HomeMy WebLinkAbout10-02-2013 Written Communications -redactedSaratoga Ciyic'TWVa r &
mpit?i Plan
0
City Council
October 2, 2017
purpose
• To Review Input from the Public, Users, & Staff regarding
the Existing Facility
• To Review Conceptual Design Options & Cost Models for
Renovating the Civic Theater & Council Chambers
U Shared Understanding of the Opportunities and Constraints
of Renovating the Civic Theater & Council Chambers
Y.rc \I. }1 EI, •'I ^ur1N f -IT E(rEn IErICE i
PrRFes� Plan
��I�d ✓�- � -- ��� °ice - --
10/2/2013
The City of Saratoga is engaging in a Civic Theater / Council
Chambers Master Plan process to determine public.interestin
possible. Improvements to the 50- year -old facility.
This process has reached out to facility users and the
community. Now based on input, the consultant team has
developed three master plan options and cost models.
'.
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AGENDA
U Review Agenda
U Review Staff,. User, &Community Input
U Discuss Design Approach
J Present Conceptual Designs
U Present Cost Model Summary
CI Conclusion
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Building Plan DRESSINGROOMS
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STAGE
p 1W1 'IIIC;L ! CITY
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LOBBY
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Existig9 SQnoj iRs§ S4!f!!I<!?IY
O Prepared by Staff
❑ Excluded Seismic or Structural Studies
❑ Included Information on:
• Slte Access
Interior
• Signage
Lighting
• Parking
Mec arical
• landscape
Electrical
• Site Drainage.
Plumbing
• Utilities
Code Compliance
• Accessibility
Life Safety. Circumstances
Security
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10/2/2013
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Backstage Storage a f+%U der Stage Storage
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Cotii[ol Booth.,
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WIS "q 99n4itim 5"Mmary
❑ Built in 1964 for $168,000
❑ 7,436 SF existing building with 299 seats
• Primary Users
• City Council& Planning Commission( Alternating Wednesdays)
• Two Theater Companies(" 160days /year)
• Numerous Upgrades & Improvements
• Doors Electrical Upgrades
• Counter - Weight system Renovated Seating
• Sound System Stage Flooring
Lighting Systems
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10/2/2013
FaRtrX F 4,0A S
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Backstage Storage a f+%U der Stage Storage
1
Cotii[ol Booth.,
3
Eka140!Rq — Staff ?P'PV
• Appreciate
• Highly Used Facility
Excellent Tenants
• -Feel Generally Satisfied with Facility
• Challenges
• Too Few.Restrooms
•
Man Hours .RequiredEvery Week to Switch Setup of Stage Area
•
Presentation Setup Inadequate for Viewing
• No Real Orchestra Pit — Sound& Sight Line Issue
•
Inadequate .Storage
• Undersized, Noisy Lobby
Height of Stage for Council &.Commission Meetings
• ADA Issues
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95MI'M 0M
Evaluation
Vision & Priorities
Schedule
Reflecting Saratoga
10/2/2013
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Diffumt Nggda
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CounciC /c,
•Commission
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ni >vl.. rl cm.xc nr�rt Ex o-E r.lENCt
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Sharedy
other Us* eate
TNe
titComm nity' d5
Needs
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Eka140!Rq — Staff ?P'PV
• Appreciate
• Highly Used Facility
Excellent Tenants
• -Feel Generally Satisfied with Facility
• Challenges
• Too Few.Restrooms
•
Man Hours .RequiredEvery Week to Switch Setup of Stage Area
•
Presentation Setup Inadequate for Viewing
• No Real Orchestra Pit — Sound& Sight Line Issue
•
Inadequate .Storage
• Undersized, Noisy Lobby
Height of Stage for Council &.Commission Meetings
• ADA Issues
Ix:i.�r rt, :.!a• +Nt +fWr n Ex PE a. E N C E
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Evaluation
Vision & Priorities
Schedule
Reflecting Saratoga
10/2/2013
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EvaImi -09m - V's—pu ImIT
Maintain
Size
Parking
• Theater Use
• Rental Cost
• Challenges
• Restrooms - Too Few& Inadequately Sized
Man Hours Required Every Week to Switch Setup of Stage Area
Presentation Setup Inadequate for Viewing
No Real Orchestra Pit -Sound &SightLine Issue
Undersized Lobby
ADA Issues
• Limited time for General Community. Use
•
FL
loo, Change Is a Tripping Hazard
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Evalgg tiq
• What do you appreciate about the current facility?
• What do you not want to lose?
❑ What does not work In the current facility?
CI What needs Improvement?
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Maintain
Size
Parking
• Theater Use
• Rental Cost
• Challenges
• Restrooms - Too Few& Inadequately Sized
Man Hours Required Every Week to Switch Setup of Stage Area
Presentation Setup Inadequate for Viewing
No Real Orchestra Pit -Sound &SightLine Issue
Undersized Lobby
ADA Issues
• Limited time for General Community. Use
•
FL
loo, Change Is a Tripping Hazard
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I] Appreciate /Do not lose
Convenient & close
Size & intimacy
• Higher podium allows bener visibility
Ability to see lout theater
High. quality
Reasonable price
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Vision & Priorities
U Describe your ideal experience working with the facilities
J What do believe are the three most critical needs (related
to using the facility) for the next 10 years?
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El Change
• . Auditorium - Raking is nolsufficient for seating
•
Add Orchestra Pit
• Increase Fly Space - Currently on 16'
• Out side Access for Actors
Set. Designers Having Enough Space
• Update Control Room
Restrooms are Insufficient in Number
Parking is a Problem — Quantity of Parking
Stage Too High for Council /Commission
• Sound System
•
More Cameras
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10/2/2013
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O Theater
• Orchestra Pit
• Better & More Restrooms (including Backstage)
• Air Conditioner
Time & Space
C1 Council / Commission
I] Most Critical Needs
• Presentation Setup
• ADA —Access & Restrooms
• Better & More Restrooms (Including Backstage)
• Height of Stage Floor (for Commission & Council Meetings)
• More Open Time for Community
• Lobby (Size, Floor, & Restrooms)
• ADA Access
• Improved Presentation Capabili ties.
• Control Booth Access
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111]'.I�t rl= 1FV.�f+FNr - F>PE RIENCE
El Change
• . Auditorium - Raking is nolsufficient for seating
•
Add Orchestra Pit
• Increase Fly Space - Currently on 16'
• Out side Access for Actors
Set. Designers Having Enough Space
• Update Control Room
Restrooms are Insufficient in Number
Parking is a Problem — Quantity of Parking
Stage Too High for Council /Commission
• Sound System
•
More Cameras
:n.f.l cr f, : [- FEKIENCE
10/2/2013
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Visi4n $4 P_ ftriti!p§ = PO4 W"t
O Separate Council Meetings from Theater as Separate
Facility
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Vision; & Priorities - Stat( Input
Cl Current Theater is Working Well
• Good Revenue Stream with Responsible Users
• Only SomeTweaks Needed 4
0 Two Primary Uses (Theater & Council) are in Conflict for
Time & Space
I] Most Critical Needs
• ADA —Access & Restrooms
• Height of Stage Floor (for Commission & Council Meetings)
• Lobby (Size, Floor, & Restrooms)
• Improved Presentation Capabili ties.
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Visi4n $4 P_ ftriti!p§ = PO4 W"t
O Separate Council Meetings from Theater as Separate
Facility
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CI How should the Civic Theater & Council Chambers facilities
reflect Saratoga?
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Reflecting Saratoga - Public Input
❑ Foot Paths, Blcycle.to Events
❑ Places to Walk Around
❑ Leisurely
Beautiful Views, Night Sky
CI Oasis - No Strip Mall Environment
❑ Very Rural Environment
• Blend into Environment
• Use of Redwood Paneling or Spanish Influence
❑ Parking Not Too Visible from Street
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113' -
�Phed�le
❑ 16 Weeks Available (2 Shows Plus December or August)
❑ Very Limited
Cl Multiple Phases in Order of Priority
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10/2/2013
Construction, Scheduling
When Is the best time frame for renovation work?
❑ Season?
❑ How Long?
❑. Different for different part ofthe facility?
ur, Ex OERIEHCE
Resign ARRMIA
Types of Improvements
Review Improvements Matrix
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❑ Scenic & Peaceful
❑ Rural
J Earth Tones
❑ Natural Materials
❑ Blends In
• Better Signage
• Quaint
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Construction, Scheduling
When Is the best time frame for renovation work?
❑ Season?
❑ How Long?
❑. Different for different part ofthe facility?
ur, Ex OERIEHCE
Resign ARRMIA
Types of Improvements
Review Improvements Matrix
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1
111j Toilets 3:201 -300 '3
urinals 2: 201 -300 2
I! Lavatories 2:201 -500 2
Toilets 6:201 -300 6
] Lavatories 4:201 -300 4
2:251 -500 2
ftmtxi g fixture wunt Wsed on 2017 CBC
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Improyeinept - Structural Triggers
• Upgrade Structure to Current Code If
• Increase Gravity Load More than 5%
• Additional Lateral Load
Separate Additions That Serve Main Function of Existing Building
• Structural Analysis Required If
Significant Improvement (50%or more of market value of structure)
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M�SSI •,!N L�+���..�N1, LI,T [ < /EX IFfI L'E
Fire Protection. &Ahateinent
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NONE
10/2/2013
IMUQveme11t - AD6
Applies for Alterations Affecting Main Function
U 20% or greater of cost of alterations towards ADA
improvements
U Excludes alterations only affecting
• Windows, Hardware, Operating Controls, Electrical Outlets, &'Signs
• Mechanical Systems, Electrical System,
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O000rtunities
! ADA Improvements
Nauman 5eating count
Co•,ered AccerstorAetots
Less Setupfgreakdowo Time
Adequate Ruarn for Orchestra
New Ticket & Concessions Area
Constraints
Setup /Breakdown During Performance
Weeks
Smal�le+rgStage
aJUADAACCess'y� � s
j[ADARes[rDOjn`
10/2/2013
MRt !0,0400, i"A SrP,R
O Civil Engineering & Assessment
• Exterior Ramps
• Utilities &Infrastructure
• Sltelmprovements for Additions
O Landscape Design Associated with the Improvements
U Fire Suppression System Size.& Capacity for New
Sprinklers
Assessment
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O000rtunities
! ADA Improvements
Nauman 5eating count
Co•,ered AccerstorAetots
Less Setupfgreakdowo Time
Adequate Ruarn for Orchestra
New Ticket & Concessions Area
Constraints
Setup /Breakdown During Performance
Weeks
Smal�le+rgStage
aJUADAACCess'y� � s
j[ADARes[rDOjn`
10/2/2013
Qptkgg A - MOO, �eZin9 ft,,l,
1 --Add Restruotos & Storage
2-Re ove Lobby Restrmums & Expand
s • � Se -;ling Ar•.a
3 Add Lift & Stairs 1P -emovc gd91no
d- Remove Rrstrnom$ A&
rl - 'l irket /foncPSSlnn Area
..• � °.u. 5 -Remodel Restrooms & DressingAooms
6 -Add Covered Walkway
T-, 7- Modify Stage &Seating to
& Accommodate Council Platform
QP09n, Ek - Modify- Stage
�Reno_v'YAdd.•�S
DRe
A R prDf ;
1 - Add Re:strooms $ $toraga
2 - Remove Lobby Rmtrooms & Expand
Searing A-
3 -Add L+It & Slurs (Remove griping)
n •- Remove ReSUNM , Add
Ti,ket/r—n—si.n At-
5 - Remodel Re: Unent, & Dmssing
Rooms
6 -Add Covered Walk-vay
7 -Add. Sound /Light Vestibules
11 -Re -rake. Seating Area
9 -
Modify .Stage & Seating to Add a Lift
(Council /Stage /orchestra Pit)
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O Civil Engineering & Assessment
• Exterior Ramps
• Utilities &Infrastructure
• Sltelmprovements for Additions
O Landscape Design Associated with the Improvements
U Fire Suppression System Size.& Capacity for New
Sprinklers
Assessment
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Qptkgg A - MOO, �eZin9 ft,,l,
1 --Add Restruotos & Storage
2-Re ove Lobby Restrmums & Expand
s • � Se -;ling Ar•.a
3 Add Lift & Stairs 1P -emovc gd91no
d- Remove Rrstrnom$ A&
rl - 'l irket /foncPSSlnn Area
..• � °.u. 5 -Remodel Restrooms & DressingAooms
6 -Add Covered Walkway
T-, 7- Modify Stage &Seating to
& Accommodate Council Platform
QP09n, Ek - Modify- Stage
�Reno_v'YAdd.•�S
DRe
A R prDf ;
1 - Add Re:strooms $ $toraga
2 - Remove Lobby Rmtrooms & Expand
Searing A-
3 -Add L+It & Slurs (Remove griping)
n •- Remove ReSUNM , Add
Ti,ket/r—n—si.n At-
5 - Remodel Re: Unent, & Dmssing
Rooms
6 -Add Covered Walk-vay
7 -Add. Sound /Light Vestibules
11 -Re -rake. Seating Area
9 -
Modify .Stage & Seating to Add a Lift
(Council /Stage /orchestra Pit)
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Opportunities
ADA Improvements
Maintain Seating Court
f nvemd Acres, for Acinr s
Lr -Ys Setup/Breakdewn Truh
Adequate Rcnm for Orchestra
Orchestra Pit
Improved Sight Lines
Constraints
Setup /Breakdown During Performance
Weeks
AbA Access .: e s
PRORn P - Nsw 5rRwil PhgmPfrs
Cost MR01
Opportunities
ADA IMPPpPemen ,
Maln!ain SeiTJng Count
Cor Ld Access fur Actors
Lens Setup /Bm�kd— lime
r A?equateROOns for Orihostra
Shared Restrooms
New Space for Recreational Programs
Constraints
Separate Location for Large Council
Meetings/Announcements
�RePov /Ada' i`..
���I�1 ADAAccess �
�� jADP Restroom_s�, °
E, ,
PORn
1 —Add Restrooms
— Nr:rrtovn Lpbby Restroors &Expand
SenUng Area
'1— Add Uft & Stairs (Remove LxiSring)
<I —Add S.—OU?ht Vestibules
d — R.enwdcl Restroum &. Uressalg Rooms
6 —Add Dressing Rooms to Replace
Accessory Structure
7 -Add New Council Chambers & Storage
B - Add Restroom (at Council Level)
9 — Remodel to Dressing Room
10 — Remove Seating to Accommodate
Orchestra
�'fLtii bK2ADA'Attessu�t a s •
� DADA Reitidoms�° !}
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10/2/2013
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A I I L
Option A Option B Option C
Modify Seating Area Modify Stage New Council Chambers
0
WhAt is o QW MR40?
❑ Hard Costs Hard Costs +Soft
Costs =Total
• Demolition
Project Costs
• Construction
• Unit Costs
• Escalation.
❑ Soft Costs
• Planning& Building Department Permits
• Professional Services
• Printing& Plotting
• Fundraising Consultant
• Furniture, Fixtures & Equipment
• Contingency
N�•:�i•i: l':, i..;,N�!r- E %IEFiENCE
Wont WA the QFS MON Baseoi op?
J Conceptual Narrative of Design Options
❑ Size of Demolition /Addition /Remodel
❑ Quantity & Type of Equipment & Fixtures
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WiRn ? - NCVV, c WWI �htaMOLerS �..
Building & Site $ 2.34.M
General Conditions, Bonds &.Insurance 21% $ 0.35 M
Contractor's Overhead &Profit or Fee 6% $0.16M
Construction Cost for 2013 S 2.86 M
Design Contingency 20% $ 057 M,
Escalation to August 2016 12% $ 0.41 M
Hard Cost Total for 2016 $ 3.84 M
Design & Engineering Fees. 20% $'0.77M
Owner Contingency 10% $0.46M
Cost Model Total for 2016 $ 5.07 M
Summary Details on Page 15
10/2/2013
tin",
�953 MOO k2Sciosi9nA
Option B - Modify Stage
• Owner Supplied .& Installed Furniture, Fixtures, Furnishings,
& Equipment
Option A - Modify Seating Area
• Theatrical Equipment Except as Specifically
• Relocation of Theatrical Equipment during Construction
• Relocation of Portable Buildings or Utilities
$ 2.28-M
Building & Situ
21'%
$1.49'V
General Conditions; Bonds .& Insurance
21%
$ 0.31 M
Contractor's Overhead& Profit or Fee
7%
$ 0.13 M
Construction Cost for 2013
A / t h. '1 F"PE AIENGE
$ 1.93 M
Design Contingency
20%
$ 039M
Escalation to August 2016
12%
$ 0.28M
Hard Cost Total for 2016 _
20%
$.2.59 M
Design &.Engineering Fees
20%
$ 0.52.M
Owner Contingency
10%
$ 0.31 M
Cost Model Total for 2016
$ 3.42 M
Summary Details on Page 4
:'
WiRn ? - NCVV, c WWI �htaMOLerS �..
Building & Site $ 2.34.M
General Conditions, Bonds &.Insurance 21% $ 0.35 M
Contractor's Overhead &Profit or Fee 6% $0.16M
Construction Cost for 2013 S 2.86 M
Design Contingency 20% $ 057 M,
Escalation to August 2016 12% $ 0.41 M
Hard Cost Total for 2016 $ 3.84 M
Design & Engineering Fees. 20% $'0.77M
Owner Contingency 10% $0.46M
Cost Model Total for 2016 $ 5.07 M
Summary Details on Page 15
10/2/2013
pee!Ogn
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Option A Option B Option C
Modify Seating Area Modify Stage New Council Chambers
$3.42.M $4.92M $5.07M
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10
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Option B - Modify Stage
• Owner Supplied .& Installed Furniture, Fixtures, Furnishings,
& Equipment
• Theatrical Equipment Except as Specifically
• Relocation of Theatrical Equipment during Construction
• Relocation of Portable Buildings or Utilities
$ 2.28-M
• Title 24 Energy Compliance
21'%
EJ Seismic Upgrade to Current Codes
'Contractors Overhead& Profit or Fee
❑ Construction Management Fees
$ 0.16 M
Cl Dry Rot or Termite Damage Repairs
❑ Hazardous Material Abatement or Disposal
Design Contingency
A / t h. '1 F"PE AIENGE
0
pee!Ogn
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Option A Option B Option C
Modify Seating Area Modify Stage New Council Chambers
$3.42.M $4.92M $5.07M
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Option B - Modify Stage
�+.•- „
Building &Site
$ 2.28-M
General Conditions, Bonds & Insurance
21'%
$ 0:34 M
'Contractors Overhead& Profit or Fee
6%
$ 0.16 M
Construction Cost. for 2013
$ 2.77M
Design Contingency
20%
$ 0.56M
Escalation to August 2016
12%
$ 0.16M
Hard Cost Total for 2016
$ 3.73 M
Design & Engineering Fees
20%
$ 0.75 M,
- Owner Contingency
101/0
$ 0.45M
Cost Model Total for 2016
$ 4.92 M
Summary Details on Page 17
pee!Ogn
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Option A Option B Option C
Modify Seating Area Modify Stage New Council Chambers
$3.42.M $4.92M $5.07M
p9n yA 'r 0 ArA e�D94. Q N 4 f s r
10
J
NW §M§
Clarification & Revisions Based on Council
Direction
Submission of Master Plan Report &
Documentation to the City
10/2/2013
11
Table of Contents
Saratoaa Civic Theater Master Plan
PAGE
Introduction................................:...:............................ ..............................2
I
Executive Summary ................................................... ..............................3
Narratives.................................................................... ..............................5
• Architecture .................................................. ..............................5
• Site ........................... ............................... ..........5
............................
• Theater ........................................................... ..............................5
• Structural ....................................................... ..............................5
• Heating, Ventilating & Air Conditioning . .............................32
• Plumbing ...................................................... .............................34
• Electrical Design ......................................... .............................34
i
IV. Schedule & Cost Model Summary ......................... .............................35
V. Appendix .................................................................... .............................39
• Detailed Cost Model
Anderson Brule Architects
DRAFT - September 25, 2013
Saratoaa Civic Theater Master Plan
I. Introduction
The City of Saratoga is considering modifications to the existing civic
theater built in 1964 to better accommodate the needs of the City and
theater users. The building is part of the City of Saratoga Master Plan
initiated in 2001, but was not analyzed in detail as a part of that effort.
The purpose of the study provided by Anderson Brule Architects includes
the following:
• Outline of current utilization of the facility
• Improvement options to improve current joint use by City and
theater user groups of existing facility.
• Budget estimates for evaluation of each option to allow for
decision- making on next steps.
Design Narratives are provided for use in the preparation of a Conceptual
Cost Model. Architectural, structural, theatrical, mechanical, plumbing,
and electrical narratives have been prepared specific to the 3 options
included within this report. The narratives outline quality and conceptual
information for each of the conceptual building systems based upon the
existing conditions and current codes requirements.
The existing facility, built in 1964, does not meet the current code
requirements. Based on the Existing Conditions Report provided by the
City staff and on a site walk- through review of the Theater, basic
accessibility upgrades and plumbing fixture counts will be necessary in all
options presented within this report.
Anderson Brule Architects
DRAFT -September 25, 2013
Saratoga Civic Theater Master Plan
Executive Summary
Introduction
The Saratoga Civic Theater and Council Chambers is approximately 7,400
square feet. A large lobby and 299 fixed seats house constitute the public
areas. The approximately 1,800 SF stage accommodates theater
performances, council and commission meetings, and other community
events and activities.
On a yearly basis, the Theater accommodates two theater companies
with a total of six performances in addition to weekly City Council and
Planning Commission meetings. The Theater's stage area currently lacks
flexibility for configuration layouts for the use by the Theater users and the
City staff. In addition, the lack of adequate storage for the separate users
is also a concern. Finally, the undersized restroom facilities are not
capable of supporting the theater's full occupancy load.
Program
The proposed program includes three options as follows:
• Option A - Modification of the seating area
• Option B - Modification of the stage & seating areas, addition of
an orchestra pit.
• Option C - Addition of an assembly space for City /Theater use, a
storage area, and a dressing room.
All options include upgrades of the facilities to meet current ADA and
plumbing fixtures count code requirements.
Narratives
Narratives included in this document outline the architectural character
and quality of the proposed options along with the conceptual direction
for building systems. The addition would relate to the existing character of
the existing facility. The proposed options outline modifications within the
existing building and additions directly attached to the existing structure.
This report does not include an option for separate, new facility.
Conceptual Costs
A Conceptual Cost Model was developed for each of the options
proposed within this document. A summary of the Cost Model for each
option is included in this report. The detailed Cost Model is included as a
separate report.
Conceptual Schedule
The maximum duration of time the building can be closed for construction
within a year is no longer than 16 weeks. This construction duration is
limited by the length of time the performance companies currently
renting the theater can be displaced. Typically, neither company uses
the facility during the months of August and December. Each company
could also forego one of their six -week shows at the facility while it was
closed for construction. By adding the twelve weeks gained by foregoing
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Saratoga Civic Theater Master Plan
II. Executive Summary
one show for each company, this allows the building to be closed for
construction for a total of 16 weeks or 4 months.
This document and associated estimate are based on the assumption
that the majority of infrastructures and utilities affecting the use of the
facility would occur during the 16 -week "closed for construction" period;
the remainder of the improvements would take place outside this period
and allow for concurrent use of the facility. In the proposed options, it is
assumed that modifications to the orchestra pit, elevators /lifts additions, re
raking of the seating area / relocation of the seating, major mechanical
work, lobby and control booths modifications, and fire sprinkler system
addition would occur during the 16 weeks period as such activities would
not allow use of the building.
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Architecture
Building Exterior
Building Interior
Option A
Saratoga Civic Theater Master Plan-
III. Narratives
For- all renovations and additions outline in the narrative, exterior
finishes shall match the existing building finishes.
All exterior modifications will be limited to building the additions
described in the "Building Interior" section of the narrative.
All options include upgrades of the facilities to meet current ADA and
plumbing fixtures count code requirements. The following elements
are common to options A, B and C outlined below:
A. Addition of restrooms to meet current code requirements.
Toilets 6:201 -300 6
Lavatories 4: 201 -300 4 2
_..._..__...__..._.. ---.........._ ......:.......... ..............,- ..._.__._...._. - __�;. — -- ----....__._...:.....__ ..._._._._...._._._._..... - -_..
Drinking Fountains 2: 251 -500 2
B. ADA upgrades to meet current code requirements.
- Accessible control booths
- Accessible stage area
- Accessible house seating
- Accessible public entrance
The following architectural narrative outlines modifications and
additions to the existing theater building. Subsequent sections of this,
narrative provide additional detail for the same changes as they
pertain to each discipline.
Concept
Modification of the stage
Narrative
The following modifications /improvements are proposed:
1. Removal of the stage apron & stairs leading to center stage
The modification of the stage apron allows for a meeting
space configuration in front of the stage for City Council and
Planning Commission meetings. The stage apron is currently
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Saratoga Civic Theater Master Plan-
III. Narratives
Architecture
protruding into the seating area and the City Council and
planning commission are currently setup on the stage,
approximately 3 feet above the first audience seats.
Based on the original building drawings, the stage is a wood
frames structure on wood posts with concrete pier
foundations. The underside of the stage is an open plenum
approximately 3 feet above compacted soil.
Work includes:
Removal of the stage wood floor and sub floor 4' -0" from
the center of the apron
Removal of the supporting posts and associated piers in
the footprint of the apron
- Installation of a new subfloor and floor at the lower floor
level
Front of stage vertical panels (infill over edge wood
framed wall under the stage)
Electrical and data outlets provisions included at face of
stage.
2. Remove front two rows of center seating
To allow for the new meeting setup outlined in item 1 above,
the two center front rows will be removed. The meeting
space created is approximately 1.5' deep from the stage
edge to the first front row seat.
Work includes:
- Removal of 26 fixed seats (2 rows of 13 seats each)
- Repair /replace flooring
3. Allow for removable platform and ramp for council podium.
12' x 24' removable platform 1.8" above floor finish in front of
the stage (portable staging system) with ADA compliant
ramp.
4. Remove lobby restrooms
Demolish all existing restrooms in lobby to allow for additional
seats in house & concession /ticket space.
Work includes:
- Demolition of all restroom walls, ceiling, existing MEP
fixtures and utilities
- New wall between house and lobby
- New finishes on both sides of house /lobby wall, new
finishes in entire lobby.
coo It
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1. Saratoga Civic Theater Master Plan-
III. Narratives
Architecture
New flooring and base on house side(carpet)
New flooring and base on lobby side (VCT or sheet vinyl).
- Ceiling patching on both sides of the house /lobby wall
5. Add seating at rear of house
Relocation of 24 fixed theater seats
6. Add lift and stairs to control booth
ADA accessible path. to control booths.
Work includes:
- Demolition of existing ship ladder & walls
- Demolition of "tickets space
- Demolition of exterior doors and storefront
- Exterior wall infill to match existing adjacent
- Addition of wheelchair lift and stairs
- Full height wall enclosure for separation from public area
- Framing / patching of control booth floor, finishes, and
walls.
- Allowance for control booths doors /frames /hardware
upgrades.
7. Add restrooms and storage on parking lot side of buildina
New 1,220 SF wood framed structure adjacent to existing
facility connected to existing lobby.
Restrooms: 500 SF
Storage: 340 SF
Exiting corridor: 75 SF
Lobby extension: 320 SF
Work includes:
- Demolition of lobby exterior wall to provide connection to
new restrooms
- New lobby finishes
- Walls and ceiling patching in lobby
- New lobby extension in front of restrooms with exterior
storefront to ADA ramp and landing.
- Women's restrooms (5 toilets, 3 lavatories)
- Men's restrooms (2 toilets, 2 urinals, 2 lavatories)
- 2 Drinking fountains
- Mansard roof to match existing
- Parking lot: removal of seven parking spaces (paving,
curbs, patching, etc)
- Modification of planter islands in parking lot to provide
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Saratoga Civic Theater Master Plan-
III. Narratives
Architecture
seven replacement parking spaces
8. Add lift at stage (accessibility)
Addition of a lift and stairs at stage left for ADA access from
the seating area to the stage area. Lift serving seating area,
storage, and stage levels. Framed wall for lift enclosure.
9. Remodel /reconfigure dressing room area with new
accessible restrooms
- Demolition of Dressing rooms
- Demolition of existing non ADA compliant restrooms
- Addition of 2 single occupancy ADA restrooms (2 x 70SF,
the floor and wainscots, painted gypsum board wall and
ceilings)
- Addition of a door in exterior wall to access dressing
modular located in the back of the existing facility.
- Addition of 40' x 6' covered walkway to access adjacent
portable building
- Remodel of dressing room into two smaller dressing rooms
(new VCT flooring, painted walls, mirrors, etc).
10. Add ticket /concession area
- Demolish existing lobby single occupancy restrooms
- New ticket concession room in existing lobby with full
height wood framed walls, hard lid ceiling.
- Single door.
- Interior 4' wide x 3' tall pass through with ADA counter
- Exterior 2' wide x 3' pass through window with ADA
counter
- Patching of exterior wall
- Built -in counters (2' deep x 20 LF)
Total area: approximately 100 SF.
coo
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DRAFT - September 25, 2013
Option A
Saratoga Civic Theater Master Plan-
III. Narratives
Summary
44,
4
- I Y
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Renov. /Add.
-APA Access
AQA °'Rg, tr66
Q
1 -Add Restrooms & Storage
2 - Remove Lobby Restrooms & Expand Seating Area
3 - Add Lift & Stairs (Remove Existing)
4 - Remove Restroom & Add Ticket /Concession Area
5 - Remodel Restrooms & Dressing Rooms
6 -Add Covered Walkway
7 - Modify Stage & Seating to Accommodate Council Platform
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DRAFT - September 25, 2013 9
Saratoga Civic Theater Master Plan-
III. Narratives
Option A I Analysis
Opportunities
ADA Improvements
Maintain Seating Count
Covered Access for Actors
Less Setup /Breakdown Time
Adequate Room for Orchestra
New Ticket & Concessions Area
Constraints
Setup /Breakdown During Performance Weeks
Smaller Stage
Option B Concept
Modification of,the stage & seating areas, addition of an orchestra
pit)
Narrative
1. Removal of the stage apron & stairs leading to center stage
The modification of the stage apron allows for a meeting
space configuration in front of the stage for City Council and
Planning Commission meetings. The stage apron is currently
protruding into the seating area and the City Council and
planning commission are currently setup on the stage,
approximately 3 feet above the first audience seats.
Based on the original building drawings, the stage is a wood
frames structure on wood posts with concrete pier
foundations. The underside of the stage is an open plenum
approximately 3 feet above compacted soil.
Work includes:
- Removal of the stage wood floor and sub floor 4' -0" from
the center of the apron
- Removal of the supporting posts and associated piers in
the footprint of the apron
- Installation of a new subfloor and floor at the lower floor
level
- Front of stage vertical panels (infill over edge wood
framed wall under the stage)
- Electrical and data outlets provisions included at face of
stage.
2. Remove front two rows of center seating
A
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Saratoga Civic Theater Master Plan-
III. Narratives
To allow for the new meeting setup outlined in item 1 above,
the two center front rows will be removed. The meeting
space created is approximately 15' deep from the stage
edge to the first front row seat.
Work includes:
- Removal of 26 fixed seats (2 rows of 13 seats each)
- Repair /replace flooring
3. Add orchestra pit
- Addition of an orchestra pit approximately 19' x 23', with
floor finish approximately 7' -0" below stage (same floor
elevation as existing storage area under the stage). See
item 4 for floor construction.
- Connection by "tunnel" from stage lift (see item 12)
through existing storage room located under the stage.
Passage should be 4' wide minimum with finished walls,
ceiling and floor. Passage to have door to isolate storage
from orchestra pit.
4. Add platform lift (council /orchestra / staae extension
- Addition of a 12' x 24' motorized platform. System
capable to provide a minimum of 3 elevation
configurations: at orchestra pit elevation (see item 3'), 18"
above lower seating area level, and at stage level. See
theatrical narrative for additional information.
5. Re -rake seating area (see separate diagrams)
- Rebuild seating area floor to provide better views of the
stage for spectators. New slope over existing floor system
(to be verified based on further evaluation of the as built
conditions).
- Two rows of seats in the back of the house above lobby
elevation; side steps access.
- New carpets, wall patching, new aisles lighting, new
electrical /data wall outlets.
- Area: approximately 2,000 SF.
6. Remove lobby restroom`s
Demolish all existing restrooms in lobby to allow for additional
seats in house & concession /ticket space.
Work includes:
- Demolition of all restroom walls, ceiling, existing MEP
fixtures and utilities
- New wall between house and lobby
- New finishes on both sides of house /lobby wall, new
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Saratoga Civic Theater Master Plan-
III. Narratives
finishes in entire lobby.
New flooring and base on house side(carpet)
New flooring and base on lobby side (VCT or sheet vinyl).
Ceiling patching on both sides of the house /lobby wall
Add sound /light vestibules
- Addition on 2 sound /light vestibules at existing public
entrance from lobby to seating area.
- Full height 1 -hr rated wood framed walls, hard lid ceilings,
and carpet floors.
- New single acoustical 1 -hr fire doors with actuators
(replacement of 2 existing doors + 2 new doors)
- Each Sound /light lock: approximately 50 SF
8. Add ticket /concession area
- Demolish existing lobby single occupancy restrooms
- New ticket concession room in existing lobby with full
height wood framed walls, hard lid ceiling.
- Single door.
- Interior 4' wide x 3' tall pass through with ADA counter
- Exterior 2' wide x 3' pass through window with ADA
counter
- Patching of exterior wall
- Built -in counters (2' deep x 20 LF)
- Total area: approximately 100 SF.
9. Add seating at rear of house
Relocation of 24 fixed theater seats.
10. Add lift and stairs to control booth
ADA accessible path to control booths.
Work includes:
- Demolition of existing ship ladder & walls
- Demolition of "tickets" space
- Demolition of exterior doors and storefront
- Exterior wall infill to match existing adjacent
- Addition of wheelchair lift and stairs
- Full height wall enclosure for separation from public area
- Framing / patching of control booth floor, finishes, and
walls.
- Allowance for control booths doors /frames /hardware
upgrades.
11. Add restroom and storage on parking lot side of building
New 1,220 SF wood framed structure adjacent to existing
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Saratoga Civic Theater Master Plan-
III. Narratives
facility connected to existing lobby.
Restrooms: 500 SF
Storage: 340 SF
Exiting corridor: 75 SF
Lobby extension: 320 SF
Work includes:
- Demolition of lobby exterior wall to provide connection to
new restrooms
- New lobby finishes
- Walls and ceiling patching in lobby
- New lobby extension in front of restrooms with exterior
storefront to ADA ramp and landing.
- Women's restrooms (5 toilets, 3 lavatories)
- Men's restrooms (2 toilets, 2 urinals, 2 lavatories)
- 2 Drinking fountains
- Mansard roof to match existing
- Parking lot: removal of seven parking spaces (paving,
curbs, patching, etc)
- Modification of planter islands in parking lot to provide
seven replacement parking spaces
12. Add lift at stage (accessibility)
Addition of a lift and stairs at stage left for ADA access from
the seating area to the stage area. Lift serving seating area,
storage, and stage levels. Framed wall for lift enclosure.
13. Remodel /reconfigure dressing room area with new
accessible restrooms
- Demolition of Dressing rooms
- Demolition of existing non ADA compliant restrooms
- Addition of 2 single occupancy ADA restrooms (2 x 70SF,
the floor and wainscots, painted gypsum board wall and
ceilings)
- Addition of a door in exterior wall to access dressing
modular located in the back of the existing facility.
- Addition of 40' x 6' covered walkway to access adjacent
portable building
- Remodel of dressing room into two smaller dressing rooms
(new VCT flooring, painted walls, mirrors, etc).
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Option B
Saratoaa Civic Theater Master Plan-
III. Narratives
Summary
iRenov.%A'dd °.
1 - Add Restrooms & Storage
2 - Remove Lobby Restfooms & Expand Seating Area
3 -Add Lift & Stairs (Remove Existing)
4- Remove Restroom & Add Ticket /Concession Area
5 - Remodel Restrooms '&'Dressing'Rooms
:6 -Add Covered Walkway
7 -Add Sound /Light Vestibules
8 -Re -rake Seating,Area
9 - Modify Stage & Seating to Add a Lift (Council /Stage /Orchestra
.Pit)
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Saratoaa Civic Theater Master Plan-
III. Narratives
Option B I Analysis
Opportunities
ADA Improvements
Maintain Seating Count
Covered Access for Actors
Less Setup /Breakdown Time
Adequate Room for Orchestra
Orchestra Pit
Improved Sight Lines
Constraints
Setup /Breakdown During Performance Weeks
Option C Concept
Addition of an assembly space for City /Theater use, a storage area,
and a dressing room.
Narrative
1. Remove first row of center seating
- Removal of 26 fixed seats (1 rows of 13 seats)
- Repair /replace flooring
2. Remove house side lobby restrooms
Demolish existing restrooms in lobby near seating area to
allow for additional seats in house.
Work includes:
- Demolition of all walls, ceiling, existing MEP fixtures and
utilities
- New wall between house and lobby
- New finishes on both sides of house /lobby wall.
- New flooring and base on house side(carpet)
- New flooring and base on lobby side (VCT or sheet vinyl).
- Ceiling patching on both sides of the house /lobby wall
3. Add seating at rear of house
Relocation of 24 fixed theater seats.
14. Add lift and stairs to control booth
ADA accessible path to control booths.
Work includes:
- Demolition of existing ship ladder & walls
- Demolition of "tickets" space
- Demolition of exterior doors and storefront
- Exterior wall infill to match existing adjacent
- Addition of wheelchair lift and stairs
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Saratoga Civic Theater Master Plan-
III. Narratives
- Full height wall enclosure for separation from public area
Framing / patching of control booth floor, finishes, and
walls.
Allowance for control booths doors /frames /hardware
upgrades.
4. Add sound /light vestibules
- Addition on 2 sound /light vestibules at existing public
entrance from lobby to seating area.
- Full height 1 -hr rated wood framed walls, hard lid ceilings,
and carpet floors.
- New single acoustical 1 -hr fire doors with actuators
(replacement of 2 existing doors + 2 new doors)
- Each Sound /light lock: approximately 50 SF
5. Add restrooms on parking lot side of building with ramped
corridor
New 860 SF wood framed structure adjacent to existing
facility connected to existing lobby and theater seating area.
Exit corridor /slope corridor /(E) lobby connection: 430 SF
Restrooms: 430 SF
Work includes:
- Demolition of lobby exterior wall to provide connection to
restrooms
- Sloped 5' wide ADA corridor connecting lobby to front of
the house
- Acoustical 1 hr fire rated doors at front of house.
- New lobby finishes
- Walls and ceiling patching in lobby
- New exterior storefront to ADA ramp and landing.
- Women's restrooms (5 toilets, 3 lavatories)
- Men's restrooms (2 toilets, 2 urinals, 2 lavatories)
- 2 Drinking fountains
- Mansard roof to match existing
6. Add lift at stage (accessibility)
Addition of a lift and stairs at stage left for ADA access from
the seating area to the stage area. Lift serving seating area,
storage, and stage levels. Framed wall for lift enclosure.
7. Remove seatina area stairs to stage
Demolition of stairs from seating area to center stage. Patch
edge of stage and flooring.
coo
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Saratoga Civic Theater Master Plan-
III. Narratives
8. Remodel /reconfigure dressing room area with new
accessible restrooms
- Demolition of Dressing rooms
- Demolition of existing non ADA compliant restrooms
- Addition of 2 single occupancy ADA restrooms (2 x 70SF,
tile floor and wainscots, painted gypsum board wall and
ceilings)
- Addition of a door in exterior wall to access dressing
modular located in the back of the existing facility.
- Addition of 40' x 6' covered walkway to access adjacent
portable building
- Remodel of dressing room into two smaller dressing rooms
(new VCT flooring, painted walls, mirrors, etc).
9. Add council, storage, and restrooms at lower house level on
parking lot side of the facility
New 1,750 SF wood framed structure adjacent to existing
facility's stage area.
Council /Planning Commission chamber: 1,380 SF
Storage: 300 SF
Restrooms: 70 SF, 1 toilet, 1 lavatory
Work includes:
- VCT /sheet linoleum flooring, painted walls, acoustical
ceiling tiles
- A/V system (A /V, 2 screens)
- 25% allowance for wall openings with motorized shades
- 1 unisex ADA restroom (tile floor and wainscots, painted
gypsum board wall and ceilings)
- Mansard roof to match existing
10. Allow for removable platform and ramp for council podium
12' x 24' removable platform 18" above floor finish in front of
the stage (portable staging system) with ADA compliant
ramp.
11. Add dressing rooms at stage level on stage side of facility
New 460 SF wood framed structure adjacent to existing
facility's stage area.
Work includes:
- VCT /sheet linoleum flooring, painted walls, acoustical
ceiling tiles
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Saratoqa Civic Theater Master Plan-
III. Narratives
- 25% allowance for wall openings with manual shades
Mansard roof to match existing
Exterior stairs access to the back of the building.
12. Convert storage area behind stage to green room
Convert 200 SF portion of existing storage room into
greenroom.
- VCT /sheet linoleum flooring
- Painted walls and ceiling
- New lighting
- Exterior stairs access to the back of the building.
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Option C
Saratoga Civic Theater Master Plan-
11.1. Narratives
.Rehbv : /Ad`d!
ADAALess,
DADA- Restrooms
1 Add Restrooms
2 - Remove Lobby Restrooms & Expand Seating Area
3— Add Lift & Stairs (Remove Existing)
4-A ' dd Sound /Light Vestibules
5 - Rmodel Restrooms & Dressing Rooms
6 - Add Dressing :Rooms to_Replace Accessory Structure
7'- Add New Council Chambers & Storage
&= Add Restroom (at Council Level)
9 - Remodel to Dressing Room
10 - Remove Seating to Accommodate Orchestra
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Option C
n
Saratoga Civic Theater Master Plan-
III. Narratives
Analysis
Opportunities
ADA Improvements
Maintain Seating Count
Covered Access for Actors
Less Setup /Breakdown Time
Adequate Room for Orchestra
Shared Restrooms
New Space for Recreational Programs
Constraints
Separate Location for Large Council Meetings /Announcements
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Site
Saratoga Civic Theater Master Plan-
III. Narratives
Introduction Parking is highly used for theater events and other events that occur
on and around the civic campus. User needs indicate that design
options should not reduce the number of parking spots available.
site All site modifications will be limited to building the additions
described in the "Building Interior" section of the narrative. Some of
the building additions include a limited reconfiguration of parking in
order to maintain the total number of parking spots on site.
Theater
Existing Conditions The existing theatre shows signs of age but is generally well -
maintained and certainly well -used. It has some serious
shortcomings for the current users, as it has no orchestra pit and no
scenery handling .capability (no fly tower for vertical movement of
scenery.) Both elements are important to light opera and musical
comedy, which is what each group produces, but they have
managed to adapt and create successful productions within those
limitations.
The 299 -seat size suits each group and they have said they very
i much want to maintain that number; no more or less.
The sightlines are barely adequate to slightly inadequate, except for
the intrusion of the conductor and musicians, who are placed on
the floor in front of the stage at the same elevation as the first row of
seats and create an obstacle to good viewing of the stage.
Users have reported a tripping hazard where the flat seating ramp
begins to slope upward. Users also report that the acoustics are
adequate.
The ADA compliance is inadequate. These requirements listed
below are not met by the current configuration:
The control suite is not accessible
There is no'accessible path from seating to stage, which is required.
There is no accessible path directly from seats to stage, which is
required when there is an equivalent ambulatory path (the steps
from front row area to stage.)
The dressing rooms and backstage toilet are not accessible.
There are no hearing -aid compatible assistive listening devices
available.
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DRAFT - September 25, 2013 21
Theater
Saratoga Civic Theater Master Plan-
III. Narratives
The backstage area is insufficient for performer support (dressing
rooms) so the users have installed a trailer behind the building for
dressing, costume storage, and green room.
There is insufficient offstage space for the scenery generally used for
large -scale musical theatre, and much of that space is used for the
council dais
Theatrical Equipment:
There is no capability of moving scenery vertically. There is a system
of pulleys that can be used to raise and lower lighting and scenery
battens for installation and strike, but it must be manually rigged to
each pipe to be lowered, and is limited to the 5 installed lines. This is
not a situation that can be remedied without raising the stage roof.
Performance lighting:
There are not enough circuits or power to light the productions per
industry standards. A complete investigation into existing conditions,
power available, etc., would be required before any remedy can
be proposed. Front -of -house lighting pipes are inadequate for use
and inaccessible without scaffolding.
House lighting:
Inefficient. Control is obsolete. Upgrading may be difficult due to
reported fragility and obsolescence of wiring over house ceiling.
House ceiling is inaccessible except via scaffold from sloped seating
area, so any repairs and maintenance are onerous.
Front of house:
Ticket booth and concessions areas are inadequate; booth is too
small and concessions must be set up and taken down for each
performance. Area for displaying at lobby is inadequate.
There are no sound /light lock vestibules between lobby and stage,
which is very distracting when persons enter house during
performance. This usually means that latecomers can't be seated
until a scene change, and as there is no video feed from stage to
lobby this is a drawback for patrons and staff.
Proposed Options i Option A
- Stage is permanently smaller by area of apron
- Does not improve sightlines or eliminate tripping hazard
- Removal of seats provides more room for musicians. Seats
[Mali,
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Saratoga Civic Theater Master Plan-
III. Narratives
Theater - - - -
are regained at rear. Count remains effectively the same
- Eliminates need to tear down scenery each week
- Still requires some changeover labor (move instruments,
lights, stands, install chamber equipment)
- Improves accessibility greatly
- New backstage toilets improve accessibility but trailer still
required for dressing
Option B
- Stage is permanently smaller by area of apron.
- Creation of pit /council chambers improves audience
experience for performance and meetings.
- Reduces changeover labor (same as above)
- Re- raking of floor improves sightlines, accessibility, eliminates
tripping hazard.
- Number of seats remains effectively the same.
- Added restrooms improves experience for all users.
- Increased storage reduces labor for theatre users.
- Stage lift increases flexibility for all uses.
Stage lift:
A stage lift, as manufactured by GALA Industries of Montreal or
Serapid can provide push- button adjustability of floor elevation
for orchestra pits and stages. This is equipment is well- tested in
use and generally provides many years of repair. -free operation.
If such a lift traveled from a pit elevation equal to the existing
I basement storage to stage level, it could be used for musicians,
council and as a stage extension, and the council dais might
even be stored in the basement to push on /off the lift. Access
issues still need to be addressed for convenience, exiting and
ADA compliance.
Option C
- Number of seats remains effectively the same
- Accessibility is improved for all users
- Sound /light vestibules improve patron experience
- Addition creates rehearsal /green room space for theatre
users
- Separating council from theatre eliminates changeover for
all users
- Dressing room addition has better access to stage and
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DRAFT - September 25, 2013 23
Saratoga Civic Theater Master Plan-
Ill. Narratives
Theater
allows for removal of trailer
Structural
Introduction The scope of our study was limited to the following:
• Review existing drawings for the Saratoga Civic Theater.
• Attend a full design team meeting and building walk- through
to observe field conditions and compare them with the
drawings.
• Identify structural implications of proposed renovation
measures.
• A detailed seismic evaluation was not included in this study.
i
Our study has not included geotechnical engineering services. If a
detailed seismic evaluation were to be performed in the future, or if
foundation evaluation or strengthening were performed, then
geotechnical input would be required.
Existing Conditions The Saratoga Civic Theater is a one story theater adjacent to, and
structurally connected with, a one story City office building.
Subsequent to the original construction, the one story city hall
building was constructed next to the theater. It appears to be
structurally connected to the Theater based on visual inspection, but
we have not had access to any of the existing drawings for the
addition. The footprint of Saratoga Civic Theater is approximately 68
ft in the north -south direction and 1 16' in the east -west direction. The
original construction drawings for Saratoga Civic Theater are dated
February 2, 1964.
The Theater is used as a theater by two theater groups as well as the
city council chamber for public meetings. Additionally, the front
lobby is used for some public activities, such as a chess club.
Saratoga Civic Theater is a wood framed building with a plywood
shear wall lateral system. The roof spans over the theater with
glulam beams and no interior columns. The perimeter walls, as well
as some interior walls at steps in the roof, are bearing walls. The
main theater floor spans to frequently spaced wood posts in typical
U90
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III. Narratives
Structural
bays of 6 ft in the north - south direction and 4 ft in the east -west
direction. The posts are supported on spread footings.
We visited the site.on August 13, 2013. Although much of the
structure is concealed behind finishes, it appears that the building
was constructed in general accordance with the original drawings.
The Saratoga Civic Theater appears to be well maintained and in
good condition given its age and use.
The following describes previous structural modifications:
Neighboring buildings abut the Saratoga 'Civic Theater. As
mentioned above, the City office building seems to be structurally
connected to the theater, therefore the buildings must be
considered together when seismic behavior is evaluated. The City
Hall is on the north side of the building, and an existing temporary
structure is on the west side of the building, neither of which are
seismically connected to the Theater.
The Saratoga Civic Theater is located in a region of high seismicity.
A detailed seismic evaluation is outside the scope of this study;
however, a wood building designed to the 1961 Uniform Building
Code is unlikely to meet all aspects of the current code. Most of the
potential modifications under consideration are unlikely to trigger a
seismic upgrade per Section 3404 of the California Building Code
with the exception of the two possible additions. Whether or not to
seismically separate these additions should be studied in the future.
Recommendations The following describes the structural implications of the potential
renovation measures under consideration:
Possible Modifications Applicable to All Schemes
- An addition to the existing theater for new toilets would be a
one -story, wood framed building with plywood shear walls.
The foundations would be grade beams below the perimeter
walls. Whether or not to seismically separate this addition
from the main building should be studied in the future.
- Removal of the existing lobby toilets and remodeling of the
dressing rooms would involve demolition of existing wood
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Saratoaa Civic Theater Master Plan-
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Structural
partitions, and reframing with new partitions. These walls are
not bearing walls.
- Adding a new stair to the sound and lights booth would
require reframing the existing floor around a new stair
opening. The stair would be of wood construction.
- A new lift to the sound and light booth would require cutting
an opening in the existing concrete floor. A concrete pit for
the lift would be required.
- A new lift to the stage that also serves the basement below
would require cutting an opening in the main theater floor
and the stage, and reframing around the openings. The
excavation for the pit would be deep enough to require
shoring during excavation and construction of concrete walls
and slabs. The existing concrete basement wall would be
sawcut and removed over the width of the lift. Depending
on the final location of the pit, some amount of underpinning
or shoring of the existing foundations may be required.
Scheme A
- Modifications to the existing stage platform apron would
entail demolishing and reframing portions of the existing
wood stage. Some reframing of the main theater floor may
be required to receive a removable stage.
Scheme B
- See Scheme A for modifications to the existing stage.
- Adding an orchestra pit and corridor to the existing
basement would entail cutting an opening in the existing
wood floors, and removing the existing wood posts and
spread footings within the new pit footprint. The floors would
require reframing with new posts and spread footings. The
excavation for the pit would be deep enough to require
shoring during excavation and construction of concrete walls
and slabs. The pit and corridor would undermine the existing
foundations, so underpinning will be required.
Modifying the existing floor rake would require demolishing
the existing wood framed floor and supporting posts, and
EA
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Saratoga Civic Theater Master Plan-
III. Narratives
Structural
reframing to the new slopes.
Scheme C
An addition to the existing theater would be a one story,
wood framed building. Since the addition is at the stage
level, a wood floor at the stage level that spans to wood
posts similar to the current construction would be required.
The foundations would be spread footings and grade
beams. Whether to seismically separate the addition from
the main building should be studied in the future.
Executive Summary Most of the modifications being considered have relatively minor
structural implications, such as reframing of wood construction in
local areas and construction of depressed concrete areas below
the current floor level. Where additions would be constructed, the
issue of seismic separation /strengthening would need to be studied
in the future. Where depressed concrete areas would be deep, the
issue of underpinning adjacent to existing foundations would need
to be studied in the future as well.
Heating, Ventilating and Air Conditioning
Observations The building is served by a 30 ton, 1.2,000 CFM split -dx air
conditioning system. The supply air handler is located in the
mechanical room. The condensing unit is located on an outdoor
pad adjacent to the building. The air handler includes outside air
economizer controls. The air handler serves rooftop supply air
ductwork that serves the stage, seating, foyer and lobby areas.
Each area has a dedicated heating water coil to provide
temperature control. The heating water is provided by a 600 MBH
gas fired boiler located in the mechanical room. The return air
ductwork is located below the floor and includes a return air fan
located in the mechanical room. The restrooms have ceiling
mounted exhaust fans.
The split -dx air handler and condensing unit appear to be in good
operating condition and are not at end of life. The heating water
boiler appears to be in good operating condition and is not at end
NNICHOID
n: A
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Saratoqa Civic Theater Master Plan-
III. . Narratives
Heating, Ventilating and Air Conditioning
of life. The return air fan appears to have been originally provided
with the building and is at end of life. The restroom exhaust fans
appear to be inadequate. We experienced objectionable odors in
the surrounding areas during our site visit. The control rooms have
very minimal air conditioning that is inadequate.
The city has commented that the HVAC system is not operating
sufficiently. We have reviewed the system sizing and it is adequate
for the building use. Further investigation is required to define any
issues with the existing HVAC system.
Option A Upgrades - Existing split -dx air handler and condensing unit to remain.
- Existing heating water boiler to remain.
- Replace the existing 9,000 CFM return air cabinet fan with
new to match.
- Provide new 1,300 CFM rooftop exhaust fan and ductwork to
serve the new restrooms in the parking lot area.
- Provide new 400 CFM rooftop exhaust fan and ductwork to
serve the new restrooms and dressing rooms.
- Provide new ductwork and distribution to the control rooms
to provide adequate cooling.
- Revise supply and return air grille locations as required for the
architectural revisions.
Option B Upgrades - Existing split -dx air handler and condensing unit to remain.
- Existing heating water boiler to remain.
- Replace the existing 9,000 CFM return air cabinet fan with
new to match.
- Revise main return duct routing below the floor to
accommodate the new orchestra pit.
- Provide new 1,300 CFM rooftop exhaust fan and ductwork to
serve the new restrooms in the parking lot area..
- Provide new 400 CFM rooftop exhaust fan and ductwork to
serve the new restrooms and dressing rooms.
- Provide new ductwork and distribution to the control rooms
to provide adequate cooling.
- Revise supply and return air grille locations as required for the
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Saratoga Civic Theater Master Plan-
III. Narratives
Heating_, Ventilating_ and Air_ Conditioning
architectural revisions.
Option C Upgrades - Existing split -dx air handler and condensing unit to remain.
- Existing heating water boiler to remain.
Replace the existing 9,000 CFM return air cabinet fan with
new to match.
- Provide new 7.5 ton rooftop gas /electric air conditioning unit
and distribution ductwork to serve the new building.
Provide new 2 ton wall mounted split -dx heat pump to serve
the new Green Room. Install new condensing unit on the
roof.
Plumbing
Provide new 800 CFM rooftop exhaust fan and ductwork to
serve the new restrooms in the parking lot area.
Provide new 550 CFM rooftop exhaust fan and ductwork to
serve the new restrooms and dressing rooms and the new
restroom in the Council Chamber addition.
Replace the two existing restroom exhaust fans with new 150
CFM higher performance ceiling fans.
Provide new ductwork and distribution to the control rooms
to provide adequate cooling.
i
Revise supply and return air grille locations as required for the
architectural revisions.
Observations The building is served by a 1 -1/2" domestic cold water line, 4"
sanitary waste and a 1 -1 /4" medium pressure gas line. The existing
restrooms in the lobby area include floor mounted flush valve toilets,
wall mounted flush valve urinals and lavatories with manual faucets.
A 20 gallon electric water heater provides hot water to the
lavatories. The stage restroom is very small and is not ADA
compliant. The plumbing systems appear to be in good working
order.
Option A Upgrades - Provide new 1.28 gallon per flush floor mounted tank type
water closets, 0.125 gallon per flush wall mounted urinals with
manual flush valves and wall mounted lavatories with 0.5
GPM manual faucets as indicated on the architectural
� ®e
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Saratocia Civic Theater Master Plan-
III. Narratives
Plumbing - - -
sketches. Provide ADA compliant fixtures and insulation for
all accessible fixtures shown on the architectural sketches.
Provide new 1 -1 /4" Type L copper water piping, 4" cast -iron
waste and 2-1/2" cast -iron vent piping to serve the new
restrooms in the parking lot area. Connect the new water
and waste to the existing mains. Provide new vent through
roof. Provide new 20 gallon, 6 kW water heater and 3/4"
insulated hot water piping to serve new restroom lavatories.
Provide one floor drain in each restroom.
- Provide new 3/4" Type L copper water piping, 4" cast -iron
waste and 2" cast -iron vent piping to serve the new restrooms
in the dressing room area. Connect the new water and
waste to the existing mains. Provide new vent through roof.
Provide new 3 kW insta -hot water heater at each lavatory.
- Provide two 3" rainwater leaders and overflow drains with
piping daylighting above grade to serve the new restroom
building.
- Remove existing fixtures and associated piping no longer
used.
Option B Upgrades - Provide new 1.28 gallon per flush floor mounted tank type
water closets, 0.125 gallon per flush wall mounted urinals with
manual flush valves and wall mounted lavatories with 0.5
GPM manual faucets as indicated on the architectural
sketches. Provide ADA compliant fixtures and insulation for
all accessible fixtures shown on the architectural sketches.
Provide new 1 -1 /4" Type L copper water piping, 4" cast -iron
waste and 2-1/2" cast -iron vent piping to serve the new
restrooms in the parking lot area. Connect the new water
and waste to the existing mains. Provide new vent through
roof. Provide new 20 gallon, 6 kW water heater and 3/4"
insulated hot water piping to serve new restroom lavatories.
Provide one floor drain in each restroom.
- Provide new 3/4" Type L copper water piping, 4" cast -iron
waste and 2" cast -iron vent piping to serve the new restrooms
in the dressing room area. Connect the new water and
waste to the existing mains. Provide new vent through roof.
Provide new 3 kW insta -hot water heater at each lavatory.
- Provide two 3" rainwater leaders and overflow drains with
piping daylighting_ above grade to serve the new restroom
® ® A
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Saratoga Civic Theater Master Plan -
III. Narratives
Plumbing
building. -
Remove existing fixtures and associated piping no longer
used.
Option C Upgrades - Provide new 1.28 gallon per flush floor mounted tank type
water closets, 0.125 gallon per flush wall mounted urinals with
manual flush valves and wall mounted lavatories with 0.5
GPM manual faucets as indicated on the architectural
sketches. Provide ADA compliant fixtures and insulation for
all accessible fixtures shown on the architectural sketches.
- Provide new 1 -1 /4" Type L copper water piping, 4" cast -iron
waste and 2-1/2" cast -iron vent piping to serve the new
restrooms in the parking lot area. Connect the new water
and waste to the existing mains. Provide new vent through
roof. Provide new 20 gallon, 6 kW water heater and 3/4"
insulated hot water piping to serve new restroom lavatories.
Provide one floor drain in each restroom.
- Provide new 1" Type L copper water piping, 4" cast -iron
waste and 2" cast -iron vent piping to serve the new restrooms
in the dressing room area and council chambers. Connect
the new water and waste to the existing mains. Provide new
vent through roof. Provide new 3 kW insta -hot water heater
at each lavatory.
- Replace the existing gas pressure regulator at the back of
the building to accommodate the added rooftop unit gas
load. Provide new 1" gas line from new regulator to the now
rooftop A/C unit on the new building.
- Provide two 3" rainwater leaders and overflow drains with
piping daylighting above grade to serve the new restroom
building.
- Provide 3/4" condensate drain piping from the new rooftop
A/C unit to the new restroom lavatory drain tailpiece.
- Provide 3/4" condensate drain piping from the new wall
mounted heat pump in the Green room to the existing floor
drain in the boiler room.
- Remove existing fixtures and associated piping no longer
used.
A
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Saratoqa Civic Theater Master Plan-
III. Narratives
Electrical
Observations - The existing building is served from an existing PG &E pad
mounted transformer number 2062 located right outside of
the building. The secondary of the transformer powers the
building main switchboard via underground utility service at
120 /208volt, 3- phase, 4 -wire system.
- The existing main service switchboard "MSB" is located inside
the building at the back of the stage in a storage area. The
PG &E smart meter number is 1009505393.
- The existing main service switchboard is the original
switchboard. The switchboard is an older GE board. The bus
rating of the switchboard indicates 500ampeerre. However
the main breaker states 1000ampere. The existing available
electrical drawings states 1000amp frame, 500amp trip. We
will assume the switchboard is 500amp at 120 /208volt, 3-
phase, 4 -wire. We recommend the city to confirm the trip
rating to be 500amp. Although the switchboard is reaching
the end of its useful life, it appears to be in working condition.
- The report provided by the city indicates the switchboard will
be replaced with a new one.
- There are four existing branch circuit panelboards labeled
panel board A, B, C & D on walls throughout the building
that provide necessary power for all equipment and devices
in the building.
- The city is planning to add a new Natural Gas powered
generator to provide backup power for the site. It should be
noted that Generators using natural gas only cannot be used
as emergency panel for life safety. An alternate fuel will be
required to meet the requirements of the code.
- Emergency lighting presently is by combination exit lights and
emergency heads throughout the building. Some of the
existing fixtures are old and are not recommended to be
reused for the new construction.
- According to the report provided some of the fixtures are
replaced with new LED, and compact fluorescent fixtures.
There are also down light fixtures with very inefficient
incandescent lamps. Theatrical and stage lighting control is
via stage dimming control panels. The lighting control is via
local wall switches for each area. Theatrical lighting has its
own lighting control and dimmer system. Lighting system as
installed may not meet current Title 24 requirements.
Exterior lighting is a combination of wall mounted fixture on
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Saratoaa Civic Theater Master Plan-
III. Narratives
Electrical
the building walls and pole mounted fixtures around the site.
The building has an existing Fire Alarm Control Panel with
manual pull stations and horn /strobe.
Challenges / Concerns - We do not have any loading information on the existing main
switchboard. To make sure the new project loads do not
overload the existing system. We recommend to contact
PG&E and request a 12 months peak demand data or to
provide 30 days load reading. The existing panelboards will
be modified to add additional circuit breakers for new loads.
A new panelboard may be required for one of the options.
- Some of the existing light fixtures are old and should be
replaced with new efficient fixtures suitable for today's
environment. New low voltage lighting control panel with
automatic shutoff and day lighting will be required per
current Title 24 requirements.
- The exterior lighting shall be further reviewed at night time to
see the foot - candle level. Additional light pole or wall packs
may be required to provide the minimum lighting level
required by code.
- New emergency and exit lighting with battery pack will be
required per new layout.
- Replace existing outdoor receptacles and any receptacles
within six feet of sink with a ground fault circuit interrupter
type receptacle.
- Existing receptacles and light switches throughout the
building shall be provided with circuit identification.
- Provide labeling for all disconnect switches, starters,
panelboards, etc.
- A new Fire alarm system may be required if the expansion /
remodel exceed the capacity of the existing fire alarm panel
to provide complete coverage for the building.
Option A Upgrades - Provide new branch circuits from the nearest existing
panelboards for new / modified lighting and all new
equipment requiring power.
- Provide new lighting and receptacles for the architectural
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III. Narratives
Electrical
Saratoga Civic Theater Master Plan-
revisions.
- Modify existing fire alarm initiating and warning devices as
required by the new changes. New lighting will be of energy
saving type meeting the requirements of Title 24. LED and
fluorescent fixtures will be-used as much as possible.
- Provide new feeder from existing main switchboard for the
new electric lift.
Option B Upgrades - Provide new branch circuits from the nearest existing
panelboards for new / modified lighting and all new
equipment requiring power.
- Provide new lighting and receptacles for the architectural
revisions.
- Modify existing fire alarm initiating and warning devices as
required by the new changes. New lighting will be of energy
saving type meeting the requirements of Title 24. LED and
fluorescent fixtures will be used as much as possible.
- Provide new feeder from existing main switchboard for the
new electric lift.
Option C Upgrades - A new 100amp, 120 /208volt. 3- phase, 4 -wire panelboard fed
from the main switchboard will. be required to power the new
HVAC equipment
Provide new branch circuits from the nearest existing
panelboards for new / modified lighting and all new
equipment requiring power.
Provide new lighting and receptacles for the architectural
revisions.
Modify existing fire alarm initiating and warning devices as
required by the new changes. New devices will be required
for all new spaces.
- New lighting will be of energy saving type meeting the
requirements of Title 24. LED and fluorescent fixtures will be
used as much as possible.
- Provide new feeder from existing main switchboard for the
new electric lift.
coo
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DRAFT - September 25, 2013
34
Saratoga Civic Theater Master Plan - DRAFT
IV. Conceptual Cost Model &
Schedule
L Cost Model Assumptions
A Conceptual Cost Model is intended to be a budgetary tool for
understanding what the costs on a project could be, even when little
detailed information is known. It is a proactive look at costs, and does
not consider design documents or materials, as no design work is
complete.
In contrast, a Cost Estimate defines specific quantities of known
materials and systems to assess the actual cost of the project. This type
of estimation can only be achieved when the design and
documentation for a project has proceeded beyond the Conceptual
Design stage of development.
This Cost Model is not intended to be a Cost Estimate, but rather is
intended to provide Budgetary Numbers for the work anticipated. This
Cost Model does not Include:
• Cost of Financing
• Moving Expenses
• Temporary Operational Expenses
• Regulatory Fees
• Staff Management Time
A preliminary construction schedule was developed
The components of a Conceptual Cost Model include:
• Hard Costs = The direct costs to construct a building or structure,
otherwise known as "brick and mortar" costs.
o Includes Building and Site Costs, Design Contingency,
Contractor Overhead and Profit
• Soft Costs = Expenses, other than hard costs, incurred in
developing a project
o Includes Design Fees, Permits and Testing and Inspections
o Furniture and Fixtures are included in the soft cost
allowance, but equipment is quoted separately as a
separate line item
• Escalation
• The determination of the escalation percentage is
estimated from historic data gathered for similar projects
in a similar region
• This component relies on an assumption of project time
frame, which can be unpredictable as the project
develops
• Contingencies
o These contingencies are meant to help with
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Saratoga Civic Theater Master Plan - DRAFT
IV. Conceptual Cost Model &
Schedule
Cost Model Assumptions
management of expectations and account for the
financial impact of surprises that may arise throughout
the project.
o Typical contingencies are:
■ Design: Different numbers are held at different
phases of the project, and as more detail is
developed and a more accurate cost estimate
can be made, contingency percentages can be
reduced.
■ Owner Contingency: Held by the client for
unforeseen items such as infrastructure issues, etc.
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I Saratoga Civic Theater Master Plan - DRAFT
IV. Conceptual Cost Model &
Schedule
Conceptual Cost -Model Summary
j Option A - Modifying Seat Area i Multiplier i Cost
Building & Site
$ 1.49 M
General Conditions, Bonds & Insurance 21% $ 0.31 m
................................................................................................................... ......................... ; ..........................................
Contractor's Overhead & Profit or Fee 7% $ 0.13 M
Construction Cost for 2013
$ 1.93 M
Design Contingency 20% $ 0.39 M
................................................................................................................................................ ............................ ...........................................
Escalation to August 2016 12% $ 0.28 M
Hard Cost Total for 2016
$ 2.59 M
................. m-.; ............... ......................................................................... .............. ..............................
.............
Design & Engineering Fees 20% $ 0.52 M
................................ .............................................. ............................ ..........................................
Owner Contingency
10% $ 0.31 M
............................ L ................................ . ........
Cost Model Total for 2016 $ 3.42 M
..........................................................................................................................................................................................................................
10-o
17
—AP-k-
Renov./Add, -
ADA,Access,
ADA Restrpoms
L
Anderson BruI6 Architects
August 14, 2013 37
Saratoga Civic Theater Master Plan - DRAFT
IV. Conceptual Cost Model&
Schedule
Option B — Modifying Stage Multiplier j Cost
Building & Site
General Conditions, Bonds & Insurance 21% $ 0.34 M
......... .................................. I .................................................................................................... 4 ............................. ..... ....................................
Contractor's Overhead & Profit or Fee 6% $ 0.16 M
Construction Cost for 2013
$ 2.77 M
Design Contingency
20% $ 0.56rV1
................................................................................................................................................. ............................ ..........................................
Escalation to August 2016 12% $ 0.16 M
Hard Cost Total for 2016
$ 3.73 M
.......... ................ I ........................................................................................................ ............................ ..........................................
Design & Engineering Fees 20%:: $ 0.75 M
► ................................... d,
............................................................................................................ ................... ....... --; ................... ...................... 4
Owner Contingency 10%
$ 0.45 M
................................................................................................................................................ ............................ ..........................................
Cost Model Total for 2016 $ 4.92 M
L.............................................................................................................................................................................. ..........................................
;:0
Renov./Add.
ADA Access
ADA Restrooms
01 1.
Anderson BruI6 Architects
August 14, 2013 38
N
Saratoaa Civic Theater Master Plan - DRAFT
IV. Conceptual Cost Model&
Schedule
Option. C -New Council Chambers I Multiplier Cost
Building & Site
General Conditions, Bonds & Insurance 21% $ 0.35 M
.......... ; ........................................................................................................................... ............................ ......... .......
Contractor's Overhead & Profit or Fee 6% $ 0.16 M
Construction Cost for 2013 $ 2.86 M
I Design Contingency 20% 1 $ 0.57 M
................................................................................................................................................ ..................... ...... ............................... ; ..........
Escalation to August 2016 12% $ 0.41 M
I Hard Cost Total for 2016 $ 3.84 M
............ ; .................................................................................................................................... ............................ ........ .................................
Design & Engineering Fees 20% $ 0.77M
.......................................................................... m ..................................................................... ...........................
. ...........................................
Owner Contingency 10% $ 0.46M
............................ ..........................................
Cost Model Total for 2016 $ 5.07 M
.............................................................................................................................................................................. ..........................................
ie
Anderson BruI6 Architects
August 14, 2013
Renov. /Add.
-ADAiAcce;7s7
I =ms
39
City of Saratoga Council Chambers /Civic Theater Master Plan
9/3/13
Design
Scheme
Priority
User Benefit
Impact
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Facility Improvement:
cc
X
X
X
X
1
Upgrade /Enlarge public restrooms
X
X
X
X
X
X
X
X
X
2
Upgrade backstage restrooms
X
X
X
X
X
X
X
X
3
New ADA entrances to the seating area
X
X
X
X
X
4
Install assisted listening devices system & A/V Upgrade
X
X
X
X
X
X
X
X
5
Upgrade.access for Control booths
X
X
X
X
X
X
X
X
6
Provide ADA seating to current code
X
X
X
X
X
X
X
X
7
ADA lift to stage from seating area
_
X
X
X
X
X
X
_
_ 8
Replace Smoke Hatches over stage
X
X
X
X
X
X
X
_
X
9
Resolve Height difference between Council and Public
X
_
X
_
Speakers (solution varies by design)
_
X
10
Improve Presentation system
X
X
X
X
X
X
11
HVAC Upgrades= New HVAC System
_
X
X
X
X
_
X
12
Replace Windows /Install dual pane glazing
X
X
X
X
X
_ 13
Improve House lighting
X
X
X
X
_
X
14
Addition for dressing room area
X
X
X
X
X
15
Add third controller at control booth for house lights
X
X
X
X
16
Install a covering over the back area between portable
X
X
and the theater
X
X
_
X
17
Sound /Light vestibules at seating-area entry doors
X
X
_
_
X
_
18
Install a changeable multi -use monument sign in the
X
X
X
lawn area
X
X
X
_
X
19
Update lobby floor finishes
_
X
X
X
X
X
X_
20
Improve Ticketing and Concessions
X
X
X
X
21
Green Room /Classroom /Council Chambers Addition
X
X
X
X
X
X
X
22
Add a concession area and new ticket office with lobby
X
PA system
X
X
23
Provide Orchestra Pit
X
X
_
X
X*
X*
X*
X
24
Electrical Upgrades
X
X
X
X
X
X
X
25
Remodel Existing Space for Storage for City & Theater
X
X
X
X
X
Uses
X
26
Enlarge Lobby
X
X
X
X
_
X
27
Construct Fly Tower
X
X
X
X
_
28
Correct slope /rake of house floor
X
X
X
X
X
X
29
Video monitors mounted to the lobby walls
X
X
X
X
30
Replace stage lighting over seating.area- front of house
X
_
CONCEPTUAL DESIGN COST MODEL
for
Saratoga Civic Theater Master Plan
Saratoga, California
2013 - 1013 - 001.000
Anderson Brule' Architects
325 South First Street, 4th Floor
San Jose, California 95113
Tel: (408) 535 -2955
Fax: (408) 298-1887
September 4, 2013
�Q
GWH 9157 Moondancer CA Circle
Roseville, CA 95747
O�CONSTRUCTION W 1 (916) 742 -1770
COST CONSULTING C 1 (916) 945 -6066
Saratoga Civic Theater Master Plan
Saratoga, California
CONTENTS
Basis of Cost Model
Exclusions
Areas- Existing Building
Option A Summary and Budget Estimates
Option B Summary and Budget Estimates
Option C Summary and Budget Estimates.
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CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
2
3
4 -16
17 -24
25-39
k.
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
BASIS OF COST MODEL
Cost Model Prepared From
Drawings issued for Conceptual Design
Existing building drawings
A:1 -13
S:1 -7
P: 1, 2
M:1 -4
E:1 -4
Floor Plans for Options A, B, C - 3 sheets
Existing Conditions Report
Design Narrative
Site visit and building tour - August 19, 2013
Discussions with the Project Architect
Estimate Assumptions and Clarifications
A start date of August 2016
A construction period of 8 months. The building will be closed for 4 months,
and open during 4 months of construction
The general contract will be competitively bid
There will not be small business set aside requirements
The contractor will be required to pay prevailing wages
There are no phasing requirements
Parking lot adjacent to the theater will be available to the contractor for
staging of material and equipment during construction
The contractor will have full access to the site during normal business. hours
The building will be closed during construction
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CONSTRUCTION �o o Page 1
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
EXCLUSIONS
Owner supplied and installed furniture, fixtures, furnishings and equipment
Theatrical equipment except specifically noted in the estimate
Relocation of theatrical equipment or television equipment during construction
Relocation of portable buildings or utilities
Title 24 Energy Compliance
Seismic upgrade to current codes
Dry rot or termite damage repairs
Hazardous material abatement or disposal
Accelerated schedule, overtime or restrictions on the contractor's working hours
Testing and inspection fees
Construction management fees
Scope change or change order contingencies
Assessments, taxes, finance, legal and development charges
Builder's risk or other Owner provided insurance program
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CONSTRUCTION
COST CONSULTING
Page 2
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga , California September 4, 2013
EXISTING BUILDING AREAS (Excludes Building Additions)
Enclosed Areas
Basement 400
Main Floor and Stage 71340
Upper Level 140 SF
SUBTOTAL, Enclosed Area 7,880 SF
Covered area
SUBTOTAL, Covered Area @ % Value
TOTAL GROSS FLOOR AREA 7,880 SF
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'�aVCONSTRUCTION
COST CONSULTING Page 3
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION A SUMMARY
Option A Modification Budgets
1 Remove Stage Apron and Stairs
2 Remove Front Two Rows of Center Seating
3 Removable Platform and Ramp for Council Podium
4 Remove Lobby Restrooms
5 Add Seating at Rear of House
6 Add Lift and Stair to Control Booth
7 Add Restrooms and Storage at Parking Side of Building
8 Add Lift.at Stage
9 Remodel /Reconfigure Dressing Room Area with Restrooms
10 Add Ticket /Concession Area
11 Plumbing Modifications
12 Heating, Ventilating and Air Conditioning Modifications
13 Electrical Modifications
14 Fire Protection
15 Temporary Construction
$x1,000
30
5
25
96
3
99
528
193
148
41
0
25
116
132
50
SUBTOTAL BUILDING & SITE
1,491
General Conditions, Bonds and Insurance
21.00%
313
Contractor's Overhead & Profit or Fee
7.00%
126
CONSTRUCTION COST - September 2013
1,930
Design Contingency
20.00%
386
Escalation to Start Date (August 2016)
12.00%
278
SUBTOTAL HARD COST - August 2016
2,594
Design Fees (Per Architect)
20.00%
5.19
Owner's Contingency
10.00%
311
TOTAL
3,424
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�mc CONSTRUCTION Page 4
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
1. Remove Stage Apron and Stairs
Demolition
Stage steps
Apron floor structure including support structure
below
Floor structure
Wood framed floor structure infill including
support structure below
Miscellaneous framing modifications
Finishes
Infill wall at edge of stage T -0" high including
wood panel finish
Patch carpet flooring
Miscellaneous patch and repair of existing
finishes
Electrical
Power strip with power and data outlets at front
of stage
2. Remove Front Two Rows of Center Seatin
Demolition
Remove fixed seating
Finishes
Patch wood flooring
Conceptual Design Cost Model
September 4, 2013
Quantity unit Rate Total
2
EA
600.00
1,200
72
SF
20.00
1,440
144
SF
25.00
3,600
1
LS
1,000.00
1,000
42
LF
300.00
12,600
200
SF
10.00
2,000
1
LS
1,000.00
1,000
36
LF
200.00
7,200
30,040
26
EA
75.00
1,950
300
SF
10.00
3,000
4,950
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�UCONSTRUCTION Page 5
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
3. Removable Platform and Ramp for Council Podium
Platform and ramp
Removable platform 12'x 24' including ramp
and ramp railings (platform 18" high) 1 LS 14,000.00 14,000
Platform railings —allow 1 LS 4,000.00 4,000
Platform skirting - allow 1 LS 1,000.00 1,000
Storage trolleys and carts 1 LS 1,000.00 1,000
Structural modifications
Miscellaneous framing modification to floor
structure at platform - allow 1 LS 3,000.00 3,000
Finishes
Patch carpet flooring at structural modifications 1 LS 2,000.00 2,000
25,000
4. Remove LobbV Restrooms
Demolition
Restrooms including partitions, finishes,
mechanical and electrical systems
Lobby restrooms 2 EA 2,500.00 5,000
House side restrooms 2 EA 4,000.00 8,000
Partitions
Full height theater wall including wood stud
framing, sound insulation, gypsum board
and paint 500 SF 22.00 11,000
Finishes - house side
Wood flooring including base 200 SF 25.00 5,000
Wood paneling at walls 500 SF 30.00 15,000
Miscellaneous patching of existing finishes 1 LS 5,000.00 5,000
Finishes - lobby side
Replace flooring - allow 1,400 SF 15.00 21,000
Tackable wall surface - allow 600 SF 20.00 12,000
Patch and paint existing walls and ceilings 1 LS 5,000.00 5,000
Miscellaneous patching of existing finishes 1 LS 2,000.00 2,000
Equipment
Miscellaneous equipment and accessories 1 LS 5,000.00 5,000
Heating, ventilating and air conditioning
Minor HVAC modifications 250 SF 4.00 1,000
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CONSTRUCTION Page 6
COST CONSULTING g
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION A
Quantity Unit Rate Total
Electrical
Provide bridge wiring to maintain
power /communications for devices to remain 250 SF 4.00 1,000
Misc. electrical requirements 1 LS 100.00 100
Fire protection
Fire sprinkler system - with building system With Building System
96,100
S. Add Seating at Rear of House
Theater seating
Reinstall fixed theater seating at rear of house 24 EA 125.00 3,000
3,000
6. Add Lift and Stair to Control Booth
Demolition
Interior construction
Main level 1 LS 3,000.00 3,000
Control booth level 1 LS 2,000.00 2,000
Floor and roof structure
Cut opening in concrete slab, install lift pit 1 EA 10,000.00 10;000
Modify control booth floor for lift and stair 1 LS 5,000.00 5,000
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint 300 SF 15.00 4,500
Modify existing partitions
Main level 1 LS 3,000.00 3,000
Control booth level 1 LS 3,000.00 3,000
Interior door - single 1 EA 2,200.00 2,200
Allowance for door modifications at control booth 1 LS 5,000.00 5,000
Finishes
Stair and lift area 1 LS 5,000.00 5,000
Control booth level 1 LS 5,000.00 5,000
Patch and repair existing lobby finishes damaged
during construction 1 LS 3,000.00 3,000
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CONSTRUCTION Page 7
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
Conceptual Design Cost Model
September 4, 2013
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'KNUCONSTRUCTION Page 8
COST CONSULTING g
Quantity
Unit
Rate
Total
Equipment
Relocation of theatrical equipment or television
equipment - by Owner
NIC
Miscellaneous equipment and accessories
1
LS
5,000.00
5;000
Stairs and lifts
Motorized lift including enclosure - two levels
1
EA
25,000.00
25,000
Wood framed stair including railings
1
EA
10,000.00
10,000
Heating, ventilating and air conditioning
Minor HVAC modifications
200
SF
10.00
2,000
Electrical
Connect wheelchair lift
1
EA
1,600.00
1,600
Lighting, convenience power, systems
200
SF
20.00
4,000
Misc. electrical requirements
1
LS
560.00
560
Fire protection
Fire sprinkler system - with building system
With Building System
98,860
7. Add Restrooms and Storage at Parking Side of Building
Demolition
Entrance door, sidelight and wall
1
LS
3,000.00
3,000
Miscellaneous building demolition
1
LS
2,000.00
2,000
Foundations
Crawl space excavation and disposal
140
CY
50.00
7,000
Perimeter wall footing and stem wall, interior
post foundations
1,220
SF
25.00
30,500
Floor and roof structures
Wood framed structures including sheathing
Floor
1,220
SF
15.00
18,300
Flat roof
1,220
SF
13.00
15,860
Tie floor and roof structure to existing
construction
154
LF
25.00
3;850
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'KNUCONSTRUCTION Page 8
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
Exterior
Wood framed exterior walls including insulation
and finish
Mansard roof and soffit detail including framing
and finishes to match existing, 6' -9" x 4' -6"
Exterior doors
Single
Double - entrance
Storefront - allow
Tie walls to existing walls
Roofing
Membrane roofing including insulation and
flashing
Tie roofing to existing building
Miscellaneous flashing, vents, caulking and
sealants
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint
Furring
Standard
Plumbing
Interior doors
Single
Double
Finishes
Floor, wall and ceilings
Restrooms
Storage, and corridor
Lobby extension - allow
Patch and repair existing lobby finishes
Equipment
Toilet partitions
Urinal screen
Vanities
Toilet accessories
Miscellaneous equipment and accessories
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OVCONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
1,400
SF
30.00
42,000
93
LF
350.00
32,550
1
EA
3,000.00
3,000
1
EA
6,000.00
6,000
250
SF
90.00
22,500
1
LS
3,000.00
3,000
1,220
SF
15.00
18,300
77'
LF
25.00
1,925
1
LS
5,000.00
5,000
400
SF
9.00
3,600
1,040
SF
14.00
14,560
100
SF
20.00
2,000
2
EA
2,200.00
4,400
1
EA
3,200.00
3,200
500
SF
65.00
32,500
415
SF
25.00
10,375
320
SF
50.00
16,000
1
LS
3,000.00
3,000
7
EA
1,100.00
7,700
1
EA
400.00
400
14
LF
300.00
4,200
1
LS
5,000.00
5,000
1
LS
5,000.00
5,000
Page 9
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION A
Quantity Unit Rate Total
Plumbing
Watercloset with associated piping 7 EA 3,800.00 26,600
Urinal with associated piping 2 EA 4,400.00 8,800
Lavatory with associated piping 5 EA 4,600.00 23,000
Drinking fountain with associated piping 2 EA 5,700.00 11,400
Floor drain with associated piping 2 EA 2,500.00 5,000
Electric water heater, 20 gallon, 6 kW 1 EA 5,500.00 5,500
Roof and overflow drain with piping 4 EA 1,600.00 6,400
Relocate rain water leader 1 EA 1,500.00 1,500
Heating, ventilating and air conditioning
Exhaust fan (1'300 cfm), ductwork and controls 1,220 SF 5.00 6;100
HVAC system 1,220 SF 10.00 12,200
Electrical
Modify distribution, add breakers as required 1,220 SF 1.00 1,220
Grounding 1,220 SF 0.65 793
Supply, install light fixtures 1,220 SF 10.00 12,200
Lighting wiring 1,220 SF 1.S0 1,830
Lighting controls 1,220 SF 1.50 1,830
Convenience power 1,220 SF 2.00 2,440
Fire alarm 1,220 SF 2.00 2,440
Security at exterior doors 1,220 SF 1.50 1,830
CCTV at exterior door 1,220 SF 2.00 2,440
Misc. electrical requirements 1 LS 2,700.00 2,700
Relocate exterior wall /soffit mounted light
fixtures 2 EA 1,000.00 2,000
Fire protection
Fire sprinkler system 1,220 SF 7.50 9,150
Sitework
Remove entrance planters and steps 1 LS 3,000.00 3,000
Remove paving and landscaping 2,000 SF 2.00 4,000
New entrance paving, steps and railings 1 LS 6,000.00 6,000
Modify existing railings 1 LS 1,000.00 1,000
Replace paving and landscaping damaged during
construction 1,000 SF 10.00 10,000
Modify parking lot planting islands to create 7
new parking spaces - allow 1 LS 10,000.00 10,000
Miscellaneous site lighting and drainage
modifications - allow 1 LS 10,000.00 10,000
Utility modifications - allow 1 LS 10,000.00 10,000
528,093
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COST ONSULTING Page 10
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION A
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O� COST CONSULTING Page 11
Quantity
Unit
Rate
Total
8. Add Lift at Stage
Demolition
Cut opening in seating floor structure and stage
floor structure for lift
2
EA
2,500.00
5,000
Cut opening in basement retaining wall
1
EA
6,000.00
6,000
Miscellaneous demolition
1
LS
5,000.00
5,000
Foundations
Cut opening in concrete slab, install lift pit
1
EA
10,000.00
10,000
Shoring of excavation
200
SF
100.00
20,000
Excavation and required backfill - by hand
1
LS
10,000.00
10,000
Underpin /shoring theater exterior wall at lift
20
LF
1,000.00
20,000
Retaining walls
Concrete retaining walls dowelled to existing
basement walls
200
SF
90.00
18,000
Floor structures
Reframe seating area and stage floor structures
around new openings
2
EA
2,500.00
5,000
Partitions
Allowance for interior partitions or doors
associated with the lift and stair
1
LS
15,000.00
15,000
Finishes
Miscellaneous finishes associated with the lift
and stair
1
LS
5,000.00
5,000
Patch existing finishes at seating area and stage
1
LS
5,000.00
5,000
Patch existing finishes at basement
1
LS
5,000.00
5,000
Equipment
Miscellaneous equipment and accessories
1
LS
5,000.00
5,000
Wheelchair lift
Motorized lift including enclosure - three levels
1
EA
25,000.00
25,000
Stair (not detailed)
Wood framed stair to basement, seating area and
stage including railings, and associated
demolition and structural modifications
1
LS
25,000.00
25,000
Heating, ventilating and air conditioning
Miscellaneous HVAC modifications
1
LS
2,000.00
2,000
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O� COST CONSULTING Page 11
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
Electrical
Connect wheelchair lift
Remove, relocate existing electrical to
accommodate new lift
Misc. electrical allow
Fire protection
Fire sprinkler system- with building system
9. Remodel /Reconfieure Dressine Room Area with Restrooms
Demolition
Dressing rooms
Restrooms
Miscellaneous demolition
Exterior wall
Cut opening in exterior wall, install door and
frame - single
Covered walkway
Covered walkway to portable building - allow
Paving and landscaping modifications for
covered walkway - allow
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint
Interior doors - single
Finishes
Floor, wall and ceilings
Restrooms
Dressing rooms and hallway
Miscellaneous patching of existing finishes
Equipment
Toilet room accessories
Mirrors at dressing rooms
Miscellaneous equipment and accessories
Plumbing
Watercloset with associated piping
Lavatory with associated piping
Floor drain with associated piping
Electric instantaneous water heater
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CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate
1 EA 1,600.00
1 LS 2,500.00
1 LS 2,500.00
Witt
Total
1,600
2,500
2,500
Building System
192,600
3
EA
1,000.00
3,000
2
EA
2,500.00
5,000
1
LS
1,000.00
1,000
1
EA
5,000.00
5,000
240
SF
150.00
36,000
1
LS
5,000.00
5,000
900
SF
14.00
12,600
4
EA
2,200.00
8,800
140
SF
75.00
10,500
230
SF
25.00
5,750
1
LS
2,000.00
2,000
2
EA
1,000.00
2,000
2
EA
500.00
1,000
1
LS
2,000.00
2,000
2
EA
3,800.00
7,600
2
EA
4,600.00
9,200
2
EA
2,500.00
5,000
2
EA
750.00
1,500
Page 12
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A.
Heating, ventilating and air conditioning
Exhaust fan (400 cfm), ductwork and controls
HVAC modifications
Relocate exterior wall mounted condenser piping
Electrical
Provide new light fixtures
Add light fixtures at new covered walkway
Lighting wiring
Lighting controls
Convenience power, add /relocate as required
Fire alarm, add /relocate devices as required
Security at exterior door
Misc electrical requirements
Fire protection
Fire sprinkler system - with building system
10. Add Ticket /Concession Area
Demolition
Restroom demolition - see lobby restroom
demolition
Exterior
Cut opening in exterior wall, install pass- through
window with ADA counter, 24" x 36"
Patch stonework at wall
Partitions
Wood stud partition including sound insulation,
gypsum board and paint
Interior door - single
Pass - through window with ADA counter,
48" x 36
Finishes
Flooring including base
Patch and paint existing walls
Hard lid ceiling
Patch lobby finishes
Equipment
Built -in counter
Miscellaneous equipment and accessories
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VCONSTRUCTION
COST CONSULTING
i
Conceptual Design Cost Model
September 4, 2013
Quantity
Unit
Rate
Total
370
SF
5.00
1,850
370
SF
10.00
3,700
1
LS
5,000.00
5,000
370
SF.
10.00
3,700
3
EA
650.00
1,950
370
SF
4.00
1,480
370
SF
3.00
1,110
370,
SF
3.00
1,110
370
SF
6.00
2,220
1
EA
2,000.00
2,000
1
LS
1,350.00
1,350
With Building System
148,420
Lobby Restroom Demolition
1
EA
4,000.00
4,000
1
LS
2,000.00
2,000
400
SF
14.00
5,600
1
EA
2,200.00
2,200
1
EA
3,000.00
3,000
100
SF
10.00
1,000
1
LS
1,000.00
1,000
100
SF
25.00
2,500
1
LS
1,500.00
1,500
20
LF
400.00
8,000
1
LS
2,000.00
2,000
Page 13
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
Heating, ventilating and air conditioning
Modify HVAC system for ticket /concession area
Electrical
Provide new light fixtures
Lighting wiring
Lighting controls
Convenience power, add /relocate as required
Fire alarm, add /relocate devices as required
Security, panic button (if required)
CCTV camera (if required)
Telephone /data outlets, box and conduit only
Add data cabling /terminations, assume 3
cables /location
Misc. electrical requirements
Fire protection
Fire sprinkler system - with building system
11. Plumbing Modifications
All plumbing modifications included with detailed
estimates
12. Heating, Ventilating and Air Conditioning Modifications
HVAC
Replace (E) 9000 cfm return air fan with new
Provide duct & distribution to control rooms
Conceptual Design Cost Model
September 4, 2013
Quantity
Unit
Rate
Total
100
SF
12.50
1,250
100
SF
10.00
1,000
100
SF
3.00
300
100
SF
3.00
300
100
SF
6:00
600
100
SF
6.00
600
1
EA
1,000.00
1,000
1
EA
1,800.00
1,800
1
EA
220.00
220
1
EA
720.00
720
1
LS
650.00
650
With Building System
41,240
With Detailed Estimates
0
1 EA 15,000.00 15,000
700 SF 14.00 9,800
24,800
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CONSTRUCTION Page 14
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION A
13. Electrical Modifications
Electrical
Connect new return air fan
Connect new rooftop exhaust fan serving parking
lot restrooms
Connect new exhaust fan serving restrooms and
dressing rooms
Connect new water heater
Connect Insta -hot water heaters
Replace some existing light fixtures with new
(some fixtures already replaced), allow
Replace lighting wiring as required, assume
existing can be partially re -used
Upgrade emergency lighting
Add exterior wall packs, allow
Add new low voltage lighting control panel
Misc. lighting control upgrades
Replace outdoor receptacles with gfi type,
replace indoor receptacles with gfi type where
appropriate
Provide circuit identification throughout building
Provide labeling for panelboards, disconnect
switches, motor starters etc
Provide new fire alarm control panel if new
capacity exceeds that of existing
Fire alarm reprogramming
Connections to sprinkler system
Add Assistive Listening
Misc. electrical requirements
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aCONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
1
Quantity Unit Rate Total
1
EA
1;500.00
1,500
1
EA
2,000.00
2,000
1
EA
1,500.00
1,500
1
EA
750.00
750
4
EA
500.00
2,000
75
EA
470.00
35,250
1
LS
10,000.00
10,000
1
LS
5,500.00
5,500
6
EA
1,000.00
6,000
1
EA
7,500.00
7,500
1
LS
5,000.00
5,000
1
LS
2,500.00
2,500
1
LS
7,500.00
7,500
1
LS
500.00
500
1 EA
10,000.00
10,000
1 LS
1,500.00
1,500
1 LS
1,500.00
1,500
1 LS
5,000.00
5,000
1 LS
10,000.00
10,000
115,500
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Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION A
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CONSTRUCTION Page 16
COST CONSULTING g
Quantity
Unit
Rate
Total
14. Fire Protection
Fire sprinkler system
Fire sprinkler system throughout existing building
at all levels (exposed and concealed)
7,880
SF
8.00
63,040
Incoming service -and riser - allow
1
LS
25,000.00
25,000
Patch site work at new service
1
LS
5,000.00
5,000
Remove and replace interior finishes as required
for access
7,880
SF
5.00
39,400
132,44.0
15. Temporary Construction
Temporary
Interior dust curtains, finish protection and
protection of existing construction
1
LS
20,000.00
20,000
Exterior closures and weather protection
1
LS
5,000.00
5,000
Site barriers and barricades
1
LS
10,000.00
10,000
Scaffolding and lifts
1
LS
15,000.00
15,000
50,000
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CONSTRUCTION Page 16
COST CONSULTING g
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
September 4, 2013
OPTION B SUMMARY
Option B Modification Budgets
$x1,000
1
Remove Stage Apron and Stairs
30
2
Remove Front Two Rows of Center Seating
0
3
Add Orchestra Pit
322
4
Add Motorized Platform Lift
185
5
Re -rake Seating Area
252
6
Remove lobby Restrooms
96
7
Add Sound /Light Locks
43
8
Add Ticket /Concession Area
41
9
Add Seating at Rear of House
0
10
Add Lift and Stair to Control Booth
99
11
Add Restrooms and Storage at Parking Side of Building
528
12
Add Lift at Stage
193
13
Remodel /Reconfigure Dressing Room Area with Restrooms
148
14
Plumbing Modifications
0
15
Heating, Ventilating-and Air Conditioning Modifications
25
16
Electrical Modifications
116
17
Fire Protection
132
18
Temporary Construction
65
SUBTOTAL BUILDING & SITE
2,275
General Conditions, Bonds and Insurance
15.00%
341
Contractor's Overhead & Profit or Fee
6.00%
157
CONSTRUCTION COST - September 2013
2,773
Design Contingency
20.00%
555
Escalation to Start Date (August 2016)
12.00%
399
SUBTOTAL HARD COST - August 2016
3,727
Design Fees (Per Architect)
20.00%
745
Owner's Contingency
10.00%
447
TOTAL
4,919
o° GWH
CONSTRUCTION Page 17
COST CONSULTING g
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION B
Quantity Unit Rate Total
1. Remove Stage Apron and Stairs
Similar to Option A, Item #1 (see page 5 For further
detail) 1 LS 30,040.00 30,040
30,040
2. Remove Front Two Rows of Center Seating
Removal of seating included with Re- raking of seating
area RE -Rake Seating Area
y ° GWH
CONSTRUCTION Page 18
"� � COST CONSULTING g
0
3. Add'Orchestra Pit
Demolition
Portion of stage floor including supporting
structure below
300
SF
10.00
3,000
Portion of seating floor including supporting
structure below
300
SF
10.00
3,000
Retaining wall and footing
30
LF
250.00.
7,500
Cut door opening in basement retaining wall
1
EA
6,000.00
6,000
Miscellaneous demolition
1
LS
5,000.00
5,000
Foundations
Temporary shoring
500
SF
100.00
50,000
Excavation and disposal - by hand
150
CY
150.00
22,500
Wall footing for new retaining walls
100
LF
150.00
15,000
Underpin and rebuild supporting spread footings
and posts below existing stage and seating
area floor to remain - allow
1
LS
20,000.00
20,000
Pit, foundations or supporting structure for
motorized platform - allow
1
LS
15,000.00
15,000
Retaining walls
Concrete retaining walls dowelled to existing
basement walls
600
SF
90.00
54,000
y ° GWH
CONSTRUCTION Page 18
"� � COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION B
Floor structures
Concrete slab at orchestra pit
Wood framed stage floor structure including
supporting structure
Modify existing floor framing
Waterproofing
Miscellaneous waterproofing at orchestra slab
and retaining walls
Partitions
Interior door to basement - single
Railing wall at seating area
Removable railing at stage level
Finishes
Floor, wall and ceiling finishes at orchestra pit
New stage flooring at rebuilt stage floor structure
Patch floor at stage and seating area
Equipment
Miscellaneous equipment and accessories
Heating, ventilating and air conditioning
HVAC for pit area
Main duct relocation below floor
Electrical
Remove, relocate existing electrical as required
Add lighting, power etc as required
Misc. electrical requirements
Fire protection
Fire sprinkler system at pit area
Conceptual Design Cost Model
September 4, 2013
Quantity
Unit
Rate
Total
600
SF
25.00
15,000
300
SF
30.00
9,000
1
LS
5,000.00
5,000
1
LS
10,000.00
10,000
1
EA
2,500.00
2,500
50
LF
300.00
15,000
25
LF
250.00
6,250
440
SF
25.00
11,000
300
SF
20.00
6,000
1
LS
5,000.00
5,000
1
LS
3,000.00
3,000
440
SF
15.00
6,600
1
LS
16,000.00
16,000
440
SF
5.00
2,200
440
SF
10.00
4,400
1
LS
575.00
575
440
SF
7.50
3,300
321,825
o° GWH
CONSTRUCTION Page 19
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION B
Conceptual Design Cost Model
September 4, 2013
GWH
CONSTRUCTION Page 20
"' COST CONSULTING g
Quantity
unit
Rate
Total
4. Add Motorized Platform Lift
Motorized platform lift
Platform lift pit, foundations or support structure -
see Orchestra pit estimate
Orchestra Pit
Motorized platform 12' x 24' including finishes
1
LS
175,000.00
175,000
Electrical
Connect stage lift
1
EA
5,000.00
5,000
Modify existing electrical as required to
accommodate new stage lift
290
SF
15.00
4,350
Misc. electrical requirements
1
LS
935.00
935
185,285
S. Re -rake Seating Area
Demolition
Floor structure including supporting structure
below
2,000
SF
10.00
20,000
Seating area flooring outside floor structure
removal area
900
SF
3.00
2,700
Seating
293
EA
75.00
21,975
Miscellaneous demolition
1
LS
5,000.00
5,000
Floor structure
Wood framed floor structure (sloped and
including support structure below
2,000
SF
30.00
60,000
Side steps and railings
2
EA
2,500.00
5,000
Finishes
Replace hardwood and carpet flooring - entire .
seating area
2,900
SF
15.00
43,500
Patch wall finishes
1
LS
15,000.00
15,000
Equipment
Reinstall theater seating
293
EA
125.00
36,625
Raise wall mounted items at back wall of
theater
1
LS
5,000.00
5,000
GWH
CONSTRUCTION Page 20
"' COST CONSULTING g
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION B
Quantity Unit Rate Total
Electrical
Provide new aisle lighting 2,000 SF 10.00 20,000
Provide new power outlets 2,000 SF 2.00 4,000
Provide new telephone /data outlets, including
cabling 2,000 SF 5.00 10,000
Misc. electrical requirements 1 LS 3,400.00 3,400
252,200
6. Remove Lobby Restrooms
Similar to Option A, Item #4 (see page 6 For further
detail) 1 LS 96,100.00 96,100
96,100
7. Add Sound /Light Locks
Demolition
Door and frame.- single 2 EA 200.00 400
Flooring 100 SF 5.00 500
Partitions
Wood stud partition including sound insulation,
gypsum board and paint - rated 600 SF 19.00 11,400
Acoustical fire -rated door with actuators - single 4 EA 4,000.00 16,000
Finishes
Flooring including base 100 SF 15.00 1,500
Hard lid ceiling 100 SF 25.00 2,500
Patch lobby finishes 1 LS 2,000.00 2,000
Equipment
Miscellaneous equipment and accessories 1 LS 3,000.00 3,000
Heating, ventilating and air - conditioning
Minor HVAC modifications 100 SF 12.50 1,250
Electrical
Add, relocate existing electrical as required 100 SF 25.00 2,500
Misc. electrical requirements 1 LS 250.00 250
Fire protection
Fire sprinkler system 100 SF 15.00 1,500
42,800
z5� G3WH
00 CONSTRUCTION
OS CONSULTING Page 21
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION B
8. Add Ticket /Concession Area
Similar to Option A, Item #10 (see page 13 For further
detail)
9. Add Seating at Rear of House
Relocation of seating included with Re- raking of seating
area
10. Add Lift and Stair to Control Booth
Similar to Option A, Item #6 (see page 7 For further
detail)
11. Add Restrooms and Storage at Parking Side of Building
Similar to Option A, Item #7 (see page 8 For further
detail)
12. Add Lift at Stage
Similar to Option A, Item #8 (see page 11 For further
detail)
�? GWH
CONSTRUCTION
" COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
1 LS 41,240.00 41,240
41,240
RE -Rake Seating Area
0
1 LS 98,860.00 98,860
98,860
1 LS 528,093.00 528,093
528,093
1 LS 192,600.00 192,600
192,600
Page 22
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION B
13. Remodel /Reconfigure Dressing Room Area with Restrooms
Similar to Option A, Item #9 (see page 12 For further
detail)
14. Plumbing Modifications
All plumbing modifications included with detailed
estimates
15. Heating, Ventilating and Air Conditioning Modifications
Similar to Option A, Item #12 (see page 14 For further
detail)
16. Electrical Modifications
Similar to Option A, Item #13 (see page 15 For further
detail)
17. Fire Protection
Similar to Option A, Item #14 (see page 16 For further
detail)
o° GWH
CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
1 LS 148,420:00 148,420
148,420
With Detailed. Estimates
0
1 LS 24,800.00 24,800
24,800
1 LS 115,500.00 115,500
115,500
1 LS 132,440.00 132,440
132,440
Page 23
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION B
18. Temporary Construction
Temporary
Interior dust curtains, finish protection and
protection of existing construction
Exterior closures and weather protection
Site barriers and barricades
Scaffolding and lifts
° GWH
7a17 CONSTRUCTION
COST CONSULTING
Quantity Unit
1 LS
1 LS
1 LS
1 LS
Conceptual Design Cost Model
September 4, 2013
Rate
30,000.00
5,000.00
10,000.00
20,000.00
Total
30,000
5,000
10,000
20,000
65,000
Page 24
Saratoga Civic Theater Master Plan
OPTION C SUMMARY
Option C Modification Budgets
1 Remove Front Two Rows of Center Seating
2 Remove House Side Lobby Restrooms
3 Add Seating at Rear of House
4 Add Sound /Light Locks
5 Add Restrooms at Parking Side of Building with Ramped Corridor
6 Add Lift at Stage
7 Remove Seating Area Stairs to Stage
8 Remodel /Reconfigure Dressing Room Area with Restrooms
9 Add Council, Storage and Restroom at Parking Lot Side of building
10 Removable Platform and Ramp for Council Podium
11 Add Dressing Rooms at Stage Side of Building
12 Convert Storage Area to Green Room
13 Add Lift and Stair to Control Booth
14 Plumbing Modifications
15 Heating, Ventilating and Air Conditioning Modifications
16 Electrical Modifications
17 Fire Protection
18 Temporary Construction
Conceptual Design Cost Model
'September 4, 2013
$x1,000
2
88
2
43
426
193
7
144
717
20
195
44
99
0
26
130
132
75
SUBTOTAL BUILDING & SITE
2,343
General Conditions, Bonds and Insurance
15.00%
351
Contractor's Overhead & Profit or Fee
6.00%
162
CONSTRUCTION COST - September 2013
2,856
Design Contingency
20.00%
571
Escalation to Start' Date (August 2016)
12.00%
411
SUBTOTAL HARD COST - August 2016
3,838
Design Fees (Per Architect)
20.00%
768
Owner's Contingency
10.00%
461
TOTAL
5,067
o° GWH
OoCONSTRUCTION
CO T CONSULTING Page 25
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
Conceptual Design Cost Model
September 4, 2013
Quantity
Unit
Rate
Total
1. Remove Front Row of Center Seating
Demolition
Remove fixed seating
13
EA
75.00
975
Finishes
Patch hardwood flooring,
100
SF
10.00
1,000
1,975
2. Remove House Side Lobby Restrooms
Demolition
Restrooms including partitions, finishes,
mechanical and electrical systems
House side restrooms only
2
EA
4,000.00
8,000
Partitions
Full height theater wall including wood stud
framing, sound insulation, gypsum board
and paint
500
SF
22.00
11,000
Finishes - house side
Carpet flooring including base
200
SF
10.00
2,000
Wood paneling at walls
500
SF
30.00
15,000
Miscellaneous patching of existing finishes
1
LS
5,000.00
5,000
Finishes - lobby side
Replace flooring - allow
1,400
SF
15.00
21,000
Tackable wall surface - allow
600
SF
20.00
12,000
Patch and paint existing walls and ceilings
1
LS
5,000.00
5,000
Miscellaneous patching of existing finishes
1
LS
2,000.00
2,000
Equipment
Miscellaneous equipment and accessories
1
LS
5,000.00
5,000
Heating, ventilating and air conditioning
Minor HVAC modifications
250
SF
4.00
1,000
Electrical
Provide bridge wiring to maintain
power /communications for devices to remain
250
SF
4.00
1,000
Misc. electrical requirements
1
LS
100.00
100
Fire protection
Fire sprinkler system - with building system
With Building
System
88,100
/ GWH
CONSTRUCTION
COST CONSULTING
Page 26
g
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION C
Quantity Unit Rate Total
3. Add Seating at Rear of House
Theater seating
Reinstall fixed theater seating at rear of house 13 EA 125.00 1,625
1,625
4. Add Sound /Light Locks
Similar to Option B, Item #7 (see page 21 For further
detail) 1 LS 42,800.00 42,800
42,800
5. Add Restrooms at Parking Side of Building with Ramped Corridor
Demolition
Entrance door, sidelight and wall 1 LS 3,000.00 3,000
Miscellaneous building demolition 1 LS 2,000.00 2,000
Lobby restroom finishes, equipment and fixtures 1 EA 2,500.00 2,500
Foundations
Crawl space excavation and disposal 100 CY 50.00 5,000
Perimeter wall footing and stem wall, interior
post foundations 860 SF 25.00 21,500
Floor and roof structures
Wood framed structures including sheathing
Floor 860 SF 15.00 12,900
Flat roof 860 SF 13.00 11,180
Premium for sloped corridor floor 1 LS 3,000.00 3,000
Tie floor and roof structure to existing
construction 154 LF 25.00 3,850
Exterior
Wood framed exterior walls including insulation
and finish -1,200 SF 30.00 36,000
Mansard roof and soffit detail including framing
and finishes to match existing, 6' -9" x 4' -6" 75 LF 350.00 26,250
Exterior door - single 2 EA 3,000.00 6,000
Storefront - allow 100 SF 90.00 9,000
Tie walls to existing walls 1 LS 3,000.00 3,000
o° GWH
Oo COST o SULT NG Page 27
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
Roofing
Membrane roofing including insulation and
flashing
Tie roofing to existing building
Miscellaneous flashing, vents, caulking and
sealants
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint
Standard
Corridor
Handrails at ramps - allow
Interior door - single
Finishes
Floor, wall and ceilings
Restrooms
Corridor
Replace finishes at existing lobby restrooms
Patch and repair existing lobby finishes
Equipment
Toilet partitions
Urinal screen
Vanities
Toilet accessories
Replace toilet accessories at existing lobby
Restrooms
Miscellaneous equipment and accessories
Plumbing
Watercloset with associated piping
Urinal with associated piping
Lavatory with associated piping
Drinking fountain with associated piping
Floor drain with associated piping
Electric water heater, 20 gallon, 6 kW
Roof and overflow drain with piping
Relocate rain water leader
Replace plumbing fixture at existing lobby
restrooms
Heating, ventilating and air conditioning
Exhaust fan (800 cfm), ductwork and controls
HVAC system
o° GWH
CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model '
September 4, 2013
Quantity Unit Rate Total
860 SF 15.00 12,900
77 LF 25.00 1,925
1 LS 5,000.00 5,000
200
SF
14.00
2,800
900
SF
17.00
15,300
4
EA
1,000.00
4,000
2
EA
2,200.00
4,400
430
SF
65.00
27,950
415
SF
25.00
10,375
100
SF
75.00
7,500
1
LS
3,000.00
3,000
6
EA
1,100.00
6,600
1
EA
400.00
400
14
LF
300.00
4,200
1
LS
4,000.00
4,000
1
LS
2,000.00
2,000
1
LS
5,000.00
5,000
6
EA
3,800.00
22,800
1
EA
4,400.00
4,400
5
EA
4,600.00
23,000
2
EA
5,700.00
11,400
2
EA
2,500.00
5,000
1
EA
5,500.00
5,500
4
EA
1,600.00
6,400
1
EA
1,500.00
1;500
4
EA
2,500.00
10,000
860
SF
5.0.0
4,300
860
SF
10.00
8,600
Page 28
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
Electrical
Modify distribution, add breakers as required
Grounding
Supply, install light fixtures
Lighting wiring
Lighting controls
Convenience power
Fire alarm
Security at exterior doors
CCTV at exterior door
Misc. electrical requirements
Relocate exterior wall /soffit mounted light
fixtures
Fire protection,
Fire sprinkler system
Sitework
Remove entrance planters and steps
Remove paving and landscaping
Modify existing railings
Replace paving and landscaping damaged during
construction
Modify parking lot planting islands to create 7
new parking spaces - allow
Miscellaneous site lighting and drainage
modifications - allow
Utility modifications - allow
6. Add Lift at Stage
Similar to Option A, Item #8 (see page 11 For further
detail)
o GWH
OaCONSTRUCTION
COST CONSULTING
i
Conceptual Design Cost Model
September 4, 2013
Quantity
unit
Rate
Total
860
SF
1.00
860
860
SF
0.65
559
860
SF
10.00
8,600
860
SF
1.50
1,290
860
SF
1.50
1,290
860
SF
2.00
1,720
860
SF
.2.00
1,720
860
SF
1.50
1,290
860
SF
2.00
1,720
1
LS
1,900.00
1,900
2
EA
1,000.00
2,000
860
SF
7.50
6,450
1
LS
3,000.00
3,000
1,300
SF
2.00
2,600
1
LS
1,000.00
1,000
500
SF
10.00
5,000
1
LS
10,000.00
10,000
1
LS
5,000.00
5,000
1
LS
5,000.00
5,000
426,429
1 LS 192,600.00 192,600
192,600
Page 29
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
7. Remove Seating Area Stairs to Stage
Demolition
Steps
Finishes
Infill wall at edge of stage T -0" .high including
wood panel finish
Patch carpefflooring
Miscellaneous patch and repair of existing
8. Remodel /Reconfieure Dressing Room Area with Restrooms
Demolition
Dressing rooms
Restrooms
Miscellaneous demolition
Exterior wall
Cut opening in exterior wall, install door and
frame - single
Covered walkway
Covered walkway to portable building - allow
Paving and landscaping modifications for
covered walkway - allow
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint
Interior doors - single
Finishes
Floor, wall and ceilings
Restrooms
Dressing rooms and hallway
Miscellaneous patching of existing finishes
Equipment
Toilet room accessories
Mirrors at dressing rooms
Miscellaneous equipment and accessories
- ° GWH
CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model '
September 4, 2013
Quantity Unit Rate
2 EA 600.00
14 LF
40 SF
1 LS
300.00
10.00
1,000.00
3 EA 1,000.00
2 EA 2,500.00
1 LS 1,000.00
1 EA 5,000.00
240 SF 150.00
1 LS 5,000.00
900 SF 14.00
4 EA 2,200.00
140 SF
230 SF
1 LS
2 EA
2 EA
1 LS
75.00
25.00
2,000.00
1,000.00
1,000.00
2,000.00
Total
1,200
4,200
400
1,000
6,800
3,000
5,000
1,000
5,000
36,000
5,000
12,600
8,800
10,500
5,750
2,000
2,000
2,000
2,000
Page 30
Saratoga Civic Theater Master Plan
Conceptual Design Cost Model
Saratoga, California
September 4, 2013
OPTION C
Quantity
Unit
Rate
Total
Plumbing
Watercloset with associated piping
2
EA
3,800.00
7,600
Lavatory with associated piping
2
EA
4,600.00
9,200
Floor drain with associated piping '
2
EA
2,500.00
5,000
Electric instantaneous water heater
2
EA
750.00
1,500
Heating, ventilating and air conditioning
Exhaust fan (400 cfm), ductwork and controls
370
SF
5.00
1,850
HVAC modifications
370
SF
10.00
3,700
Wall mounted condenser piping relocation - see
dressing room addition
Dressing Room
Addition
Electrical
Provide new light fixtures
370
SF
10.00
3,700
Add light fixtures at new covered walkway
3
EA
650.00
1,950
Lighting wiring
370
SF
4.00
1,480
Lighting controls
370
SF
3.00
1,110
Convenience power, add /relocate as required
370
SF
3.00
1,110
Fire alarm, add /relocate devices as required
370
SF
6.00
2,220
Security at exterior door
1
EA
2,000.00
2,000
Misc electrical requirements
1
LS
1,350.00
1,350
Fire protection
Fire sprinkler system - with building system
With Building. System
144,420
9. Add Council, Storage and Restrooms at Parking Side of Building
Relocation of portable trailer _ by Owner
NIC
Demolition
Mansard roof detail
40
LF
100.00
4,000
Miscellaneous demolition
1
LS
3,000.00
3,000
Foundations
Perimeter wall footing and stem wall foundations
1,750
SF
25.00
43,750
Floor and roof structures
Wood framed structures including sheathing
Floor
1,750
SF
15.00
26,250
Flat roof
1,750
SF
13.00
22,750
Tie floor and roof structure to existing
construction
80
LF
25.00
2,000
o° GWH
�0 coos CONSULTING Page 31
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
Exterior walls
Wood framed exterior walls including insulation
and finish
Mansard roof and soffit detail including framing
and finishes to match existing, 6' -9" x 4' -6"
Exterior entrance door - double
Windows with motorized shades - allow
Tie walls to existing walls
Roofing
Membrane roofing including insulation and
flashing
Tie roofing to existing building
Miscellaneous flashing, vents, caulking and
sealants
Partitions
Wood stud partitions including sound insulation,
gypsum board and paint - standard
Interior door
Single
Double
Finishes
Floor wall and ceiling finishes
Council chambers
Restrooms
Storage
Refinish existing exterior wall now interior wall
Equipment
Audio- visual equipment allowance
Projection screens
Council desk - existing.
Toilet room accessories
Miscellaneous equipment and accessories
Plumbing
Watercloset with associated piping
Lavatory with associated piping
Floor drain with associated piping
Electric instantaneous water heater
Gas regulator and gas line to rooftop unit
Condensate drain trap and CD drain line
Roof and overflow drain with piping
Relocate rain water leaders
o° GWH
CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity unit Rate Total
2,400
SF
30.00
72,000
135
LF
350.00
47,250
1
EA
6,000.00
6,000
300
SF
125.00
37,500
1
LS
2,000.00
.2,000
1,750
SF
15.00
26,250
SO
LF
25.00
1,250
1
LS
5,000.00
5,000
800
SF
14.00
11,200
2
EA
2,200.00
4,400
1
EA
3,200.00
3,200
1,380
SF
30.00
41,400
70
SF
85.00
5,950
300
SF
20.00
6,000
500
SF
9.00
4,500
1
LS
100,000.00
100,000
2
EA
5,000.00
10,000
Existing
1
LS
2,000.00
2,000
1
LS
5,000.00
5,000
1
EA
3,800.00
3,800
1
EA
4,600.00
4,600
1
EA
2,500.00
2,500
1
EA
750.00
750
1
EA
3,000.00
3;000
1
EA
750.00
750
4
EA
1,600.00
6,400
2
EA
1,500.00
3,000
Page 32
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION C
Quantity Unit Rate Total
Heating, ventilating and air conditioning
Rooftop ACU (7.5 ton), distribution, controls
1,750
SF
23:00
40,250
Exhaust register with duct
1
EA
900.00
900
Electrical
Distribution
1,750
SF
5.00
8,750
Grounding
1,750
SF
0.65
1,138
Supply, install lighting fixtures
1,750
SF
15.00
26,250
Lighting wiring
1,750
SF
3.40
5,950
Lighting controls
1,750
SF
3.00
5,250
Convenience power
1,750
SF
3.00
5,250
Fire alarm
1,750
SF
3.00
5,250
Telephone /data outlets, box and conduit only
1,750
SF
1.50
2,625
Telephone /data cable, terminations
1,750
SF
4.00
7,000
Security
1,750
SF
3.00
5,250
CCTV
1,750
SF
3.00
5,250
AV rough -in
1,750
SF
2.00
3,500
Misc. electrical requirements
1
LS
8,150.00
8,150
Relocate exterior wall /soffit mounted light
fixture '
1
EA
1,000.00
1,000
Relocate fire alarm bell
1
EA
1,000.00
1,000
Fire protection
Fire sprinkler system
1,750
SF
7.50
13,125
Sitework
Remove steps
1
LS
3,000.00
3,000
Remove paving and landscaping
3,500
SF
2.00
7,000
New entrance paving, steps and railings
1
LS
6,000.00
6,000
Replace paving and landscaping damaged during
construction
1,800
SF
10.00
18,000
Modify parking lot planting islands to create 7
new parking spaces - allow
1
LS
10,000.00
10,000
Miscellaneous site lighting and drainage
modifications - allow
1
LS
5,000.00
5,000
Utility modifications - allow
1
LS
5,000.00
5,000
717,338
Z ° GWH
0V coos co SULT NG Page 33
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION C
Quantity Unit Rate Total
10. Removable Platform and RamD for Council Podium
Platform and ramp
Removable platform 12'x 24' including ramp
and ramp railings ( platform 18" high) 1 LS 14,000.00 14,000
Platform railings —allow 1 LS 4,000.00 4,000
Platform skirting - allow 1 LS 1,000.00 1,000
Storage trolleys and carts 1 LS 1,000.00 1,000
20,000
11. Add Dressine Rooms at Staee Side of Buildin
Relocation of portable trailer - by Owner
NIC
Demolition
Mansard roof detail
30
LF
100.00
3,000
Miscellaneous demolition
1
LS
2,000.00
2,000
Foundations
Perimeter wall footing and stem wall foundations
460
SF
35.00
16,100
Floor and roof structures
Wood framed structures including sheathing
Floor
460
SF
15.00
6,900
Flat roof
460
SF
13.00
5,980
Tie floor and roof structure to existing
construction
60
LF
25.00
1,500
Exterior walls
Wood framed exterior walls including insulation
and finish
900
SF
30.00
27,000
Mansard roof and soffit detail including framing
and finishes to match existing, 6' -9" x 4' -6"
45
LF
350.00
15,750 .
Exterior door - single
1
EA
3,000.00
3,000
Windows with manual shades - allow
150
SF
100.00
15,000
Modify /patch exterior wall at removed mansard
30
LF
50.00
1,500
Modify or relocated exhaust louver at mechanical
room
1
LS
5,000.00
5,000
Tie walls to existing walls
1
LS
1,000.00
.1,000
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CONSTRUCTION Page 34
COST CONSULTING g
Saratoga Civic Theater Master Plan
Conceptual Design Cost Model
Saratoga, California
September 4, 2013
OPTION C
Quantity
Unit
Rate
Total
Roofing
Membrane roofing including insulation and
flashing
460
SF
15.00
6,900
Tie roofing to existing building
2S
LF
25.00
625
Miscellaneous flashing, vents, caulking and
sealants
1
LS
3,000.00
3,000
Finishes
Floor wall and ceiling finishes
460
SF
20.00
9,200
Refinish existing exterior wall now interior walls
2S0
SF
9.00
2,250
Equipment
Mirrors at dressing room area
1
LS
2,000.00
2,000
Miscellaneous equipment and accessories
1
LS
2,000.00
2,000
Plumbing
Roof and overflow drain with piping
2
EA
1,600.00
3,200
Relocated rain water leader
2
EA
1,500.00
3,000
Heating, ventilating and air conditioning
Exhaust fan (550 cfm),.ductwork, controls
460
SF
5.00
2,300
HVAC system
460
SF
10.00
4,600
Relocated pad mounted condensing unit including
piping to mechanical room
1
LS
10,000.00
10,000
Electrical
Distribution
460
SF
5.00
2,300
Grounding
460
SF
0.65
299
Supply, install lighting fixtures
460
SF
10.00
4,600
Lighting wiring
460
SF
3.00
1,380
Lighting controls
460
SF
2.00
920
Convenience power
460
SF
2.25
1,035
Fire alarm
460
SF
2.2S
1,035
Telephone /data outlets, box and conduit only
460
SF
1.00
460
Telephone /data cable, terminations
460
SF
3.00
1,380
Security
460
SF
2.00
920
CCTV at exterior door
460
SF
5.00
2,300
Misc. electrical requirements
1
LS
1,660.00
1,660
Relocate exit light
1
EA
1,000.00
1,000
Fire protection
Fire sprinkler system
460
SF
7.50
3,450
o° GWH
17 CONSTRUCTION
CO T CONSULTING Page 35
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION C
Z°GWH
CONSTRUCTION Page 36
COST CONSULTING g
Quantity
Unit
Rate
Total
Sitework.
Relocate storm drain inlet
1
LS
5,000.00
5,000
Remove paving and landscaping
800
SF
2.00
1,600
Replace paving and landscaping damaged during
construction
300
SF
10.00
3,000
Exit stair and platform including railings
1
LS
10,000.00
10;000
195,144
12. Convert Storage Area to Green Room
Demolition
Miscellaneous demolition of finishes and lighting
200
SF
10.00
2,000
Exterior walls
Cut opening in exterior wall, install door and
frame - single
1
EA
5,000.00
5,000
Finishes
Flooring including base
200
SF
10.00
2,000
Patch and paint existing walls and ceilings
1
LS
3,000.00
3,000
Equipment
Mirrors
1
LS
1,000.00
1,000
Privacy curtain
1
EA
5,000.00
5,000
Miscellaneous equipment and accessories
1
LS
1,000.00
1,000
Plumbing
Condensate drain trap and CD drain line
1
EA
600.00
600
Heating, ventilating and air conditioning
Split dx -heat pump, wall type, 2 ton w/ RS /RL
1
EA
7,500.00
7,500
Electrical
Supply, install new lighting fixtures
200
SF
7.00
1,400
Lighting wiring
200
SF
3.00
600
Lighting controls
200
SF
4.00
800
Convenience power
200
SF
4.00
800
Fire alarm
200
SF
2.25
450
Telephone /data outlets, box and conduit only
200
SF
1.00
200
Telephone /data cable, terminations
200
SF
3.00
600
Security
200
SF
5.00
1,000
Misc. electrical requirements
1
LS
625.00
625
Z°GWH
CONSTRUCTION Page 36
COST CONSULTING g
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
Fire protection
Fire sprinkler system - with building system
Site
Exit stair and platform including railings
13. Add Lift and Stair to Control Booth
Similar to Option A, Item #6 (see page 7 For further
detail)
14. Plumbing Modifications
All plumbing modifications included with detailed
estimates
15. Heatine. Ventilatine and Air Conditionine Modifications
HVAC
Replace (E) 9000 cfm return air fan with new
Provide duct & distribution to control rooms
Replace (E) restroom fan w/ ISO cfm ceiling fan
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
With Building System
1 LS 10,000.00 10,000
43,575
1 LS 98,860.00 98,860
98,860
With Detailed Estimates
0
1 EA 15,000.00 15,000
700 SF 14.00 9,800
2 EA 800.00 1,600
26,400
o° GWH
DCONSTRUCTION a 37
COST CONSULTING Page
Saratoga Civic Theater Master Plan Conceptual Design Cost Model
Saratoga, California September 4, 2013
OPTION C
Quantity Unit Rate Total
16. Electrical Modifications
Electrical
New 100A panelboard, feeder
1
EA
8,500.00
8,500
Connect new return air fan
1
EA
1,500.00
1,500
Connect new rooftop exhaust fan serving parking
lot restrooms
1
EA
2,000.00
2,000
Connect new exhaust fan serving restrooms and
dressing rooms
1
EA
1,500.00
1,500
Connect new water heater
1
EA
750.00
750
Connect Insta -hot water heaters
4
EA
500.00
2,000
Connect split system unit
1
EA
2,000.00
2,000
Connect new rooftop AC unit
1
EA
2,000.00
2,000
Replace some existing light fixtures with new
(some fixtures already replaced), allow
75
EA
470.00
35,250
Replace lighting wiring as required, assume
existing can be partially re -used
1
LS
10,000.00
10,000
Upgrade emergency lighting
1
LS
5,500.00
5,500
Add exterior wall packs, allow
6
EA
1,000.00
6,000
Add new low voltage lighting control panel
1
EA
7,500.00
7,500
Misc. lighting control upgrades
1
LS
5,000.00
5,000
Replace outdoor receptacles with gfi type,
replace indoor receptacles with gfi type where
appropriate
1
LS
2,500.00
2,500
Provide circuit identification throughout building
1
LS
7,500.00
7,500
Provide labeling for panelboards, disconnect
switches, motor starters etc
1
LS
500.00
500
Provide new fire alarm control panel if new
capacity exceeds that of existing
1
EA
10,000.00
10,000
Fire alarm reprogramming
1
LS
1,500.00
1;500
Connections to sprinkler system
1
LS
1,500.00
1,500
Add Assistive Listening
1
LS
5,000.00
5,000
Misc. electrical requirements
1
LS
11,800.00
11,800
129,800
17. Fire Protecti
Similar to Option A, Item #14 (see page 16 For further
detail) 1 LS 132,440.00 132,440
132,440
z0` GWH
��CONSTRUCTION
COST CONSULTING
Page 38
Saratoga Civic Theater Master Plan
Saratoga, California
OPTION C
18. Temporary Construction
Temporary
Interior dust curtains, finish protection and
protection of existing construction
Exterior closures and weather protection
Site barriers and barricades
Scaffolding and lifts
o° GWH
O CONSTRUCTION
COST CONSULTING
Conceptual Design Cost Model
September 4, 2013
Quantity Unit Rate Total
1 LS 25,000.00
25,000
1 LS 10,000.00
10,000
1 LS 15,000.00
15,000
1 LS 25,000.00
25,000
75,000
Page 39
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( "Legislative Body ") and would like to address the officials, please complete the information on
the reverse side of this card and give it to the City Clerk in advance of the meeting.
• Speakers are customarily allotted up to three (3) minutes; however, the Legislative Body may limit
the number of speakers and length of time allowed to each speaker to ensure adequate time for all
items on the Agenda.
• Speakers are asked to address specific Agenda items when those items are before the Legislative
Body rather than during the Oral Communications portion of the meeting.
• Completion of this form is voluntary. You may attend and participate in the meeting regardless of
whether or not you complete this document. Its purpose is to aid staff in compiling complete and
accurate records; however, this card will become part of the Public Record. In accordance with
the Public Records Act any information you provide on this form is available to the public. You
may elect not to include your address and telephone number.
• Groups /Organizations that are supporting or opposing issues are urged to select one
spokesperson,
• City Council meetings are both live and delayed broadcast.
Thank you for your courtesy and cooperation.