor and crew lockers, office space and team meeting area on the mezzanine level. The exterior walls of the south building are all metal siding which appears to be the original factory supplied finish. There are limited operable aluminum single pane windows that pro- vide light to the mezzanine level. The office and crew areas are insulated. The exterior doors are painted steel and the hardware is not ADA compliant. A wood framed exterior stairway serves the mezzanine and appears to be relatively new, though not in compliance with hand- rail requirements. The building roof is metal roofing with a 2:12 slope. There is minimal overhang, no gutter system and the roof drains directly to the paved surface below, resulting in deterioration at the base of the walls. Overhangs protect the exterior doors. ® City of Tigard Public Works Department Facility Needs Analysis 23 3. BUILDING INTERIORS Office Building: The ground floor of the office building houses a receiving office that serves as the public contact point, a small office housing the SCADA system, an employee lunch room with male and female rest rooms and shower facilities. A single internal stairway is located between the lunch room and receiving office. The second floor consists of a large office with connected conference room located 1 to 2 feet higher than the rest of the floor. The rest of the floor consists of 5 large individual offices, a support room attached to a mechanical space and a central hallway. The central hallway exits to an exterior stair on the east side of the building. There is no elevator access to the second floor. The interior of the office spaces consists of carpeted floors, a combination of painted wood paneled and painted gypsum board walls and a suspended acoustical ceiling with fluores- cent lighting. The finishes are showing their age and although lightly used, are well worn. Interior doors and trim in the office areas are residential grade with some ADA non-compli- ant hardware. The lunch room consists of sheet vinyl flooring with a combination of painted and wood paneled walls and gypsum board ceiling with surface mounted lighting. Casework consists of wood upper and lower cabinets with a plastic laminate counter top housing a sink and microwave oven. Rest rooms have sheet vinyl floors and a combination of painted walls and fiberglass reinforced panels(FRP) that appear to be in generally good condition. Showers consist of fiberglass shower inserts. Yard Buildings: The interior spaces of the Yard Buildings are all consistent with a manufactur- ing/industrial appearance with concrete floors at the ground level, exposed wood flooring at the mezzanines and exposed plywood interior walls. Mezzanine areas appear to have been added and interconnected over time with the possibility that several are not code compliant. 4. GENERAL COMMENTS These buildings and site were originally designed as a Public Works yard and have served well for over 30 years with minimal modifications and they are showing their age. Several structures have been added over the years to accommodate additional staff and equipment. There is no space remaining for expansion of this property and it is clear that the need for City services has outgrown this facility. There is site available for expansion of the existing structures at the expense of exterior storage space, but issues related to bringing the site up to current zoning, drainage and conditions related to the adjacency to the wetland be signifi- cant. In addition, the long term use of this facility as a Public Works Yard is inconsistent with the City's long term Downtown Improvement Plan. Access to the site is limited to only one point of entry. This serves the site well with the limited traffic currently using the property, but could become an issue if traffic increases or a public component is added to this site that would combine City vehicles and the general public at the same access point. Any increase in staff in the Office building will require renovation including ADA access, new roofing,ventilation, lighting and significant finish improvements due to the age of the facility. 24 architects inc. Ideal Conditions City of Tigard Public Works Dept. Department Requirements This section identifies the ideal conditions for the Public Works Department based upon input and data gathered. LRS utilized a survey instrument, distributed by the City to supervisory staff that was tailored to meet the needs of the Project to verify current and ideal conditions. Follow-up interviews were held with supervisory staff to confirm and expand on the findings in the survey. With input from the City and results of the survey, LRS summarized projections of future personnel for each of the Divisions within Public Works. The projections define changes in personnel by type and number in two five-year increments (2010 and 2015). LRS identified future space needs based on the staff projections and average square foot space needed per employee. Projected needs were compared to current needs using existing personnel numbers combined with current space utilization. Consideration was given to the use of existing modular furniture where feasible. Future space needs include consideration for specialized equipment, storage, conference and meeting room requirements. LRS has also summarized area needs of comparative Public Works departments in Oregon and Washington. That data provides a baseline to determine if data for the City of Tigard is consistent with industry standards. The minimum required areas are as follows: Site 8.0 Acres The existing combined site area is 7.7 acres and is generally accepted as adequate for providing area for buildings, parking, service yard and material storage. With limited growth anticipated and the increased efficiency of consolidation onto one property, it was determined that an 8.0 acre site would be adequate for projected needs. Minimum Office Building Area 12,600 sf Based on 2015 staffing projections and industry standard areas as noted below. Shop and Warehouse 16,300, sf Current shop/warehouse space of 13,045 square feet is marginally adequate for current needs, but could be more efficient with 10% increase in area. Based on the projected increase of 15%staff over the next ten years, a factor of 25%has been added to the current Shop/ Warehouse buildings to accommodate expanded service vehicles and equipment. ® City of Tigard Public Works Department Facility Needs Analysis 25 City of Tigard Public Works Dept. Department Requirements This section identifies the ideal conditions for the Public Works Department based upon input and data gathered. LRS utilized a survey instrument,distributed by the City to supervisory FTE - 2005 FTE - 2010 _ FTE - 201.5 _, Administration 9 9 9 Parks 16 17 18 Fleet 2 3 3 Streets 7 8 8 Wastewater/Storm 12 16 16 Water 17 18 18 Support Space `Includes 4 seasonal staff Totals 59 67 68 Projected Space Utilization by Classification Position Area Iv- No. of Staff ota Area f Exec Office 225 1 225 sf Manager Office 120 5 600 sf Manager Workstation 100 15 1500 sf Standard Workstation 80 8 640 sf Shared Workstation/Field Crew 35 39 1365 sf Sub-Total 68 4330 sf Circulation Factor 1.25 TOTAL OFFICE SPACE 5413 sf Toilets 900 sf Lunchrooms 800 sf Staff Lockers/Mud Room/Show- 2400 sf ers Supply/Central File 500 sf Reception 300 sf Conference 600 sf General Storage 500 sf Sign Shop 1200 sf Sub-Total Support 7300 sf Total Space Required 12,613 sf 26 Standardized Work Areas (Industry standards) Executive office with small conference table (225 sf) 15'-0" x 15'-0" Manager office size(120 sf) 10'-0"x 12'-0" Manager open workstation (100 SF) 10'-0"x 10'-0" Standard workstation (80 SF) 8'-0"x 10'-0" Shared / Crew workstation (35 SF) 7'-0"x 5'-0" ® City of Tigard Public Works Department Facility Needs Analysis 27 CITY OF TIGARD, OREGON DEPT OF PUBLIC WORKS-SPACE NEEDS ANALYSIS 3/22/2006 JOB TITLE NAME SPACE N SF LOC INTERIOR EXTERIOR ADJACENCY NOTES ir REQUIRED A....AINISTRATION PUBLIC WORKS DENNIS Manager Office w/ 225 PWO DESK W/COMPUTER 1 PRI AUTO PARKING ADJACENCY WITH ADMIN AND SF INCLUDES CONF ROOM DIRECTOR KOELLERMEIER Conf. WORKSTATION,SMALL JAMIE,CONF.ROOM TABLE AND THREE CHAIRS, ONE 2 DRAWER LAT., LOCKING CLOSET,PRINTER ASSISTANT PUBLIC BRIAN RAGER Manager Office 120 PWA CORNER WORKSTATION 8 X 1 PRI AUTO PARKING? ADJACENCY WITH DIRECTOR REQUESTS A FILE CABINET WORKS DIRECTOR 8, TABLE 5'X 30",2 AND PROJECT ENGINEER, AND A STORAGE CABINET BOOKCASES, CONF.ROOM,NEAR TO FAX, COPIER AND PRINTER MANAGEMENT JAIME DUMDI OFFICE 120 PWO LRG DESK AND RETURN, 1 PRI AUTO PARKING NEEDS LOTS OF FILING, WORKS INDEPENDENTLY, ANALYST TWO 2 HIGH LAT.FILES ADJACENCY WITH CONF.ROOM WORKS A LOT WITH FINANCE DEPT SENIOR ADMIN. TWILA WILSON CUBE 100 PWO DESK AND RETURN,FLAT 1 PRI AUTO ADJACENCY WITH DENNIS,JOY ASSISTANT SCREEN,2 FILE CABINETS, AND DIANE,VOLUNTEERS PICK MAIN RADIO TRANSMITTER UP STREET SIGNS,SCHEDULES LOCATION COULD BE BY INTERVIEWS FOR ALL JOY SUPERVISORS SENIOR ADMIN. GREER GASTON CUBE 100 PWO DESK AND RETURN,2 FILE 1 PRI AUTO ASSISTANT TO DENNIS ASSISTANT CABINETS ADMIN.SPECIALIST II DIANE KUHN CUBE 80 PWA DESK AND RETURN,2 FILE 1 PRI AUTO ADJACENCY WITH JOY AND REQUESTS EXTRA FILE CABINETS TWILA,PUBLIC CONTACT FOR CABINET PARK RESERVATIONS ADMIN.SPECIALIST II JOY KOSS CUBE 80 PWA DESK AND RETURN,2 FILE 1 PRI AUTO ADJACENCY WITH TWILA AND REQUESTS COLOR COPIER CABINETS DIANE,MAIN PUBLIC CONTACT, AND/OR PRINTER MAIL PERSON PROGRAM ASSISTANT MIKE LUECK OFFICE 120 PWO WORKSTATION 8 X 8, 2 AUTO PARKING(1 PRI) ADJACENCY WITH DENNIS, AUDITORIUM CABINET IS BOOKCASE,2 DRAWER LAT NEEDS USE OF TWO LARGE FOR EMERGENCY FILE,4 HIGH VERTICAL FILE, CONF.ROOMS,USES RESPONSE EQUIPMENT REQUEST STORAGE AUDITORIUM FOR EOC CABINET 3'D X 4'W X 7'H, TRAINING,HANDLES ALL PW SMALL LOCKER FOR CLOTHING-NEED PLACE TO PERSONAL SAFETY EQUIP. STORE AND DELIVERIES t "GROUNDS DAN PLAZA OFFICE/CUBE 120 PWA DESK,CREDENZA THREE 3- 2 AUTO PARKING(1 PRI) ADJACENCY WITH STEVE M, PREFERS OFFICE FOR -R DRAWER FILE CABINETS, MATT STINE,ARNIE PRIVACY TWO 30 X 60 WORK TABLE, 2 GUEST CHAIRS, SUBTOTAL 1065 125 X CIRCULATION TOTAL NEED AT LEAST ONE MORE SF 133125 CONF ROOM,SUPPLY/ WORK ROOM PARKS PARKS/GROUNDS STEVE MARTIN OFFICE/CUBE 120 PWA DESK&RETURN,2 4- 14 PRI AUTO,18 2 ELEC OUTLETS PER PERSON REQUESTS MUD/DRY ROOM SUPERVISOR DRAWER FILES FOR CREW, TRUCK/TRACTORS,5 FOR BOOT DRYER AND TO STORE OUTDOOR 2 2-DRAWER FILES,14+ TRAILERS,WINTER CHARGER,ADJACENCY WITH CLOTHING, LOCKERS,4'SHELVING FOR STORAGE FOR PICNIC DAN,BRIAN AND CONF.ROOM, MANUAL STORAGE, TABLES,COOK PARK WORKS WITH ARNIE A LOT, WAREHOUSE STORAGE VEHICLES,APPROX 4,000 SF NEEDS ACCESS TO PRINTER, 1,000 SF,WORK SHOP:1600 FAX,COLOR COPIER, SF W/AIR COMPRESSOR ADJACENCY TO FORESTER AND PARKS RESERVATIONS(DIANE), ADJACENCY TO TEAM ROOM UTILITY WORKER II GARY PETERSON LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS SR.UTILITY WORKER GREG STOUT LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II PETE RIVERA LOCKER,SHARE 35 SUMMER LAKE LOCATION OPEN 3 COMPUTERS UTILITY WORKER II HERB BURRIS LOCKER,SHARE 35 SUMMER LAKE LOCATION REQUESTS STOCK ROOM OPEN 3 FOR TP,BAGS,PIPE& COMPUTERS FITTINGS UTILITY WORKER III RICH BELLEW LOCKER,SHARE 35 SUMMER LAKE LOCATION OPEN 3 COMPUTERS UTILITY WORKER III MARTIN MCKNIGHT LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II SCOTT SALATHE LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS �ORESTER MATT STINE CUBE 80 PWA IAL CREW 4 PEOPLE TABLE 140 _S SERVICES VACANT OFFICE/CUBE 100 PWA 8 X 10 WORKSTATION,2 2 AUTO PARKING(1 PRI) REQUESTS FLAT FILE Ct. -INATOR AND 3 DRAWER FILE STORAGE CABINETS,PLOTTER,WIRE MAP STORAGE,4 WALL SHELVES,TACK BOARD BUILDING ROMAN RODRIGUEZ CUBE 80 PWO KEY MAKING AND STORAGE 1 PRI AUTO,1 VAN MAINTENANCE TECH II YARD CENTER,SAFE 10 X 10 OR MORE CITY OF TIGARD, OREGON DEPT OF PUBLIC WORKS-SPACE NEEDS ANALYSIS 3/22/2006 JOB TITLE NAME SPACE N SF LOC INTERIOR EXTERIOR ADJACENCY NOTES l REQUIRED ■` IG TRACEY BLUE CUBE 35 PWO JANITORIAL SUPPLY 1 PRI AUTO,1 VAN, USES CANTERBURY FOR "NANCE TECH II YARD STORAGE FOR CITY 12 X 12 STORAGE AND EQUIPMENT?ADDITIONAL STORAGE SR.UTILITY WORKER VACANT LOCKER,SHARE 35 TO BE ADDED?? OPEN 3 COMPUTERS RECREATION VACANT OFFICE/CUBE 100 TO BE ADDED 9/2009 PROGRAM COORDINATOR SUBTOTAL 935 125 X CIRCULATION TOTALS 6835 STREETS STREETS VACANT OFFICE/CUBE 120 PWO B1 DESK AND RETURN,BOOK 8 PRI AUTO,5 UTILITY 440V OUTLET FOR PATCH SUPERVISOR SHELF 10 X 10, OFFICE TRUCKS,8 LRG EQUIPMENT,TRUCK,220V IN SIGN SHOP STORAGE 96 SF,2 1000 SF STORAGE PRINTERS SR.UTILITY WORKER DOUG SPANGLE LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II GLENN DAVIS LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II CHAD MORROW LOCKER, 80 PWO SIGN SHOP OPERATOR, REQUEST ADDITIONAL WORKSTATION 1200 SF, EQUIPMENT AND TABLE SPACE FOR GROWING NEED, ADDITIONAL STORAGE UTILITY WORKER II MATT KAATZ LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II VACANT LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS UTILITY WORKER II VACANT LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS SR.UTILITY WORKER VACANT LOCKER,SHARE 35 PWO OPEN 3 COMPUTERS SUBTOTAL 410 1.25 X CIRCULATION TOTS 512.5 NEED MUD/DRY ROOM, :T FLccL COORDINATOR FL BEN TRACY OFFICE/CUBE 120 PWW B6,7 DESK AND PC VEHICLE STORAGE FOR GENERATOR,TYPICAL AUTO REQUESTS MORE PARKING SHELVES AND FILES,SHOP POLICE,SURPLUS,APPROX GARAGE POWER&AIR FOR NEW OR SURPLUS 2 BAYS,PARTS STORAGE 10+AUTO SPACES,SNOW VEHICLES,INTERIOR AND 1000 SF,LUBE STATION TIRE STORAGE, LOCKING EXTERIOR STORAGE MECHANIC MARK DECASTRO SHARE OFFICE 35 PWW 66.7 PC IN SHOP AREA,1 PRI REQUESTS A WATER AUTO COOLER ADMIN SPEC II JANEEN WILKESON SHARE OFFICE 35 1 PRI AUTO PART-TIME SUBTOTAL 190 125 X CIRCULATION TOTAL 237.5 WASTEWATER/STORMWATER WASTEWATER/ ERIC HAND OFFICE/CUBE 120 PWW STORM MANAGER WASTEWATER/STORM THERESA REYNOLDS OFFICE/CUBE 100 PWW UNIFORM STORAGE AND 9 UTILITY TRUCKS/PICK-UPS,2 SEWER TRUCKS NEED TO BE REQUEST EXT PIPE SUPERVISOR DRY RACKS,12 LOCKERS 18 1 WI CARGO VAN,2 COMBO STORED IN HEATED BAYS STORAGE RACK AND X 78 INCLUDES RADIO CLEANER TRUCKS,1 7-YRD DURING WINTER,TV VAN DEDICATED ROOM FOR CHARGERS,TOOL CAGE DUMP TRUCK,1 BACKHOE,1 STORED INDOORS AT NIGHT FIELD COMPUTER USE, TOW-BEHIND YEAR ROUND WITH 110V COMPRESSOR,4 UTILITY OUTLET TRAILER(SHARE 1 W/WATER),1 TOW-BEHIND CONCRETE MIXER,12 PERSONAL VEHICLES, PARTS STORAGE SR.UTILITY WORKER AL DICKMAN CUBE 80 PWW TABLE,SHELVING FOR VHS TAPES AND PLAYER,CD STORAGE,COMPUTER,VHS MONITOR, UTILITY WORKER II JOE COULTER LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS UTILITY WORKER II TOM SATTLER LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS UTILITY WORKER II DAN BRENNER LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS /WORKER II ED LENIGER LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS UTILITY WORKER II JIM NEWMAN LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS UTILITY WORKER II KIRT BOWERS LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS CITY OF TIGARD, OREGON DEPT OF PUBLIC WORKS-SPACE NEEDS ANALYSIS 3/22/2006 JOB TITLE NAME SPACE N SF LOC INTERIOR EXTERIOR ADJACENCY NOTES REQUIRED 'WORKER II JOE CONRAD LOCKER,SHARE 35 PWW OPEN 3 _ COMPUTERS SR.UTILITY WORKER ROB BLOCK LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS WATER QUALITY AND CARLA STAEDTER CUBE 100 PWW COMPUTER WORKSTATION VOLUNTEER COORDINATOR SR.UTILITY WORKER VACANT LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS UTILITY WORKER II VACANT LOCKER,SHARE 35 PWW OPEN 3 COMPUTERS WATER QUALITY VACANT OFFICE/CUBE 100 SANITARY SEWER DEPT TO BE ADDED 8/09 COORDINATOR UTILITY WORKER II VACANT LOCKER,SHARE 35 PWW STORM DEPT TO BE ADDED 9/10 SUBTOTAL 885 1.25 X CIRCULATION TOTAL 110625 WATER WATER OPERATIONS SAM MORRISON MANAGER 120 PWW FAX,COPIER,TICKET PARKING:20 EMPLOYEES 17 PLUG-IN AREA FOR 20 TWO- NEED FAX NEAR,ACCESS SUPERVISOR OFFICE PRINTER,OFFICE SUPPLY X 10 3 UTILITY WAY RADIOS AND 10 CELL TO A CONF.ROOM,MAY STORAGE-CABINET 15'W X TRUCKS INTERIOR PHONES,TWO 220 V OUTLETS NEED MORE FILE 3'D X 3'6H MAP STORAGE 29'X 10' IN SHOP AREA,AND TWO CABINETS, STORAGE 12'X 8' BOOK 10 UTILITY TRUCKS 12 X 20 OUTLETS FOR DUMP TRUCKS IN CABINET 15'L X 2'W X 30"W 2 DUMP TRUCKS 12 X 32 COLD WEATHER NEAR DOORS. 2 LRG UTILITY TRAILERS 12 X 36 1 SAW TRAILER 10 X 10 1 SHORING TRAILER 10 X 16 1 VAC-TRUCK 12 X 36 (FUTURE) SHOP AREA STORAGE: PARTS 16'X 17"W X 7'H, SHELVING-(5)12'L X 4'W X 8'H,TOOLCAGE 20'W X 8'D X 8'H,WORKBENCH 20'W X 3'D X 42"H SHOP/ WAREHOUSE:60'X 50' OUTSIDE: ROCK BUNKERS 21'X 130' PARTS I6'X POMP OPERATIONS JOHN GOODRICH OFFICE/CUBE 100 PWW DESK AND FILE CABINETS SUPERVISOR ENGINEERING TECH II KENNY FISHER CUBE 100 PWW 8 FILE CABINETS 5'X 7' REQUESTS 1 FILE CABINET, OVERALL,DRAFTING TABLE STORAGE CABINET,WOULD AND DESK NEEDED PREFER TO BE NEXT TO WATER SUPERVISORS WATER QUALITY SALLY MILLS OFFICE/CUBE 100 PWO L SHAPED DESK 5 X 5,2 1 PRI AUTO,1 WORK TRUCK NEEDS LOTS OF STORAGE, REQUEST DESIGNATED COORDINATOR SMALL LAT.FILES, HOLDS INVENTORY OF WATER CABINET TO STORE STORAGE IN WAREHOUSE CHEMICALS AND TESTING CHEMICALS RATHER THAN SUPPLIES,KEEPS STATE IN A FILE RECORDS;2 YRS ON HAND AND THE REST AT CANTERBURY, KEEPS BOOKS ON STANDARDS AND PERIODICALS,ADJACENCY IS WITH CORIANNE,AARON, ROB,KENNY,HAS A LOT OF MEETINGS IN HER OFFICE AND LOTS OF CONF.CALLS BACK FLOW HUNG NGUYEN CUBE 80 PWW DESK AND TWO 4 HIGH COORDINATOR VERT.FILES CONSERVATION CORIANNE HART CUBE 100 PWO WORKSTATION,4 FILE 1 AUTO,1 VAN ADJACENCY WITH SALLY,A LOT COORDINATOR CABINETS,BOOKCASES, OF PHONE TIME,NEEDS LOTS REMOTE STORAGE IN OF STORAGE.KEEPS ALL WAREHOUSE CONSERVATION BROCHURES AND KITS UTILITY WORKER II? MIKE HENDRIX FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20" SHARE OPEN W X 20"D X 80"H NEW COMPUTER LOCKER, AREA SR.UTILITY WORKER JOHN QUIHUIS FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20" SHARE OPEN W X 20°D X 80"H NEW COMPUTER LOCKER, AREA UTILITY WORKER II CHERYL HUEGLI FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20" SHARE OPEN W X 20°D X 80°H NEW COMPUTER LOCKER, AREA UTILITY WORKER II LYNN TESKY FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20° SHARE OPEN W X 20"D X 80"H NEW COMPUTER LOCKER, AREA AIL WORKER II CLARK FARRIER FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20" SHARE OPEN W X 20"D X 80"H NEW COMPUTER LOCKER, AREA UTILITY WORKER II STEVE KELLER FILE,LOCKER, 35 PWW 2 DRAWER 48'LATERAL,20" SHARE OPEN W X 20°D X 80"H NEW COMPUTER LOCKER, AREA UTILITY WORKER II JOHN SAGER FILE,LOCKER, 35 PWW 2 DRAWER 48°LATERAL,20' SHARE OPEN W X 20"D X 80°H NEW COMPUTER LOCKER, n DCn CITY OF TIGARD, OREGON DEPT OF PUBLIC WORKS-SPACE NEEDS ANALYSIS 3/22/2006 JOB TITLE NAME SPACE NSF LOC INTERIOR EXTERIOR ADJACENCY NOTES REQUIRED WORKER 11 WAYNE KLEMENT FILE,LOCKER, 35 PWW 2 DRAWER 48"LATERAL,20" SHARE OPEN W X 20'D X 80'H NEW COMPUTER LOCKER, AREA WATER QUALITY AARON BEATTIE OFFICE/CUBE 35 PWW 2 DRAWER 48'LATERAL,20" PROGRAM W X 20-D X 80'H NEW COORDINATOR LOCKER, PROJECT ENGINEER ROB MURCHISON OFFICE/CUBE 100 PWA DESK 5 X 8'6, TWO ADJACENCIES;BRIAN AND BOOKCASES POSSIBLY KENNY,SAM& AARON,USES AUTOCAD, REGULAR CONTACT WITH PERMIT DEPT UTILITY WORKER II TRAVIS MATHENY FILE,LOCKER, 35 PERMIT 2 DRAWER 48"LATERAL,20° SHARE OPEN CENTER W X 20"D X 80"H NEW COMPUTER LOCKER, AREA SR.UTILITY WORKER VACANT 35 SUBTOTAL 1085 1.25 X CIRCULATION TOTA 1356.25 CITY OF TIGARD, OREGON DEPT OF PUBLIC WORKS-SPACE NEEDS ANALYSIS 3/22/2006 JOB TITLE NAME SPACE N SF LOC INTERIOR EXTERIOR ADJACENCY NOTES REQUIRED OFFICES 5,713 5712.5 R L..,ROOMS 900 LUNCH ROOM 800 SUPPLY/CENTRAL 500 FILE MUD ROOM, 2,400 SHOWERS, LOCKERS RECEPTION 300 SIGN SHOP 1,200 ADDITIONAL 600 CONFERENCE ADDITIONAL 500 STORAGE 12,913 TOTAL OFFICES AND PUBLIC INT. SO FT REQUIRED OUTDOOR STORAGE PARKS AND 6,700 EARTH AND PLANTS 1,400 SQ FT COVERED STREETS AND LOCKED 1,550 SQ FT OPEN 3,750 SQ FT 6,000 WATER:EARTH(ALL PW)2,500 SQ FT, OPEN 3,000 WATER,WASTE& SQ FT WASTE/STORM:OPEN STORM 500 SQ FT FLEET 310 COVERED AND LOCKED 150 SO FT, OPEN 160 SQ FT TOTAL OUTDOOR 13,010 STORAGE ( RAL NOTES:TWILA-JOY WOULD BE MAIN CONTACT WITH PUBLIC, DENNIS-ALL PERSONAL VEHICLES COULD MOVE TO OUTSIDE MAIN VG,AUDITORIUM MAY GO TO OFFICE SPACE,PWW TO HAVE ALL WORKERS AND DAILY USE VEHICLES IDEALLY,MOVE OUTSIDE STORAGE TO rE AREA,FIELD EMPLOYEE AREA IS PRIORITY,MORE COVERED PARKING FOR ALL DEPTS,FLEET OPERATION COULD MOVE TO REMOTE AREA, PV,,oIBLE EXPANSION ARE TO FRONT LAWN,CHANGE SIGN,MOST PEOPLE WILL GET CUBICLES,PWW COLD IN WINTER;UPGRADE HVAC,MOVE-IN JAN 1 2006, ROB-REQUESTS LARGE WORK ROOM WITH SPACE TO REVIEW LARGE DRAWINGS IN GROUP, MIKE L-USES AUDITORIUM FOR TRAINING 8 WEEKS OUT OF YEAR,NEEDS HOLE IN EXTERIOR WALLS AT 3 POSSIBLE LOCATIONS FOR MESSAGE CENTER;CURRENTLY IN WBF129 OR WBF123,REQUESTS MOVABLE CABINET FOR HAM RADIO STATION 6'H X 6'W X 2'-6"D, GENERAL-PWW AUTO PARKING SPACES TOO SMALL CITY OF TIGARD 6/16/2005 SPACE NEEDS ANALYSIS Form A Office DEPARTMENT SURVEY FORM Department: Form Completed By: Title: Current Location: Telephone#: Email: OFFICE/WORKSTATION REQUIREMENTS Describe your basic workstation or office layout, size and storage. ADDITIONAL SPACE REQUIREMENTS Please indicate if additional space is required, size and/or quantity. Files Outside Storage Conf Rooms Work Shop Lockers Warehouse Storage Office Storage Office Equipment Parking Notes: SPACE PLANNING REQUIREMENTS Describe any other special planning requirements you require such as: Interaction with the Public Adjacencies with other staff Privacy Work Flow Large Equipment 29 Utilities CITY OF TIGARD 6/16/2005 SPACE NEEDS ANALYSIS Form B Supervisor DEPARTMENT SURVEY FORM Department: Form Completed By: Title: Current Location: Telephone#: Email: DEPARTMENT EMPLOYEES—OFFICE/WORKSTATION REQUIREMENTS Name/Title Office or Workstation required and size ADDITIONAL SPACE REQUIREMENTS Please indicate if additional space is required, size and/or quantity. Files Outside Storage Conf Rooms Work Shop Lockers Warehouse Storage Office Storage Office Equipment Parking Notes: 31 Z� °§�� 0§ `000< [ fss § E§f2 , §°'`§2 k@ ' § boo mk/`/ §Q ,� � w z� .. (a j��z�� • /i ' »>-��)- <wW � ca} re CO a§§/�\ 0a °2u)' \\� ` ` { D ° ) < ��k§R _ d._ WO /)-)->->-� ■ $00 »m§§dI- @§\f® - §$ 0 6 2 2!;* �.° . a2 n {°I }# } ��§! \/Dj§� ■§ - ©e; 0Y<ZEU< ' k \ 1 y y f°© , © Iry Ate/a /2- 2 I1 ' R§. 1 S \ ii!I• I §Q . /l› › t.z --- �-+——]§£ Cl) aa- § ' #Q< §§\( §■ @co 15 § 1 0d © � \'` , K (2§§�\Mz> ) \\. CO �)('fj`&§§$k2 `fe■ §( § �ƒE � a z. 2} § wizf ku \J :2S/ . . §G )z§ • \ƒ\ CO23G o0I`a . ■FF. #§ ! r I § 0 _ \ a I-w< w 1 Q>-› z>-> 2re 9 &L,5`le2^ §H§§fm2 >. 0- X( \II zk',kl§ 440t .I ik ; b.1Ew , 2<0 % \ 0 )k§ o! «U. t CO I §0■«°,�©,. CO , m R §§\2 r- \ / 2 0• I § m I co 01 . e } � ■e▪■! 0w It ■@ 8§�aeB K ■ t• <W■F-1 e3 %$__ — I •j co k 1s. ■ \ @ i§■§ § _ ab \0Bk tI § �k k Q. u'°- . I a. k \ 2 33 Options Options Developed The following plan options were developed based on the space needs analysis data used to determine the ideal solution. In tandem with that solution, these options have been identified as a potential solution that could achieve multiple goals for the City of Tigard. These options will: • Consolidate office staff from three sites to one site Maximize utilization of Water Building • Vacate Annex and Public Works Office for other department use • Provides expansion of usable area at Water Building However, these solutions incur a significant investment in the Water Building, but do not achieve the goal of accommodating all staff and services in one location due to the limitations of the site. Parking for events in the Public Meeting Room would be limited, causing overflow onto public streets. In addition, shared staff areas are not adequately sized for future growth. In summary, the Water Building site alone is not adequate to accommodate current and future needs without expansion of the site or utilizing Public Works Yard for some functions. Two options were identified: Option 1: • Move all staff and departments from Annex and Office buildings to the Water Building. • Increase size of Water Building to accommodate all staff with marginal growth over the next ten years, but parking and service yard will be reduced and limited. • Move SCADA to Water Building. • Keep Public Meeting and Conference room available to the community for meetings. Option 2: • Same as Option 1 except Fleet is moved to the Public Works Yard to provide additional Service Yard at Water Building. Summary of option 1 and 2 costs are as follows: Scope Option 1 Option 2 Renovation of Water Building $527,700 $527,700 New Construction $784,960 $716,160 Sub-Total Direct Construction Cost $1,312,660 $1,243,860 Soft Costs(30%of Construction Cost) $393,789 $373,158 TOTAL $1,706,458 $1,617,018 ® City of Tigard Publir Works Department Facility Needs Analysis 35 r .,... , , -. 1 „. ___] I ,L__ ° cn - Rk . 2 o y 0 Z A W N.) • P AD = D -, 7o -ip - zOp o, < p 4 �1' �� DnDvmDD -4 OoZ < � , , mom Arn7, rn Anrn it �• cD � p � N OpD �I < U `0 � -- ; prnr- 0 0 , o• nz N ( zO o � n0 ND () r-- --- -- 0 0 -1 m rn = �� O Op0O � 0 -1'• OD � O (JD� D Noy n _ � N22OO -_'ip = O --II - Tx -1 D -a --ID -0 . �� - CCm n - A T -o � )111111111111111 cn• rnrn _< mZU z rn - ` � Z� .2 , ••• Z D Q OD D rnC Dm0 --Ii -0 --I Z rnD zcc, D F., Z ZD Dp D D � Ejci n rn ^� p' cn r rn � 01 N m � N C p n- w < w c > > --4 5 an cv rn =I rT _Drn ZZO ZZ �m � G Z� Gcr ��ryZ Z F. • ll > 70m = rn T � rn = =C 2z i xO p Om Z 0 N : 0 � O 00 nz O -- „ D 0 0 mZ ZZZ p � D � p D . x171 Z = m p rn rilrnn D rn n TZ x) � = z I pD n = n = Z n I c D D = xio c � Z � < 0p Drn nN � n •n �m p � 7, ZO n z D c D O T n Z -0 x n m � p -rnl cm u) I gli i -� �' co Yg a ; 7c m o � � LQ� I ■ , 1 1 lig> ri J- 6—' ' I h il, t ❑ , , i / .— 1 • ♦ ♦ ❑L •ag o0 C� AI° � � 0 �e � o % 0 �o --- i��i ....... i lI 1 . ,n �1 C 0 „ — "I OfTgli PI -1) rii ;3 E n /ITEI 1 0==�.I �1 1 0 Ia1 I�I� m I�I 1 1 -�I ®m zm _1'._ t ., o i L _ 1I o ® ® - ® i ��' c a o I CD i i N 2 1 , t� '_ b I`- i y i1 1 CD T!OrA co N 0Arnrn 4DDrmDC70DD -1 on1D = `' D = D - = no - = Oo < o � oOZ � op ' D ° O a3 ' � ntocn > < �G0 vpD � Z o, nZ Nn � cnO � pnO DO -+ - Z 3 = nOOO � . oOrI � r cn5 , � cn • cn -In " Z n v,O � poM � -nDD O DSOrn ( � D 00D AZ =IZ Cnmc� ; � p � nn Drn � v 0 7 � Eu) pD 7, npO Zrnr � oO ,„ --ix Z Dm mZv Z m - cn i Z ••Z � m Z x) < z H IIIIIII 1~ =, � 6m2, " 22 m - 2 <D <- orn � D O C rn � O n 4� p - O - DDrn n57. =1 = DD Dw D D ZO o } = n Ip f = np pm rn � rnn � c o m0 ca' cicnmZNZf0 � OHO (/'' Z C < Z cn�' mD rno ZCrn Z Z _ Z I om-1 m ti> O -17 rn D D 0 Z c. -.0rnT CTO ZZ mrn� Z9O � � G nr C � pO CE z on rnZ „ 7z � „ x 190 1- <� � rnw Nnn On3 02 3 � � OD GAD DOo Orn � � I< Z � � Ni� p � Z � I OAS m -i O 00 1 � 70m0 rn Cr) 0 -i = DD � � 70 O7 7C 3 '�' cn O Z 0 o 0 0 7\ Z 7C mcn m D D • m „ 7, n Drn OZ rnN i _, Fiji � Z 0 0D DO -nI � Zrnrn � 0p rn 3 D • = rn nDZ Orn D � �n C r Z o 7, D O O rn o N 0D -Z D O Z >D D Z = m Z 0DG v O � r 0 rn rn cn m ` —I x co I J o � y , —` I to y n I uH � I A ,-- . 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W p c -1 n D Zc„ C 3 cr n Q 3 > m wrn 0 - D D --v m > D C Z > ZZff, n � cn Z 0 G) � D O 2 c, G0 7! a - - tiTilj Y a m y y r A o 0 ri t e z - Q p a 9 r Lei I z © - , � u�� x _ � 8 i -_= -7 [121 EL .,,91 °-;:.. r - Qg pi t ,i_ 17 Lam.. m �n L : m o �I m ; S �m i n z �_ i - a _ _ rif CI IL o I m m m I I�I I Tj i i 1 ;41— I City of Tigard Department of Public Works Preliminary Comparative Cost Analysis Option One Option Two 1 Light Renovation 6,497 SF 6,497 SF $40 /SF $259,880 $259,880 2 Medium Renovation 1,460 SF 1,460 SF $65 /SF $94,900 $94,900 3 Heavy Renovation 1,572 SF 1,572 SF $110 /SF $172,920 $172,920 4 New Construction Office 4,906 SF 2,976 SF $160 SF $784,960 $476,160 Fleet Shop 0 SF 2,400 SF $100 SF $0 $240,000 Direct Construction Cost $1,312,660 $1,243,860 Soft Costs (30%) $393,798 $373,158 ( Total Project Cost $1,706,458 $1,617,018 `Fleet costs to re-build are included but can vary greatly Light Renovation: Finishes, minor electrical, HVAC Medium Renovation: Limited wall and ceiling demolition, lighting, power, HVAC Heavy Renovation: Complete wall demolition, new lighting, new power, HVAC, plumbing Soft Costs Include: A&E Fees Permits Testing &Inspections FF&E Contingency Relocation Phone/Data Assumptions Wood Framing Slab on Grade HVAC replacement include @ all scenarios @$15/SF Exclusions: Haz-Mat Abatement Recommended Solution Proposed Solution The Recommended Interim Proposed Solution has been identified as a short term solution that will achieve several goals of this analysis. This solution will: • Consolidate most office staff from three sites to one site Maximize utilization of Water Building • Vacate Annex and Public Works Office for other department use • Minimize initial cost expediters This solution leaves the Parks and Streets staff and equipment at the Public Works Yard, keep- ing that Yard and Support buildings in use until a long term solution is achieved to consolidate the Yards. The Interim Proposed Solution will: Interim Solution: • Move Administration groups from Annex and Office buildings to the Water Building Update finishes and upgrade building systems in Water Building to accommodate. • Most Parks and Street personnel requiring office space are located at the Water Building. • PW Office Building is vacated for police storage use. • Increase efficiency of Water Building by compressing staff space and reducing support space so that no physical expansion is required. Move SCADA to Water Building. Keep Public Meeting and Conference room available to the community for meetings at the Water Building. • Modular building will be provided at PW Yard for Parks and Street use as crew lunch room and toilets. • Fleet remains at the Water Building site for efficient vehicle maintenance. Surplus area will need to expand into the PW Yard area. • Additional storage space can be created in vehicle bay overhead space or auditorium. Sign shop remains at PW Yard. Summary of costs are as follows: Scope Interim Solution Renovation of Water Building $435,120 - Modular Unit for 5 years $100,000 Sub-Total Direct Construction Cost $435,120 Soft Costs(30%of Construction Cost) $130,536 TOTAL $665,656 ® City of Tigard Public Works Department Facility Needs Analysis 37 City of Tigard Department of Public Works Comparative Cost Analysis Interim Solution 1 Light Renovation 10,878 SF $40 /SF $435,120 2 Medium Renovation 0 SF $65 /SF $0 3 Heavy Renovation 0 SF $110 /SF $0 4 New Construction 0 SF $0 0 SF $0 Direct Construction Cost $435,120 Modular Rental @ 5 yrs. $100,000 Soft Costs (30%) $130,536 ( Total Project Cost $665,656 * Includes cost for a sink and upgrades at office and team area in Streets and Parks building Light Renovation: Finishes, minor electrical, HVAC Medium Renovation: Limited wall and ceiling demolition, lighting, power, HVAC Heavy Renovation: Complete wall demolition, new lighting, new power, HVAC, plumbing Soft Costs Include: A&E Fees Permits Testing & Inspections FF&E Contingency Relocation Phone/Data Assumptions Wood Framing Slab on Grade HVAC replacement included @ all scenarios @$15/SF Exclusions: Haz-Mat Abatement