CC SR 20160802 E - Corporation Yard StudyRANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 08/02/2016
AGENDA REPORT AGENDA HEADING: Regular Business
AGENDA DESCRIPTION:
Consideration and possible action regarding a space needs study of the City's
corporation yard
RECOMMENDED COUNCIL ACTION:
(1) Receive and file the Corporation Yard Needs Assessment Study prepared by
Griffin Structures, Inc.
FISCAL IMPACT: None
Amount Budgeted: $30,000
Additional Appropriation: None
Account Number(s): 330-3030-461-32-00
ORIGINATED BY: Andy Winje, PE, Senior Engineer;
REVIEWED BY: Michael Throne, PE, Director of Public Works ?,,;�)O
APPROVED BY: Doug Willmore, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Corporation Yard Needs Assessment Study (page A-1)
BACKGROUND AND DISCUSSION:
The Public Works Department has been using a portion (about three and a half acres)
of the Civic Center campus for equipment and material storage, contractor staging,
refuse bin operations, rolling stock parking, and shop operations for many years (Page
A-10 of Attachment A). Over time, the City's needs have evolved and these areas,
known collectively as the Corporation Yard (Yard) have been used without the benefit of
any space planning. In addition, very little has been done in the way of maintenance of
the facility, especially regarding site security. The idea to re -secure the Yard
boundaries with new fencing and gates last year led to a discussion of the appropriate
size, layout and space needs of the facility.
Griffin Structures, Inc. (Griffin) was commissioned to prepare a needs assessment study
for $25,000 under the City Manager's contracting authority. The contract called for
three primary deliverables: a Space Needs Assessment, a Conceptual Site Plan and a
Probable Cost Estimate, which are included in the study (Attachment A). The process
began with an analysis of the City's current operations and future needs. Space needs
were then computed using established standards. Needs were examined in light of site
1
constraints and opportunities, and a site layout was developed for review by Staff. After
review and acceptance of this site concept, a detailed (albeit very preliminary) cost
estimate was prepared.
With Staff's direction, Griffin assumed that future operations would revolve around Yard -
based operations personnel. This is a change and improvement to current operations.
There are no office facilities in the Yard at this time, but Staff believes that maintenance,
operations and contractor management would be better served by a closer proximity of
City maintenance personnel to the facilities, equipment and materials needed for
delivery of services. The programming for the Yard also includes space to make small
repairs and warehousing (indoor and outdoor) that support building, park, street and trail
maintenance. In addition, an Emergency Operations Center (EOC) was included in the
needs programming, based upon the assumption that a new facility could more easily
be built to the "essential facility" standard necessary for an EOC than could retrofitting
the current City Hall building. The total building facility was also assumed to meet the
highest Leadership in Energy and Environmental Design (LEED) standard. The
programming was computed in a modular fashion, allowing for removal of the EOC from
Yard programming (for example) if it is preferred elsewhere on the campus.
When parking and circulation areas are accounted for, the study determined a required
site footprint that, when applied to the current site, is just under two acres (Pages A-12
& A-13), including a ±12,000 -square -foot building footprint. The concept also assumes
using one of the former missile bunkers for storage. The needs of the Yard could be
further compressed into an "ideal" site (e.g., rectangular, street corner, etc.) of about an
acre -and -a -half, if such a location could be found elsewhere in the City (Page A-14).
Finally, the study provides a "Conceptual Estimate of Probable Cost" for both on-site
and "ideal" locations of between $12.89M and $12.78M, respectively, in 2016 dollars.
These costs include estimated fees for planning and program management, design,
permitting, construction management and inspection, construction, temporary facilities,
FF&E (fixtures furnishings and equipment), electronic systems (including EOC
technologies), builders risk insurance, utility connections and plan check.
Contingencies were applied to design and construction era activities, but no overall
contingency was added. The "ideal" location estimate does not include land acquisition.
Staff recommends City Council receive and file this study in anticipation of future
discussions regarding the Civic Center Master Plan and improvements to the City Hall
campus.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative action is available for
the City Council's consideration:
Discuss and take other action related to this item.
2
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Rancho Palos Verdes
Corporate Yard Needs Assessment
Submitted: June 6, 2016
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GRIFFIN STRUCTURES, INC.
Program and Construction V.anigers
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Rancho Palos Verdes
Corporate Yard Needs Assessment
Submitted: June 6, 2016
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GRIFFIN STRUCTURES, INC.
Program and Construction V.anigers
Report Presented to
The City of
Rancho Palos Verdes, California
Rancho Palos Verdes
Corporate Yard Needs Assessment
Including
Space Needs Assessment
Conceptual Site Design
Conceptual Estimate of Probable Cost
Report
Submitted June 6, 2016
GRIFFIN STRUCTURES, INC.
2 Technology Drive, Suite 150, Irvine, CA 92618
949-497-9000 - www.griffinholdings.net
A-2
TABLE OF CONTENTS
TABLE OF CONTENTS..............................................................................................................................I
INTRODUCTION.......................................................................................................................................
THISPROJECT.................................................................................................................................................................................... I
THISREPORT......................................................................................................................................................................................2
SPACE NEEDS ASSESSMENT.................................................................................................................. 3
YARD -BASED STAFF.......................................................................................................................................................................... 3
COMPUTATION OF SPACE REQUIREMENTS....................................................................................................................................4
QUALITATIVE CONSIDERATIONS....................................................................................................................................................6
CONCEPTUAL SITE PLAN....................................................................................................................... 7
EXISTINGSITE.................................................................................................................................................................................... 7
PROPOSED CONCEPTUAL SITE PLAN............................................................................................................................................. 8
OPTIONAL CONCEPTUAL SITE PLAN — MINIMAL FOOTPRINT & UNSPECIFIED LOCATION .................................................. I I
CONCEPTUAL ESTIMATE OF PROBABLE COST............................................................................. 12
CONSTRUCTION ASSUMPTIONS, CLARIFICATIONS, AND EXCLUSIONS................................................................................... 14
ATTACHMENT I — DETAILED SPACE REQUIREMENTS DATA SHEETS
ATTACHMENT 2 — CONCEPTUAL SITE PLAN
ATTACHMENT 3 — CONCEPTUAL ESTIMATE
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Table of Contents — Page i
A-3
INTRODUCTION
THIS PROJECT
This project has the objective of providing a complete and thorough space needs for the City's corporate
yard area, to assess current and future use, address site security, identify an operational foot print, and ex-
amine the spatial needs to increase productivity and efficiency. This study also includes recommenda-
tions regarding cost effective modifications to accomplish City goals.
The Space Needs Study has assessed the space requirements for all operational areas of the existing yard,
and includes a review of the City's emergency protocols, inasmuch as the corporate yard will often serve
as a first responder in the event of a major disaster. This study addresses operational practices, alterna-
tives for space usage, and the analytics of space needs computation. The study scope includes office are-
as, shop areas, covered areas, open areas, and parking needs for city, employee and visitor vehicles. We
have reviewed best practices and related space allocations to assist the City in better supporting its con-
tracted services.
In execution of this work, Griffin has employed suitable space standards, based in part on information
collected in the City and in part of the best -practices in place in other communities or promoted by vari-
ous agencies. These have been applied to the projected operations so as to arrive at space requirements
for each part of the operation. In the final step of the space analysis, we have added and allowance for
circulation, building access, mechanical and systems, and special areas to obtain a total space requirement
for the proposed facility. Our computation of space needs was also applied to the present operations, to
compare the computed existing need with what is actually occupied now. Space was also then computed
for projected future operations under City -approved scenarios.
After the space needs were computed, a review was made of the existing site capacity and site usage op-
portunities. A future Conceptual Site Plan was then developed that incorporates the findings of the space
needs study into a visual tool for planning the future use of, and feasible modifications to, the site. On
approval of this result, Griffin developed a Conceptual Statement of Probable Cost for the delivery of the
identified improvements, in a format acceptable to the City.
Project Deliverables
By agreement, Griffin is to prepare the following items as deliverable products in the course of work in
this project:
• Space Assessment Report
• Conceptual Site Plan
• Conceptual Statement of Probable Cost
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page I
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THIS REPORT
This document contains the elements of the items listed above: Space Needs Assessment, Conceptual
Site Plan, and Conceptual Statement of Probable Cost.
Our methodology is iterative: first the operations are examined and quantified, then the space needs are
computed based on established standards and accumulation of overall requirements out of the analysis of
the various component pieces, then the site is examined as to its constraints and opportunities, then the
computed requirements are fitted to the site conditions and design review, and then a conceptual budget is
prepared based on the implications of the design.
SurveylbfO SpaceNeedsO Situ Site®esign0 StatementIMM
Operations0 Assessment0 Opportunities0 andltayout(s)0 ProbableMostM
01 0 &Xonstraints0 0 —0
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 2
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SPACE NEEDSASSESSMENT
7_x;1 •I&I rel 9:
Public Services yard space requirements depend on the services delivered from the yard, and the methods
by which these services are provided. These requirements are therefore reflected in the types and sizes of
shops, amount of equipment and materials stored, volume of rolling stock, numbers of employees,
amount of employee parking, and the like.
The yard operations at Rancho Palos Verdes are largely performed by contracted services, and so the yard
area requirements are driven largely by the service levels, the technologies used to perform those services,
and the implicit staff and equipment requirements of them. There are, however, some City staff and City -
managed services (such as contract management and verification) which must be accounted for within the
subject facilities. Accordingly, City staffing levels and staff deployment has a small but direct impact up-
on the computation of space requirements, and it is necessary to identify projected staffing assignments to
identify yard space needs. Griffin has discussed future contract as well as City -based operations with
City management staff, and based future space needs on assumptions and guidelines given to us. This
project does not contain any analysis of operations alternatives or alternatives in service delivery. We
have, however, have taken a "modular" approach to the determination of space and the computation of
requirements to include future assumptions of operational levels, staffing plans, and service requirements
on a unit -by -unit basis, so space needs remain up to date with City objectives as they may evolve.
The following exhibit presents the summary of City -based staffing levels and assumptions.
Exhibit
Staff Levels for Space Computation
Shops
Building Maintenance
Now
Future
Comment / Note
ADMINISTRATION AREAS
Contracted services
Marina Maintenance
Contracted services
Maintenance Superintendent
1
1
Contracted services
Lead Worker
1
1
Future Offices
0
note
Two positions allowed for future contingency
Office Support Specialist
1
1
Located at entry reception point
Administrative Crew
2
4
future space projected
Maintenance Staff Workstations
2
2
EOC Areas
No dedicated staff
Shops
Building Maintenance
Contracted services
Park Maintenance
Contracted services
Street Maintenance
Contracted services
Marina Maintenance
Contracted services
Refuse
Contracted services
Warehousing & Storage
Contracted services
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 3
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COMPUTATION OF SPACE REQUIREMENTS
The amount of space needed in a yard facility depends on several factors, including the number and de-
ployment of staff to be accommodated, assumptions of operational needs (levels of service, types of
equipment, etc.), allowances made for operational support areas (such as locker rooms, meeting areas,
training areas, etc.), the needs for special operational areas, and assumptions of circulation and access
within the site. The computation of these elements has been based on a sequence of activities beginning
with data collection and including analysis of each functional area in turn.
Data Collection. Our first step was to survey the current space use, observing the types and amount of
space in use as well as tabulating the equipment in use, the nature of space, and areas of visible space
deficiency or surplus. Following the survey process, we interviewed key City Staff regarding their
services under contract, operations, staffing, space usage, earlier space planning, and long term re-
quirements.
Projection of Operations and Areas Required. We projected future space needs based on information
obtained from each of the staff interviewed. In those interviews, we discuss the specific space needs
of each respective unit, with an understanding of the workflow required to increase efficiencies where
possible. We identified the types of spaces needed for operations, support spaces for contracted ser-
vices, the capacity and use of those spaces, and the relation of the spaces to other areas of the yard.
We also discussed distributed versus central lockers, lunchroom, support and reference areas, material
storage, and others.
Space Standards. We developed space standards for use in this project by (a) review of existing op-
erational requirements and working conditions, (b) consideration of existing and projected activities,
(c) analysis of established standards in use in other cities, and (d) consideration of future trends and
the needs for flexibility and adaptability. For appropriate areas, space standards are used in compu-
ting space requirements by applying the "unit" standards to the quantities applicable here.
Computation of Space Requirements. The calculation of space requirements for each of the functions
and operations in the yard was accomplished in large part by applying space standards to the required
operational levels. For equipment areas, we use the existing allowance for items now in use as a
baseline, and adjusted this square footage for future needs based on City -identified growth factors,
space use efficiency, alternate racking and storage systems, etc.
Tabulation and Summary. The requirements details are then tabulated on data sheets for each func-
tion area. These detail sheets show the items, the space standards used, and the projected quantity
and well as square footage requirement at each of the projection levels. This allows the City to ana-
lyze the needs on an individual basis, and also to examine how requirements change from now to the
future.
The calculation of space requirements tabulated for each of the functions and operations in the yard was
entered onto tabulation data sheets, which are presented in this report. We use the existing allowance for
items now in use as a baseline in our space calculation, but have adjusted this square footage in the future
projection period based on growth factors, space use efficiency, and other operations information ob-
tained in our data collection.
The requirements details are formatted and presented in terms of the existing organization. This allows
for easier review and comment by the operating divisions involved. The detail sheets show the items, the
space standards used, and the projected quantity and well as square footage requirement at each of the
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 4
A-7
projection levels. This also allows the City to analyze and examine how requirements change from pre-
sent to the future.
Administrative Areas
Space is computed by application of appropriate office and support space standards to the projected City
staff to arrive at space requirements for the workstations and offices in the Administrative Areas. We
then add allowances for other rooms and functions, including filing and office support, storage, confer-
ence rooms, public counters, and the like. Finally, we add an allowance for circulation within the net
functional area of the department. This circulation allows for pathways inside a department's "suite" or
working area, including both corridors and paths through the various open work areas or "bullpens" if
they are programmed. The total of all this results in what we have termed "total net square feet" of the
building requirements.
EOC
A City EOC is added to this program for several reasons, including the need to provide emergency re-
sponse resources serving the department, and the fact that it is easier to incorporate the necessary struc-
tural resistance levels in new construction than within the existing City Hall facilities. The proposed
complex is planned around a large central room for primary operations, in which tables around the room
can be used for response -team seating, and counters at the side can be used for charging stations and other
support functions. A side conference room, in direct communication with the main operations room, is
for executive policy decision-making during the time of activation. Other support areas include a small
food and beverage station as well as integral storage facilities.
Contract Services
Contracted services are utilized as the primary approach for providing necessary resources to the city of
Rancho Palos Verdes. As such, the yard has been programmed to support those functions, predominately
covered areas and laydown space for materials, equipment storage and related items to ensure contractors
have the necessary infrastructure for efficient operations and competitive pricing for their service con-
tracts. Administrative spaces were programmed for City staff to specifically manage all service contracts
including the City's anticipated future expectations for operations. Additional areas such as the lunch
room, restrooms, and related operational support spaces have been provided as amenities to contract staff
as well as the administrative City staff
Space Requirements Detail and Summary
The space requirements are divided into several types of space:
• Administration areas: include executive office facilities, clerical areas, file space, and office support
areas.
• Offices and Shops: include contractor work areas, assembly space, workshop areas, and shop mate-
rial / equipment storage.
• Covered Areas: Typically, areas with canopy cover for shade or light protection from the elements.
If functionally needed, may be secured with a lockable door, or may be in some cases designed
with an open front, but may be enclosed on four sides.
• Open Areas: includes areas that are fully open.
• Parking: includes all City rolling stock, employee parking, and visitor parking.
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 5
1 •
•
Space is tabulated for (a) actual operations (to show a baseline of what is occupied now), (b) required op-
erations (what is needed today), and (c) future operations (what is needed for the future). This allows for
blocking or stacking the space needs, examining the implications of alternatives, and examination of
changes presented by each scenario.
The detailed requirements, computed according to the approach, methodology and assumptions discussed
above, are presented in Attachment 1 to this document.
The following exhibit provides a summary of these space requirements, including allowances for circula-
tion which provides not only for the individual items which require space, but also for the access to and
around those items, site driveways, set -backs, minimal required landscaping, and other elements which
are part of the total site space requirement.
Exhibit
Summary of Space Requirements by Type of Space
Actual
Footprint
Admin Building / EOC/ Shop Areas
5,341
Covered Areas
523
Open Areas
17,071
Equipment Rolling Stock
4,400
Employee Parking
1,000
Visitor Parking
600
Subtotal (sq. ft.) 28,935
Site Circulation / Roadway 82,606
Site Setbacks and Contingency 38,727
Total Site Requirement 150,268
Total (acres) 3.45
QUALITATIVE CONSIDERATIONS
Footprint GSF/Access
REQ'D
Footprint GSF/Access
FUTURE
Req'd
Allowance
SITE SF
Future
Allowance
SITE SF
9,324
50%
13,989
9,931
50%
14,897
5,880
25%
7,350
5,880
25%
7,350
3,800
25%
4,750
3,800
25%
4,750
4,400
100%
8,800
4,400
100%
8,800
3,000
100%
6,000
4,800
100%
9,600
600
100%
1,200
600
100%
1,200
27,004 42,086 29,411 46,597
50.0% 21,043 50.0% 23,299
15.0% 9,469 15.0% 10,484
72,599 80,380
1.67 1.85
Quantitative needs, discussed above, are a major part of the needs assessment process, but another, and
very critical consideration, is the set of qualitative requirements which apply. These non -quantitative
considerations include proximity and adjacency requirements, security control, special HVAC (and other
environmental) needs, and various design requirements for surfaces materials, durability, maintainability,
and so on. Specific notes have been provided as part of the detailed needs assessment located in Attach-
ment 1.
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment - Report
Submitted by Griffin Structures, Inc. Page 6
1 •
CONCEPTUAL SITE PLAN
Conceptual site plans for this project are included as Attachment 2 to this document. These plans are
based on the existing site conditions, the projected quantitative requirements (above), and an assessment
of the functional requirements for these operations.
EXISTING SITE
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 7
A-10
The above site plan shows the city hall buildings, which are situated generally to the north of the area
shown, and the primary yard facilities which are located generally to the south. The yard area also in-
cludes old Nike silo structures which are inactive. The south site area is the intended location of yard im-
provements, and the architectural analysis, site constraint assessment, and opportunities review show that
this can be accomplished. As such, one of the Nike silo structures is located within the parameters of the
suggested concept site plan. After reviewing the options of preserving or reusing this facility for yard
functions, it was deemed cost prohibitive and we have suggested to cap the lid of the silo to make the cir-
culation on this part of the site much more efficient.
PROPOSED CONCEPTUAL SITE PLAN
The following three exhibits shows the proposed plan. The first is a larger site plan showing total context,
and the second exhibit is an enlargement (with background) showing the yard areas. The third exhibit is
the enlargement shown without background. Due to the irregularity of the site's shape, the circulation
factors increase the overall square footage from what was suggested in the space assessment.
Exhibit
Overall Proposed Conceptual Site Plan
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 8
A-11
Exhibit
Enlarged Proposed Conceptual Site Plan — With Background
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f!F.
Area: 85,670 SF — 1.47 Acre Bin 2 Bin 3 + * S.,
r4 . MR,5 Bin Refuss
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_ -2f8 Scale • .).i w _ __. ���'��� �•�h �+,� �
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Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 9
A-12
Generate�
Exhibit
Enlarged Proposed Conceptual Site Plan — Without Background
B
40
y Staff, Coniractor/Vendor & Visitor Parking Visitor Gate
20
Shop & Storage Bldg. EOC & Policy Room Administration Bldg.
5,200 SF 2,340 SF 3,210 SF
I Yard
Area: 85,570 SF = 1,97 Acre
Bin 1 Bin 2 Bin 3 Bin G Laydown Areas
♦ 1 910 Sf '
Bin 4 1 Bin 5 Bin R u Bin ransf y
L[
4
-waydown NOW !uses
- - - 2,425 SF
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 10
A-13
OPTIONAL CONCEPTUAL SITE PLAN — MINIMAL FOOTPRINT & UNSPECIFIED LOCATION
An alternate site plan was also developed, based on a minimal site footprint on a hypothetical and unspec-
ified site. This option is shown in the following exhibit (enlarged, without background).
Exhibit
Enlarged Alternative/Optional Conceptual Site Plan — Without Background
Unspecified Site Location
Area: 68,400 SF = 1.57 Acre
SECONDARY STREET
+ * 18
10
Shop & Storage Bldg. EDC & Policy Room
4,465 SF 2,340 SF Administration Bldg.
1 3,210 SF
6 12
r
Bin 1 Bin 2 Bin 3 Bin 4 Bin 5 I
Laydown
Areas j
1,300 SF Bin 6 Bin'' R Bi [rci
- -- ---------1
Emerger------------ - - - - -- Laydown Areas - - - - -
Generator 2,500 SF
-------------------------------
1—
W
LU
fY
ri
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Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment - Report
Submitted by Griffin Structures, Inc. Page I I
A-14
CONCEPTUAL ESTIMATE OF PROBABLE COST
A programmatic budget has been prepared based on the Corporate Yard program requirements and con-
ceptual site plan. This is a total project conceptual budget, which is thorough and detailed appropriate to
the scope of conceptual -level design and project description.
As shown in the below diagram, a series of calculated steps have been performed to arrive at the pro-
grammatic budget.
Public Input
Design Principles Unit Costs&
Confirmed Market Analysis
Amenities Analysis
Needs Assessment Net Bldg SF Site Plan Gross Bldg SF & Programmatic
Non -Bldg Areas Budget
Parking Stalls
It is intended that these budgets will be refined as the design process continues, however, the estimate
may be relied on for planning and "order of magnitude" budgeting purposes. Thus, if the design assump-
tions and criteria remain the same, the figures represented here may be refined downwards during future
design phases. The costs presented here represent reasonable conceptual total project budgets with an ap-
propriate contingency, and we expect these will not likely escalate as the project progresses, assuming no
material changes in project scope, upgrades in identified materials assumptions, adverse revelations re-
garding unknown sub -soil conditions or hazardous materials, or other such changes in the project defini-
tions.
The following pages present the results of applying our cost models on the assumptions and details asso-
ciated with the programmed facility requirements, based on a tradition design -bid -build methodology.
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 12
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Exhibit
Conceptual Estimate of Probable Cost
Based on the Proposed Site Plan and as Qualified by the Attached Notations
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment - Report
Submitted by Griffin Structures, Inc. Page 13
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COMPONENT
Concept 1
Concept 2 COMMENTS
1
PRE -CONSTRUCTION SERVICES ._....�„_..w,w._-
eµ
120,000
120,000 Allowance
Pro ram Mana eme...._._......
Incl
Incl �I
Scheduling
Incl
Incl
Estimatin
Incl
Incl
Design Team Management
Incl
Incl
..................................................................................................................................................................................................................................................................................................................................................................................................................
Develo ment of Guaranteed Maximum Price
Incl
Incl
..................................................................................................................................................................................................................................................................................................................................................................................................................
Reimburs ables
Incl
Incl
2
A/E SERVICES
840,000834,000
Allowance
...__.._....-
...._................_....._.._.._......._____.______.._.._. ._____________.m____
Conce tual Desi n
_
Incl
._....... ._....._.._...._..._c .__.......__.___......_.._....._._._.._......_._.......__...__._._.__..._________._._._......_...
Inl -
Schematic Desi n
Incl
Incl
Design Development
Incl
Incl
Construction Documents
Incl
Incl
...__.....__
_....Bidd.........___................________......_.......................�_._.... .....
Bidding
_____........._._.
Incl
_......................_.. �...........
Incl
Construction Administration
Incl
Incl
........................a-b-l...s.................._...___................................_...................................................................................................................Inc[
Reimbursables
Incl
__-.__..........................................................__._._..._.._.....___..._.._._....___.
Incl
FF&E Design & Procurement Services
Incl
Incl
Design Fee Contingency
42,000
42,000 Allowance
3
IGEOTECHNICAL
Soils Resorts Buildin s, Parkin Areas
35,000
35,000 Allowance
4
ENVIRONMENTAL
Phase 1 ESA
10,000
10,000 Allowance
Phase 2 Report
0
0 Assumes that Phase 1 will not require a Phase 2 report
..................................................................................................................................................................................................................................................................................................................................................................................................................
CEQA
0
0 Assumes that Cit will determine the ro'ect is exem t from CEQA
......................................................................................................................................................................................................................................
5
DEPUTY TESTING AND INSPECTION
-..............--.......--................ .................................... ..................................... .............................. .....................
Soils Testing
75,000
75,000 Allowance
.........................................................,
...................................................................................................................................................................................................................................................................................................
Matenals Testin
100,000
100,000 Allowance
Roofing Inspections
15,000
15,000 Allowance
6
DIRECT COSTS
9,337,000
9,268,000
New Administration Buildin
Incl
Inc(
New Shop and Stora a Buildin
Incl
Incl
New EOC Building
Incl
Incl
New Material Bins w/ Canopy
Incl
Incl
Sitework (Fencing, Utilities, Demolition, Paving, Landscaping, etc)
Incl
Incl Includes concrete cap over abandoned missle silo
Course of Construction Contin enc
934,000
927,000 10.00
7
TEMPORARY FACILITIES DURING CONSTRUCTION
Temporary Trailers
25,000
0
8
1 FIXTURES, FURNISHINGS, & EQUIPMENT FF&E
Office Furniture Administration Buildina and ECC
160,000
160,000 Allowance based on 6,400 SF at 25/SF
EOC Audio / Visual Equipment
450,000
450,000 Allowance
Sho Shelvin
501000
50,000 Excludes all related sho a ui ment such as tools, machine , etc.
Misc. Furnishings and Fixtures
25,000
25,000 Allowance
................................................id.............................................................................................................................................................................................................................................................................................................................................................
9
ELECTRONIC SYSTEMS AND SPECIAL EQUIPMENT
..................................................................................................................................................................................................................................................................................................................................................................................................................
Computers, Phones, Servers, Scanners, Fax Machines, Copiers
Not included
Not included City TBD
PROGRAM 4;ONSTRUCTION MANAGEMENT
,10
..............................................................................................................................................................................................................................................................................................d'u".........................
Overhead, Fee &Administration costs
450,000
Gi:i..r.........................................................
450,000 Assumes 4 da s/week Burin construction
Reimbursables25,000
25,000 Includes online document management software
....................
............................................................................................ ............................................................................
Le al
...............................
1,500
............................... ...................................................... :............... ............................................................. .....................
1,500
Insurance__._,-_.._�.._.._........._....._..___
5,000
5,000
...__..........
_.......___....-..............._.._..
Contin enc
.........._....._.._
50,000
...._._......_.-..........-.... _______......_-.._....._. .___......
50,000
_______.
11
__.....-..................-...___.............._......_.._.................._........_______....-....._._........_
OWNERS BUILDERS RISK INSURANCE
_......-..-..-........._....._.-..............-.........._
See Note
.._........................
See Note Included in Direct Costs
12
.................................._.........................................................._._._._.._....-_....._.._.._..._._._......_
UTILITY COMPANY CONNECTION SERVICES AND FEES
._............................._.._.................................._.___________._.._..._.................
Southern California Edison SCE / Gas CompanX
10,000
10,000 Allowance: Ci of Rancho Palos Verdes
Phone/Data Service for new buildings
10,000
10,000 Allowance: City of Rancho Palos Verdes
Cable TV for new Admin / EOC Building
7,500
7,500 Allowance: City of Rancho Palos Verdes
Water/Sewer for new buildings
10,000
10,000 Allowance: City of Rancho Palos Verdes
13
CITY OF RANCHO PALOS VERDES FEES AND ADMINISTRATION
Plan Check, Permit Fees, and Buildin Ins ections
100,000
100,000 Allowance: Cit of Rancho Palos Verdes
14
CONTINGENCY: CITY OF RANCHO PALOS VERDES
See Note
See Note City TBD
CONCEPTUAL STATEMENT OF PROBABLE COST
$12,887,000
$12,780,000
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment - Report
Submitted by Griffin Structures, Inc. Page 13
A-16
CONSTRUCTION ASSUMPTIONS, CLARIFICATIONS, AND EXCLUSIONS
General Items
• Griffin Structures, Inc. is offering this Statement of Probable Cost based on current level of documen-
tation available which is based upon conceptual drawings. Griffin has used its reasonable best efforts
to assess identified project specific program requirements, geographic considerations, assumed build-
ing type, construction methods, current labor rates and material costs, and local market conditions to
generate an opinion of possible project specific costs. Griffin cannot be held responsible for adjust-
ments to this estimate which could produce amendments to subsequent and future project budget up-
dates based upon changes in project specific requirements or unforeseen adjustments in local market
conditions affecting both direct and indirect costs.
• Programmatic Budget is based on May 2016 values, and includes future estimated escalation based on
a midpoint of construction of December 2017.
• Programmatic Budget is based on the needs assessment and programmatic space requirements devel-
oped by Griffin Structures, and conceptual site analysis and plans developed by GPa Architects.
• Construction budgets are based on the City of Rancho Palos Verdes contracting for the completion of
the complete facility and site work improvements in a continuous phase to a single General Contrac-
tor. Neither multiple prime contractors nor phased construction is included.
• Construction budgets are based on State of California Prevailing Wages only and do not include Fed-
eral funding wages and requirements.
• Budget excludes all environmental consultant fees required for the Environmental Impact Report
(EIR) and/or California Environmental Quality Act (CEQA) process.
• Budget excludes any costs associated with hazardous material remediation and it is assumed that the
Phase 1 will not require a Phase 2 report.
• Budget includes fees associated with obtaining a LEED Platinum certification from the USGBC.
• Budget includes temporary facilities during construction such as storage space.
• Owners course of construction builders risk insurance is included within the direct costs.
• The budget excludes all design and construction efforts in upgrading the existing generator. Instead, a
new generator is budgeted to serve the site and related operation.
Site Work
• Budget assumes Southern California Edison (SCE) will increase service using installation allowances.
• Budget assumes Gas Company will provide new or relocated services using installation allowances.
• Budget assumes existing water pressures are adequate for domestic, fire, and irrigation water for the
site and buildings without the need for pressure booster pumps.
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Page 14
A-17
ATTACHMENT I - DETAILED SPACE REQUIREMENTS DATA
SHEETS
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Attachment I
1 •
•
Computation of Space Requirements
Data Sheets
Line
Department/Division/Title
Space Standard
Actual
Sq.Ft.
Required Need
Future - On Site
Comment
Name
Code Sq.Ft. SL
Staff Qty Sq.Ft.
Staff Qty
Sq.Ft.
1
ADMINISTRATION
AREAS
2
Administration
3
Private Offices
4
Maintenance Supertintendent
PO -4 180
150
1 1
180
120
1 1
1 1
0 2
180
Sean Larvenz
5
Lead Worker
PO -2 120
1 80
1 1
120
1
Gonzalo Garnica
6
Future Offices
PO -2 120
0 0
0
240
Future Growth
Future
7
8
Open Work Areas & Cubicles
9
Office Support Specialist
recept-1 120
100
1
120
1
120
Located at entry reception point
10
Includes communication system, typewriter, printer, and counter for public check-in
I I
Guest Seating
seat -2
30
60
2
60
2
60
12
Small Lobby
allow
60
80
1
60
1
60
13
14
Printer
print -2
20
40
1
20
1
20
15
Mail Boxes with Assembly Counter
allow
20
incl above
1
20
1
20
16
17
Other Rooms and Areas
18
Administrative Crew Room
90
2 2
4
19
Maintenance Staff Workstations
en -b
48
incl above
96
4
192
future space projected
Banuelos, Valadez
20
Locker Area
locker -2
10
incl above
40
8
80
21
File Storage
Iat-5
15
incl above
2
30
4
60
22
Reference Material, Supplies, Etc.
allow
60
incl above
1
60
1
60
23
24
Conference Room
C-7
420
400
1
420
1
420
Sits 16-20 people; doubles as DOC
25
Emergency Closet
closet -2
90
145
1
90
1
90
Contains emergency supplies, cots, etc.
26
27
Lunch Room
240
400
500
28
Warming Kitchen
kitchen -w
180
incl above
I
I
29
Pantry
allow
90
incl above
1
1
30
Vending Area
allow
20
incl above
1
1
31
Seating - dining
chair -dine
25
incl above
4
8
32
Trash / Recycling Bin
bin
10
incl above
1
1
33
34
Staff Lavatories
allow
100
180
2
200
2
200
35
Shower / Changing Room
shower -2
100
1
100
1
100
DOC Support
36
janitorial Closet
allow
30
30
1
30
1
30
37
Server / MDF Room
allow
120
90
1
120
1
120
2 server racks
38
39
Administration Area Subtotal
40
41
Subtotal Usable SF
1,685
2,166
2,672
42
Unit Circulation
unit circ -4
20%
337
433
534
43
Total Net Sq. Ft.
2,022
2,599
3,206
44
45
46
47
48
49
50
51
52
53
54
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 1
Computation of Space Requirements
Data Sheets
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 2
Space...
I
Emerizency Operations Center (E•
no
Administration
m■■■
Rooms
.. Areas
NZIMIMIMEmergency
Operations Center Room
Room to be set up in 6, 5 -person pods
1111MMIMInclude
counters on side room for charging stations, also include plenty of wall space for whiteboards, TV screens, and projector sc7eeM.
NEW
KIM
1111MMIM
MESIMINE
MIM
m■■■■■
EOC Supply��
..
���
NIMMIMI
0
MEN
EOC Subtotal
m■■■■■
MEN
GINNIE
131MIMEM
Subtotal Usable SF
NEW
INEW
I M!
1111MMIM
Unit Circulation
1311MMIM
Total Net Sq. Ft.
NZIMEMIM
NZIMEMIM
NZIMINEM
NZIMINEM
I --1-I
_EME
INIME 011011
1111MMIM
MIMMEEMEMEME
_EME
11MEMEMINE
MIM
NZIMIMIM
I --1-I
_EMEI
11M
INIME 011011
1111MMIM
I--ME111111
_-1
11MEMEMINE
MIM
MENNEN
MEEMEMEME
SEI
IIMMEEIMMEMI
MIM
111■■■■M
MEEMEMEI
11MEME
11MEMEMINE
0
1
M■■■■■
MEEMEMEME
SEI
MIMMEMEMMIN
I
MENNEN
MEEMEMEME
11MEME
111MEME
I
MENNEN
MEEMEMEME
11MEME
11MEME
MENNEN
MEEMEMEME
11MEME
11MEME
MENNEN
MEEMEME1
11MEME
I
M■■■■■
MEEMEMEME
MIMME�I
M■■■■■
1��1�1
��
�I
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 2
Computation of Space Requirements
Data Sheets
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 3
A-21
Department/Division/Title
Space Standard
Actual
Sq.Ft.
Required Need
Future - On Site
Comment
Name
Code
Sq.Ft.
Staff Qty
Sq.Ft.
Staff Qty Sq.Ft.
log
SHOPS AREAS
110
Maintenance
III
Shop / Work Area
112
Workcounter
allow
150
300
1
150
1 150
includes table saw, drill press, sanding machine
113
Workstation
sws
25
incl abve
1
25
1 25
114
File Cabinet
file
10
incl abve
2
20
2 20
2 30
Includes tools, safety equipment, etc.
115
Tool Storage
stg cab
15
incl abve
2
30
116
Air Compressor
air -2
10
incl abve
1
10
1 10
117
Paint, Adhesives, etc.
stg cab
15
3
45
3 45
Flammables
118
Misc Equipment Storage
allow
100
incl abve
1
100
1 100
119
Misc Material Storage
allow
100
incl abve
1
100
1 100
Non Flammables
120
121
Subtotal Usable SF
300
0
480
0 480
192
122
Unit Circulation
unit circ -8
40%
100
192
123
Total Net Sq. Ft.
400
Q
672
672
124
125
126
Storage Areas
127
Building Maintenance Materials
allow
300
250
1
300
1 300
128
129
Park Maintenance Materials
180
300
300
130
Shovels, rakes, weed whackers, etc.
racked sto
120
incl above
I
I
131
Lawn roller, blowers, inverter
allow
60
incl above
1
1
132
Tool box
stg cab
15
incl above
2
2
133
Janitorial supplies, cocking, lubricants, paint, tarps
allow
90
incl above
1
1
134
135
Warehouse Storage
allow
300
300
1
300
1 300
includes files, misc furniture, et al
136
Holiday Storage
allow
120
125
1
120
1 120
Locate with warehouse storage
137
Public Works Engineering Records Storage
Iat-5
15
375
20
300
20 300
Locate with warehouse storage
138
139
Street Maintenance Storage
600
625
625
140
Sign Rack
sign -5
240
incl above
I
I
organize into racking system
141
Paint Pallet
Paint room
120
incl above
2
2
Nonflammable
142
Adhesives, Chemicals, etc.
stg cab
15
incl above
3
3
Flammable; included w above paint room
143
Quikrete Pallet
pallet -1
50
incl above
2
2
144
Unused Areas / Old Materials, etc.
200
Discard for future
145
146
Marina Maintenance Storage
allow
300
366
1
300
1 300
147
Emergency Storage Supplies
allow
400
[450]
1
400
1 400
Includes emergency delineators, etc.
148
149
150
Subtotal Usable SF
2,396
1 0
2,645
0 2,645
1,058
151
Unit Circulation
unit circ -8
40%
523
1,058
152
Total Net Sq. Ft.
2,9190
3,703
0 3,703
1
153
154
Shop Area Subtotal
il
155
156
Total Usable SF
2,696
0
0
3,125
0 3,125
0 1,250
157
Total Circulation Allowances
623
1,250
158
Total Net Sq. Ft.
3,319
0
4,375
0 4,375
159
160
161
162
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 3
A-21
Computation of Space Requirements
Data Sheets
Line
Department/Division/Title
Space Standard
Actual
Sq.Ft.
Required Need
Future - On Site
Comment
Name
Code
Sq.Ft.
Staff Qty
Sq.Ft.
Staff Qty
Sq.Ft.
163
COVERED
AREAS
164
Materials Bin(s)
165
Bin 1
166
Wood Stumps, large tree pieces, etc.
allow
400
[816]
1
400
1
400
167
Bin 2
168
Wood Chips
allow
400
[349]
1
400
1
400
169
Bin 3
170
Decomposed Granite
allow
400
[352]
1
400
1
400
171
Bin 4
172
Sand
allow
400
[356]
1
400
1
400
Locate next to Sand Bag Area
173
Bin 5
174
Sand Bag Storage
allow
200
[537]
1
200
1
200
Store on organized pallets
175
Sand Bag Prep Area
allow
200
[ 196]
1
200
1
200
176
Bin 6
177
Lumber Storage
rack -5
200
[485]
1
200
1
200
Racked vertically
178
Sign Posts
rack -5
200
xxx
1
200
1
200
Racked vertically
179
PVC Pipe Storage
rack -5
200
[1 1 10]
1
200
1
200
Racked vertically
180
Bin 7
181
Material Wash Bay
allow
200
1
200
1
200
182
Note: includes power washer and drain
183
184
Refuse Bins
185
Steel Waste Collection
bin -3
200
[200]
1
200
1
200
8'x20' plus circulation
186
Electronic Waste Collection
bin -3
200
[200]
1
200
1
200
8'x20' plus circulation
187
Bulk Item Collection
bin -3
200
[200]
1
200
1
200
8'x20' plus circulation
188
Catch Basin Collection
bin -3
200
[200]
1
200
1
200
8'x20' plus circulation
189
Green Waste
bin -3
200
[200]
1
200
1
200
8'x20' plus circulation
190
Transfer Area
allow
400
[650]
1
400
1
400
Utilized for sorting materials into bins
191
192
193
Covered Area Subtotal
194
195
Subtotal Usable SF
0
4,200
4,200
196
Unit Circulation
unit circ -8
40%
523
1,680
1,680
197
Total Net Sq. Ft.
523
5,880
5,880
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214
215
216
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 4
A-22
Computation of Space Requirements
Data Sheets
Line
Department/Division/Title
Space Standard
Actual
Sq.Ft.
Required Need
Future - On Site
Comment Name
Code
Sq.Ft.
Staff I Qty
Sq.Ft.
Staff Qty
Sq.Ft.
217
OPEN AREAS
218
Shared
by All
219
Open Areas
220
General City Laydown Storage
allow
2000
712
1
2,000
1
2,000
Misc equipment
221
Landscape Materials, Scoops, Etc.
allow
600
1,350
1
600
1
600
222
Marina Materials
allow
400
458
1
400
1
400
223
224
Refuse Contractor Storage Area
allow
800
1,250
1
800
1
800
Includes trash bin staging and storage area
225
Emergency Storage Supplies
[450]
See Enclosed Areas above for required and future need
226
227
Refuse Bins
228
Steel Waste Collection
200
See Covered Areas above for required and future need
229
Electronic Waste Collection
200
See Covered Areas above for required and future need
230
Bulk Item Collection
200
See Covered Areas above for required and future need
231
Catch Basin Collection
200
See Covered Areas above for required and future need
232
Green Waste
200
See Covered Areas above for required and future need
233
Transfer Area
650
See Covered Areas above for required and future need
234
235
Materials Bin(s)
236
Wood Stumps, large tree pieces, etc.
816
See Covered Areas above for required and future need
237
Wood Chips
349
See Covered Areas above for required and future need
238
Decomposed Granite
352
See Covered Areas above for required and future need
239
Sand
356
See Covered Areas above for required and future need
240
Sand Bag Storage
537
See Covered Areas above for required and future need
241
Sand Bag Prep Area
196
See Covered Areas above for required and future need
242
Lumber Storage
485
See Covered Areas above for required and future need
243
PVC Pipe Storage
1,110
See Covered Areas above for required and future need
244
245
Asphalt Grindings
4,850
0
0
0
0
Not needed for future
246
Concrete Grindings
2,600
0
0
0
0
Not needed for future
247
248
Emergency Generator
249
250
251
Subtotal Usable SF
17,071
3,800
3,800
252
Unit Circulation
incl above
0
0
253
Total Net Sq. Ft.
17,071
3,800
3,800
254
255
256
257
258
259
260
261
262
263
264
265
266
267
268
269
270
Griffin Structures, Inc.
Program and Construction Managers
Rancho Palos Verdes Corporate Yard
Needs Assessment
Page 5
A-23
Rancho Palos Verdes Corporate Yard
Vehicle Projections
Line
Standards Dimensions
Sq.Ft.
Total
I
Bay-pkg-XLL
15 x 50
750
I
Bay-pkg-XL
12 x 35
420
2
Bay-pkg-X
12 x 30
360
3
Bay-pkg-H
12 x 25
300
4
Bay-pkg-M
10 x 20
200
5
6
Equipment List
Space Standard
Required
7
Division
Vehicle Description
Code
Sq.Ft.
Qty
Sq.Ft.
8
9
Vehicles Owned
10
PRIUS HYBRID 2006 - WHITE (PW)
Bay-pkg-M
200
1.0
200
11
RECREATION VAN 2006
Bay-pkg-M
200
1.0
200
12
RECREATION BUS 2006
Bay-pkg-H
300
1.0
300
13
PRIUS HYBRID 2007 - BLUE (PBCE)
Bay-pkg-M
200
0.0
0
14
PRIUS HYBRID 2007 - GREEN (PBCE)
Bay-pkg-M
200
0.0
0
I5
TRUCK, 4X4 WITH LIGHT BAR (PW)
Bay-pkg-M
200
1.0
200
16
FORD ESCAPE 2009 W/ LIGHT BAR (PW)
Bay-pkg-M
200
1.0
200
17
FORD RANGER XLT 4X4 2011
Bay-pkg-M
200
1.0
200
18
FORD RANGER XLT 4X4 2011
Bay-pkg-M
200
1.0
200
19
GATOR UTILITY VEHICLE HPX 4X4 GAS
Bay-pkg-M
200
1.0
200
20
RADAR TRAILER
Bay-pkg-M
200
1.0
200
21
CHEV EQUINOX -AUTO SUV
Bay-pkg-M
200
0.0
0
22
CHEV EQUINOX -COMMERCIAL SUV
Bay-pkg-M
200
0.0
0
23
SIGN BOARD TRAILER I (PW)
Bay-pkg-M
200
1.0
200
24
SIGN BOARD TRAILER 2 (PW)
Bay-pkg-M
200
1.0
200
25
UTILITY TRAILER (WHITE) (PW)
Bay-pkg-M
200
1.0
200
26
FORD F350 4X4 DRW 2015 (PW)
Bay-pkg-H
300
1.0
300
27
DECKOVER TILT BED TRAILER 2015 (PW)
Bay-pkg-M
200
1.0
200
28
UTILITY TRAILER (BLACK)
Bay-pkg-M
200
1.0
200
29
30
Vehicles Rented
31
5YD DUMP TRUCK
Bay-pkg-H
300
1.0
300
32
EQUIPMENT TRAILER
Bay-pkg-H
300
1.0
300
33
BACKHOE
Bay-pkg-H
300
1.0
300
34
HI -LIFT FORKLIFT
Bay-pkg-H
300
1.0
300
35
36
Note: 2 of the above stalls are dedicated for electric vehicles.
37
38
TOTAL
19.0
4,400
39
40
41
42
43
44
Equipment List
Space Standard
Required
45
Division
Vehicle Description
Code
Sq.Ft.
Qty
Sq.Ft.
46
47
Staff
Sedans
Bay-pkg-M
200
9.0
1,800
48
Contractor
Sedans
Bay-pkg-M
200
15.0
3,000
49
Visitors / ADA
Sedans
Bay-pkg-M
200
3.0
600
50
51
Note: 2 of the above stalls are dedicated for electric vehicles.
52
53
54
55
56
57
58
59
60
61
62
A-24
ATTACHMENT 2 - CONCEPTUAL SITE PLAN
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Attachment 2
A-25
o� FULL SITE PLAN
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Area: 85,670 SF = 1.97 Acres + * �►: f n ..
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Shop & Storage Bldg.
5,200 SF
Area: 85,670 SF = 1.97 Acre
ENLARGED SITE PLAN - LAYOUT 1
Scale: 1/32" = P-0"
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EOC & Policy Room
2,340 SF
1E1 Bin 1
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Administration Bldg.
3,210 SF
6 5
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910 SF
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Scale: 1/32" = P-0°
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-�0 0 GRIFFIN STRUCTURES, IN�qo-4r3
ATTACHMENT 3 - CONCEPTUAL ESTIMATE
Report to the City of Rancho Palos Verdes, CA Corporate Yard Space Assessment — Report
Submitted by Griffin Structures, Inc. Attachment 3
A-30
Rancho Palos Verdes Corporate Yard
Conceptual Statement of Probable Cost
NOTES:
1. Construction Costs are based on May 2016 values and include future escalation (midpoint of construction December 20 17) reflecting the anticipated start and completion of construction.
2. Griffin Structures, Inc. is offering this Statement of Probable Cost based on current level of documentation available which is based upon conceptual drawings. Griffin has used its reason -able best efforts to assess
identified project specific program requirements, geographic consid-erations, assumed building type, construction methods, current labor rates and material costs, and local market conditions to generate an opinion of
possible project specific costs. Griffin cannot be held responsible for adjustments to this estimate which could produce amendments to subsequent and future project budget updates based upon changes in project
specific require-ments or unforeseen adjustments in local market conditions affecting both direct and indirect costs.
Griffin Structures, Inc.
Program and Construction Managers
A-31
COMPONENT
Concept 1
Concept 2 COMMENTS
1
PRE -CONSTRUCTION SERVICES
120,000
120,000 Allowance
Program Management
Incl
Incl
Scheduling
Incl
Incl
Estimating
Incl
Incl
Design Team Management
Incl
Incl
Development of Guaranteed Maximum Price
Incl
Incl
Reimbursables
Incl
Incl
2
A/E SERVICES
Conceptual Design
840,000
Incl
834,000 Allowance
Incl
Schematic Design
Design Development
Incl
Incl
Incl
Incl
Construction Documents
Incl
Incl
Bidding
Incl
Incl
Construction Administration
Incl
Incl
Reimbursables
Incl
Incl
FF&E Design & Procurement Services
Incl
Incl
Design Fee Contingency
42,000
42,000 Allowance
3
GEOTECHNICAL
Soils Reports (Buildings, Parking Areas)
35,000
35,000 Allowance
4
ENVIRONMENTAL
Phase 1 ESA
10,000
10,000 Allowance
Phase 2 Report
0
0 Assumes that Phase 1 will not require a Phase 2 report
CEQA
0
0 Assumes that City will determine the project is exempt from CEQA
5
DEPUTY TESTING AND INSPECTION
Soils Testing
75,000
75,000 Allowance
Materials Testing
100,000
100,000 Allowance
Roofing Inspections
15,000
15,000 Allowance
6
DIRECT COSTS
9,337,000
9,268,000
New Administration Building
Incl
Incl
New Shop and Storage Building
Incl
Incl
New EOC Building
Incl
Incl
New Material Bins w/ Canopy
Incl
Incl
Sitework (Fencing, Utilities, Demolition, Paving, Landscaping, etc)
Incl
Incl Includes concrete cap over abandoned missle silo
Course of Construction Contingency
934,000
927,000 10.00%
7
TEMPORARY FACILITIES DURING CONSTRUCTION
Temporary Trailers
25,000
0
8
FIXTURES, FURNISHINGS, & EQUIPMENT (FF&E)
Office Furniture (Administration Building and EOC)
160,000
160,000 Allowance based on 6,400 SF at $25/SF
EOC Audio / Visual Equipment
450,000
450,000 Allowance
Shop Shelving
50,000
50,000 Excludes all related shop equipment such as tools, machinery, etc.
Misc. Furnishings and Fixtures
25,000
25,000 Allowance
9
ELECTRONIC SYSTEMS AND SPECIAL EQUIPMENT
Computers, Phones, Servers, Scanners, Fax Machines, Copiers
Not included
Not included City TBD
10
PROGRAM & CONSTRUCTION MANAGEMENT
Overhead, Fee & Administration costs
450,000
450,000 Assumes 4 days/week during construction
Reimbursables
25,000
25,000 Includes online document management software
Legal
1,500
1,500
Insurance
5,000
5,000
Contingency
50,000
50,000
11
OWNERS BUILDERS RISK INSURANCE
See Note
See Note Included in Direct Costs
12
UTILITY COMPANY CONNECTION SERVICES AND FEES
Southern California Edison (SCE) / Gas Company
10,000
10,000 Allowance: City of Rancho Palos Verdes
Phone/Data Service for new buildings
10,000
10,000 Allowance: City of Rancho Palos Verdes
Cable TV for new Admin / EOC Building
7,500
7,500 Allowance: City of Rancho Palos Verdes
Water/Sewer for new buildings
10,000
10,000 Allowance: City of Rancho Palos Verdes
13
CITY OF RANCHO PALOS VERDES FEES AND ADMINISTRATION
Plan Check, Permit Fees, and Building Inspections
100,000
100,000 Allowance: City of Rancho Palos Verdes
14
CONTINGENCY: CITY OF RANCHO PALOS VERDES
See Note
See Note City TBD
CONCEPTUAL STATEMENT OF PROBABLE COST
$12,887,0001
$12,780,000
NOTES:
1. Construction Costs are based on May 2016 values and include future escalation (midpoint of construction December 20 17) reflecting the anticipated start and completion of construction.
2. Griffin Structures, Inc. is offering this Statement of Probable Cost based on current level of documentation available which is based upon conceptual drawings. Griffin has used its reason -able best efforts to assess
identified project specific program requirements, geographic consid-erations, assumed building type, construction methods, current labor rates and material costs, and local market conditions to generate an opinion of
possible project specific costs. Griffin cannot be held responsible for adjustments to this estimate which could produce amendments to subsequent and future project budget updates based upon changes in project
specific require-ments or unforeseen adjustments in local market conditions affecting both direct and indirect costs.
Griffin Structures, Inc.
Program and Construction Managers
A-31
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate
INTRODUCTION
1. Basis Of Estimate
May 9, 2016
This cost estimate is based upon Conceptual Documents by Gillis Panichapan Architects along with verbal and written
guidance from the design team.
Summary of Documentation
1) Architectural Drawings Site Plans For Options 1 and 2
2. Excluded Costs
The following items are excluded from this estimate.
1) Professional fees, inspections and testing.
2) Escalation beyond midpoint of construction, December 2017. We are assuming a start date of June 2017, and a 12
month construction schedule.
3) FF and E, unless specifically referenced in this estimate.
4) Plan check fees and building permit fees.
5) Construction contingency costs.
6) Construction management fees.
7) Soft costs.
8) Upgrades to the site not specifically referenced in the estimate.
3. Clarifications
1) This estimate is based on the assumption of a competitive bid environment at both the general contractor and
subcontractor level. We are assuming that this project will be procured through a design -bid -build methodology.
2) This estimate assumes the use of prevailing wage labor rates.
Sheet 2 of 11
A-32
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 1 Summary
Cost Excluding Cost Including
Element Markups Markups
Buildings
New Shop and Storage Building
New Administrative Building
New EOC Building
Sitework
Site Clearance
Site Security
Earthwork
Hardscape
Specialties, Amenities, and Furnishings
Walls and Fences
Concrete Cap Over Abandoned Missile Silo
Site Utilities
Site Electrical
Subtotal
General Conditions
Subtotal
OH&P
Subtotal
Bonds & Insurance
Subtotal
Design Contingency
Subtotal
Escalation to MOC, December 2017
$1,585,000 $2,195,531
$1,125,905 $1,559,596
$1,140,563 $1,579,899
TOTAL ESTIMATED CONSTRUCTION COST $9,337,385 $9,337,385
Alternate #1 - Use AC paving In Lieu of Concrete Paving DEDUCT ($425,466)
Sheet 3 of 11
A-33
$65,600
$90,869
$28,000
$38,785
$198,684
$275,216
$665,320
$921,597
$397,228
$550,237
$325,250
$450,534
$234,000
$324,135
$290,305
$402,128
$685,000
$948,857
$6,740,854
$9,337,385
7.34%
$495,000
Incl above
$7,235,854
$9,337,385
4.00%
$289,434
Incl Above
$7,525,288
$9,337,385
2.20%
$165,556
Incl Above
$7,690,845
$9,337,385
15.00%
$1,153,627
Incl Above
$8,844,471
$9,337,385
5.57%
$492,913
Incl Above
TOTAL ESTIMATED CONSTRUCTION COST $9,337,385 $9,337,385
Alternate #1 - Use AC paving In Lieu of Concrete Paving DEDUCT ($425,466)
Sheet 3 of 11
A-33
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 1 Detail Elements
Quantity Unit Unit Cost Total
Element
New Shop and Storage Building
Provide new Shop / Central Employee Building
5,400
sf
$250.00
$1,350,000
Premium for LEED platinum
1
Is
$135,000.00
$135,000
Monorail system
1
Is
$100,000.00
$100,000
Total - New Shop and Storage Building
1.585.000
New Administrative Building
Provide new Administrative Building
3,722
sf
$275.00
$1,023,550
Premium for LEED platinum
1
Is
$102,355.00
$102,355
Total - New Administrative Building
1.125.905
New EOC Building
Provide new EOC Building
2,765
sf
$375.00
$1,036,875
Premium for LEED platinum
1
Is
$103,687.50
$103,688
Total - New EOC Building
1.140.563
Site Clearance
Site Preparation
Clear site
92,000
sf
$0.55
$50,600
Locate and protect in place existing underground utilities to remain
1
Is
$15,000.00
$15,000
Total - Site Clearance
Site Security
Provide site cameras 6 ea $3,000.00 $18,000
Head end equipment for security system 1 Is $10,000.00 $10,000
Total - Site Security2$,QQQ
Sheet 4 of 11
A-34
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 1 Detail Elements
Quantity Unit Unit Cost Total
Element
Earthwork
Earthwork
Field staking
Fine grading
Rough grading
Import / Export, Allowance
Dust control
Erosion control
SWPPP
Total - Earthwork
Hardscape
Hardscape
Concrete paving
Concrete paving at parking lot
Concrete curbs and gutters
Total - Hardscape
Specialties, Amenities, and Furnishings
Site Specialties
Parking stall striping
Handicap parking stall striping and signage
Street markings and miscellaneous signage
Concrete wheel stops
Site signage
Vehicle charging stations
Site Amenities
Covered canopies
Trash enclosure
Site Furnishings / Equipment
Miscellaneous site furnishings including trash receptacles, bike
racks, tables, benches, etc.
Total - Specialties, Amenities, and Furnishings
92,000
sf
$0.10
$9,200
92,000
sf
$0.15
$13,800
12,181
cy
$6.50
$79,180
1,218
cy
$30.00
$36,544
92,000
sf
$0.08
$7,360
92,000
sf
$0.30
$27,600
1
Is
$25,000.00
$25,000
7 ytf. (itf4
68,990 sf $8.00 $551,920
9,800 sf $8.00 $78,400
1 Is $35,000.00 $35,000
665 320
26
ea
$18.00
$468
2
ea
$250.00
$500
1
Is
$2,000.00
$2,000
28
ea
$45.00
$1,260
1
Is
$2,500.00
$2,500
2
ea
$25,000.00
$50,000
5,200
sf
$60.00
$312,000
1
ea
$23,500.00
$23,500
1
Is
$5,000.00
$5,000
Sheet 5 of 11
A-35
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 1 Detail Elements
Quantity Unit Unit Cost Total
Element
Walls and Fences
Storage Bin Walls
CMU walls
Continuous footings
Fences and Gates
Perimeter Security Fence
Electronic rolling entrance gate
Pedestrian gate
Total - Walls and Fences
Concrete Cap Over Abandoned Missile Silo
Provide concrete lid to missle silo
Freight elevator
Stairs
Total - Concrete Cap Over Abandoned Missile Silo
Site Utilities
Sanitary Sewer
4" PVC pipe, including trench and backfill
POC to main line
Domestic Water
6" PVC pipe, including trench and backfill
Water meter
Reduced pressure backflow preventer
POC to main line
Fire Water
6" PVC pipe, including trench and backfill
Double detector check valve
Fire hydrant
Fire department connection
Storm Drain
Storm drain upgrades to hardscaped areas (reuse as much as
possible)
Total - Site Utilities
4,760
sf
$25.00
$119,000
680
If
$70.00
$47,600
870
If
$135.00
$117,450
1
ea
$40,000.00
$40,000
1
ea
$1,200.00
$1,200
325 250
1,200 sf $70.00 $84,000
1 Is $125,000.00 $125,000
1 fit $25,000.00 $25,000
400
If
$135.00
$54,000
1
ea
$5,000.00
$5,000
400
If
$125.00
$50,000
1
ea
$4,750.00
$4,750
1
ea
$6,200.00
$6,200
1
ea
$4,475.00
$4,475
400
If
$160.00
$64,000
1
ea
$4,850.00
$4,850
1
ea
$6,800.00
$6,800
1
ea
$7,500.00
$7,500
78,790
sf
$1.05
$82,730
29� 0.305
Sheet 6 of 11
A-36
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 1 Detail Elements
Quantity Unit Unit Cost Total
Element
Site Electrical
Site Lighting 1 Is $125,000.00
200 KwGenerator, and infrastructure for power distrubution 1 Is $300,000.00
Solar panels over canopies 5,200 sf $50.00
$125,000
$300,000
$260,000
Total - Site Electrical 685 000
Sheet 7 of 11
A-37
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 2 Summary
Cost Excluding Cost Including
Element Markups Markups
Buildings
New Shop and Storage Building
New Administrative Building
New EOC Building
Sitework
Site Clearance
Site Security
Earthwork
Hardscape
Specialties, Amenities, and Furnishings
Walls and Fences
Site Utilities
Site Electrical
Subtotal
General Conditions
Subtotal
OH&P
Subtotal
Bonds & Insurance
Subtotal
Design Contingency
Subtotal
Escalation to MOC, December 2017
$1,585,000 $2,196,730
$1,125,905 $1,560,447
$1,140,563 $1,580,762
TOTAL ESTIMATED CONSTRUCTION COST $9,268,525 $9,268,525
Alternate #1 - Use AC paving In Lieu of Concrete Paving DEDUCT ($292,545)
Sheet 8 of 11
A-38
$51,300
$71,099
$28,000
$38,807
$143,213
$198,486
$463,400
$642,249
$703,228
$974,638
$309,625
$429,125
$197,259
$273,391
$940,000
$1,302,792
$6,687,493
$9,268,525
7.40%
$495,000
Incl above
$7,182,493
$9,268,525
4.00%
$287,300
Incl Above
$7,469,792
$9,268,525
2.20%
$164,335
Incl Above
$7,634,128
$9,268,525
15.00%
$1,145,119
Incl Above
$8,779,247
$9,268,525
5.57%
$489,278
Incl Above
TOTAL ESTIMATED CONSTRUCTION COST $9,268,525 $9,268,525
Alternate #1 - Use AC paving In Lieu of Concrete Paving DEDUCT ($292,545)
Sheet 8 of 11
A-38
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 2 Detail Elements
Quantity Unit Unit Cost Total
Element
New Shop and Storage Building
Provide new Shop / Central Employee Building
5,400
sf
$250.00
$1,350,000
Premium for LEED platinum
1
Is
$135,000.00
$135,000
Monorail system
1
Is
$100,000.00
$100,000
Total - New Shop and Storage Building
1.585.000
New Administrative Building
Provide new Administrative Building
3,722
sf
$275.00
$1,023,550
Premium for LEED platinum
1
Is
$102,355.00
$102,355
Total - New Administrative Building
1.125.905
New EOC Building
Provide new EOC Building
2,765
sf
$375.00
$1,036,875
Premium for LEED platinum
1
Is
$103,687.50
$103,688
Total - New EOC Building
1.140.563
Site Clearance
Site Preparation
Clear site
66,000
sf
$0.55
$36,300
Locate and protect in place existing underground utilities to remain
1
Is
$15,000.00
$15,000
Total - Site Clearance
Site Security
Provide site cameras
6
ea
$3,000.00
$18,000
Head end equipment for security system
1
Is
$10,000.00
$10,000
Total - Site Security
Sheet 9 of 11
A-39
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 2 Detail Elements
Quantity Unit Unit Cost Total
Element
Earthwork
Earthwork
Field staking
Fine grading
Rough grading
Import / Export, Allowance
Dust control
Erosion control
SWPPP
Total - Earthwork
Hardscape
Hardscape
Concrete paving
Concrete paving at parking lot
Concrete curbs and gutters
Total - Hardscape
Specialties, Amenities, and Furnishings
Site Specialties
Parking stall striping
Handicap parking stall striping and signage
Street markings and miscellaneous signage
Concrete wheel stops
Site signage
Vehicle charging stations
Site Amenities
Covered canopies
Trash enclosure
Site Furnishings / Equipment
Miscellaneous site furnishings including trash receptacles, bike
racks, tables, benches, etc.
Total - Specialties, Amenities, and Furnishings
66,000
sf
$0.10
$6,600
66,000
sf
$0.15
$9,900
8,067
cy
$6.50
$52,433
807
cy
$30.00
$24,200
66,000
sf
$0.08
$5,280
66,000
sf
$0.30
$19,800
1
Is
$25,000.00
$25,000
a�gs.c►s
36,175 sf $8.00 $289,400
18,000 sf $8.00 $144,000
1 Is $30,000.00 $30,000
26
ea
$18.00
$468
2
ea
$250.00
$500
1
Is
$2,000.00
$2,000
28
ea
$45.00
$1,260
1
Is
$2,500.00
$2,500
2
ea
$25,000.00
$50,000
10,300
sf
$60.00
$618,000
1
ea
$23,500.00
$23,500
1
Is
$5,000.00
$5,000
/U:f.11tf
Sheet 10 of 11
A-40
Rancho Palos Verdes Corporate Yard
Rancho Palos Verdes, CA
Master Plan Cost Estimate 05/09/16
Option 2 Detail Elements
Quantity Unit Unit Cost Total
Element
Walls and Fences
Storage Bin Walls
CMU walls
Continuous footings
Fences and Gates
Perimeter Security Fence
Electronic rolling entrance gate
Pedestrian gate
Total - Walls and Fences
Site Utilities
Sanitary Sewer
4" PVC pipe, including trench and backfill
POC to main line
Domestic Water
6" PVC pipe, including trench and backfill
Water meter
Reduced pressure backflow preventer
POC to main line
Fire Water
6" PVC pipe, including trench and backfill
Double detector check valve
Fire hydrant
Fire department connection
Storm Drain
Storm drain upgrades to hardscaped areas (reuse as much as
possible)
Total - Site Utilities
Site Electrical
Site Lighting
200 KwGenerator, and infrastructure for power distrubution
Solar panels over canopies
Total - Site Electrical
5,355
sf
$25.00
$133,875
765
If
$70.00
$53,550
600
If
$135.00
$81,000
1
ea
$40,000.00
$40,000
1
ea
$1,200.00
$1,200
309 625
240
If
$135.00
$32,400
1
ea
$5,000.00
$5,000
240
If
$125.00
$30,000
1
ea
$4,750.00
$4,750
1
ea
$6,200.00
$6,200
1
ea
$4,475.00
$4,475
240
If
$160.00
$38,400
1
ea
$4,850.00
$4,850
1
ea
$6,800.00
$6,800
1
ea
$7,500.00
$7,500
54,175
sf
$1.05
$56,884
1 Is $125,000.00 $125,000
1 Is $300,000.00 $300,000
10,300 sf $50.00 $515,000
94� 0.000
Sheet 11 of 11
A-41
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ZMGRIFFIN STRUCTURES, INC.
Program and Construction Morogers
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Program and Construction Morogers