CC 2012-11-27_10.a. Site Selection for Police Station ProjectTO:
FROM:
MEMORANDUM
CITY COUNCIL
STEVEN ADAMS, CITY MANAGER ~
TERESA MCCLISH, DIRECTOR O~MMUNITY DEVELOPMENT
STEVEN ANNIBALI, POLICE CHIEF
SUBJECT: CONSIDERATION OF SITE SELECTION FOR POLICE STATION
PROJECT
DATE: NOVEMBER 27, 2012
RECOMMENDATION:
It is recommended the City Council direct staff to;
1. Approve selection of the site and conceptual site plan for the West Branch
Street property as the Police Station site if the Recreation Center project does
not proceed;
2. Approve expansion or replacement of the existing facility as the alternate plan if
the Recreation Center project proceeds;
3. Direct staff to proceed with final site plan and environmental review for
consideration in March 2013;
4. Direct staff to prepare a recommended process for sale of the three residential
lots on Old Ranch Road;
5. Direct staff to submit an application to the United States Department of
Agriculture for a Rural Development Community Facilities low-interest loan; and
6. Direct staff to prepare a relocation plan if the alternate plan becomes necessary.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The architect has provided a cost estimate range for each option. The projected
costs are based upon the middle of each range. Detailed cost estimates for each
option are attached. However, please note that these are very preliminary cost
estimates at this stage. Cost estimates for revenue from the sale of land are
conservative projections based on feedback received from a number of local realtors
and developers contacted.
The project will require an intensive amount of additional staff time. However, the
project is included as a high priority in the City's Critical Needs Action Plan. Cost
estimates include funding for construction management.
Item 10.a. - Page 1
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE2
Option I -Recommended Preferred Option
A summary of the estimated costs for the preferred alternative, which consists of
constructing a new station at the West Branch Street, is as follows:
Construction (including contingency)
Design, Engineering, Inspection
Furniture and Equipment
Financing Administrative Costs
Total
The following revenues are proposed:
Existing Local Sales Tax Funds
Recommended Increase in FY 2012-13 Local Sales Tax Funds
FY 2013-14 Programmed Local Sales Tax Funds
USDA 30-Year Financing
Sale of Old Ranch Road Residential Lots
Sale of Existing Police Station Property
Sale of Remaining Portion of West Branch Property
Total
$5,020,125
$726,603
$100,000
$50,000
$5,896,728
$650,000
$75,000
$80,000
$3,300,000
$640,000
$650,000
$750,000
$6,145,000
Financing revenue projections are contingent upon USDA approval at the program's
current interest rate of 3.5%
Option II A and B
If the Recreation Center project proceeds and the West Branch Street property is not
available, it is recommended the City pursue acquisition of the adjacent property and
the existing station be expanded or replaced with a new building on the existing site.
Option II A:
In order to remodel and expand the station, the following costs are estimated:
Construction (including contingency)
Design, Engineering, Inspection
Property Acquisition
Relocation
Furniture and Equipment
Financing Administrative Costs
Total
$3,858,078
$698,969
$350,000
$200,000
$75,000
$50,000
$5,232,047
The cost for property acquisition is based on a very preliminary and rough estimate of
the property value determined by staff. Estimated relocation costs are also very
preliminary and can vary substantially depending upon the plan developed.
Item 10.a. - Page 2
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE3
Available revenues are projected to be as follows:
Existing Local Sales Tax Funds
Recommended Increase in FY 2012-13 Local Sales Tax Funds
FY 2013-14 Programmed Local Sales Tax Funds
USDA 30-Year Financing
Sale of Old Ranch Road Residential Lots
Park Development Funds
Total
$650,000
$75,000
$80,000
$3,300,000
$640,000
$25,000
$4,770,000
This option presents a shortfall of over $450,000 without identifying other revenue
sources. It is hoped that construction bids would come in lower than projected.
Otherwise, funds would have to be transferred from other projects.
Option II B:
The preliminary estimate to demolish and replace the building is as follows:
Construction (including contingency)
Design, Engineering, Inspection
Property Acquisition
Relocation
Furniture and Equipment
Financing Administrative Costs
Total
$3,613,830
$597,383
$350,000
$250,000
$100,000
$50,000
$4,961,213
Therefore, this option presents a shortfall of almost $200,000, which can probably be
addressed through the design and bidding process.
Option Ill
The only other alternative that the City is able to fund consists of a remodel and
upgrade to the existing facility. A summary of the projected costs are as follows:
Construction (including contingency)
Design, Engineering, Inspection
Relocation Costs
Furniture and Equipment
Financing Administrative Costs
Total
$1,927,492
$467,299
$75,000
$50,000
$50,000
$2,569,791
Item 10.a. - Page 3
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27,2012
PAGE4
The following revenues are proposed:
Existing Local Sales Tax Funds
Recommended Increase in FY 2012-13 Local Sales Tax Funds
FY 2013-14 Programmed Local Sales Tax Funds
USDA 20-Year Financing
Sale of Old Ranch Road Residential Lots
Total
$650,000
$75,000
$80,000
$2,600,000
$640,000
$4,045,000
Financing revenues are reduced because staff does not recommend a term
exceeding 20 years because this alternative does not address the City's long-term
needs.
Other Options
The East Grand Avenue and Ash Street alternative sites are projected to cost over $8
million and $10 million, respectively, which are well above projected revenue
sources. Detailed cost estimates are provided for all alternatives in Attachment 1.
BACKGROUND:
The Police Department does not have adequate space for all personnel to perform
necessary functions. The Police Station on North Halcyon Road was acquired from
the phone company in 1973 and was last expanded in 1989. Staffing has grown to
36 full-time and 20 part-time employees from 12 full-time and 6 part-time since the
facility began use as the Police Station and from 28 full-time and 15 part-time since
the facility was last expanded in the 1970's. Key needs include space for the
detective unit, the addition of an emergency operations center to coordinate citywide
incident response activities in the event of a disaster, evidence storage, an adequate
area to house computer equipment, expansion of the dispatch center, adequate
parking, and an appropriate locker room area that addresses Police personnel and
ADA requirements.
The City placed a bond measure on the June 2010 and June 2012 ballots to help
fund a new station at West Branch Street and Rodeo Drive, and West Branch and
Old Ranch Road, which were both narrowly defeated. Despite the failure to achieve
the 2/3 vote required, the vote of over 60% in both elections demonstrated strong
overall general support for the project. The Rodeo property has subsequently been
determined as necessary to accommodate the proposed Brisco Interchange
improvements. The Old Ranch Road property is still an alternative with different
funding implications.
Staff has previously reviewed strategies for remodeling the existing station, as well as
constructing a replacement building. Sites for a replacement building were reviewed
by the City Council at the May 24, 2011 and January 24/February 14, 2012 meetings.
Sites have included: 1) an existing office building at 1303 East Grand Avenue; 2) a
Item 10.a. - Page 4
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27,2012
PAGES
portion of the NKT vacant property at Courtland Street and East Grand Avenue; 3)
the City-owned West Branch Street and Old Ranch Road property; and 4) a joint
operation with the City's corporation yard at 1375 Ash Street.
On August 14, 2012, the Council directed staff to prepare a feasibility study for a
replacement structure that could be built without a bond measure. The Council
reviewed alternatives including immediate repairs, short-middle term improvements
at the existing site, facility expansion at the existing site, a new facility on a portion of
the Old Ranch Road/West Branch Street site, selling the Old Ranch Road site and
using the revenue and an alternative site, such as Ash Street or Juniper Street
(Please see Council minutes in Attachment 2).
On October 22, 2012, staff and consultants visited the City of Greenfield's newly
constructed Police building. Their facility is a joint use facility with City Hall, including
City offices and Council Chambers. The facility was constructed economically a
couple of years ago due in part to a very favorable bidding climate, flat site conditions
and conservative architectural design.
ANALYSIS OF ISSUES:
Staff believes there are three alternatives that are financially viable to pursue at this
time; the West Branch Street site, expansion or replacement of the existing station, or
remodel of the existing building. However, a remodel without expansion of the
existing site would take significant funds to achieve a short-term solution. The Ash
Street and Juniper Street sites remain cost prohibitive given site constraints and land
costs respectively. Below is a summary of the options:
Option 1: Construction of a New Station on a Portion of Old Ranch Road/West Branch
St. Site
This is the site of the previously approved 53,000 sq. ft. Recreation Center and is
dependent upon the plans of the Five Cities Community Services Foundation
("Foundation".) The City Council previously approved a lease and development
agreement with the Foundation to construct a recreation center to be funded through
their private fundraising efforts. A feasibility study prepared by the Foundation has
raised questions regarding the ability to fund the scale of the project proposed. To
address and increase the feasibility of both projects, a joint police building and scaled
down recreation facility was proposed, which was the concept placed on the June
2012 ballot. The City Council also approved an amendment to the lease to modify
the area provided for the recreation center, as well as the MOU to amend the
development agreement. However, the bond measure failed and, under the
amended lease and MOU, if the City does not approve construction of a Police
Station facility on the modified site and appropriate necessary funding for the project
to proceed by December 31, 2012, the development agreement and lease will revert
back to the original terms for the Foundation to continue pursuit of the recreation
center project that utilizes the full West Branch Street site as currently entitled.
Item 10.a. - Page 5
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE6
Staff has met twice with representatives of the Foundation. They consented to the
City's study of the full use of the site, but have proposed to delay a final decision on
whether or not to proceed with the approved Recreation Center project on the West
Branch Street site until March 2013. They have indicated that they are still pursuing
recreation facility funding sponsors. They have not expressed any interest in sharing
the site and reducing the size of the recreation center due to difficulties in generating
sufficient revenues to support operational costs for a facility of that size. In March
2013, they will make a decision whether to continue their efforts on the existing
approved project or to direct their efforts to another location. As a result, staff is
recommending the West Branch site as the preferred Police Station location, but a
final decision is recommended to be delayed until March 2013 in order to determine
whether the site is available.
Staff continues to support proceeding with the recreation center project if feasible.
However, if it is determined to be economically infeasible, staff believes the Police
facility would be an excellent use of this property. To avoid any delays to the project
in the meantime, there are a number of items recommended that staff can begin
working on, including preparation of the conditional use permit, environmental review,
USDA loan application, and sale of the residential lots.
The 5-acre property is currently vacant and is zoned Public Facility (PF), which
allows Police facility uses with approval of a conditional use permit (CUP). The bulk
of the property is relatively flat. This is conducive to development of a single-story
Police Station and all required parking (both public and secured) that would provide
the Police Department with a new facility that addresses significant identified
deficiencies of the current facility.
The Police Station would utilize approximately half of the site for a 1-story 14,500 s.f.
building (Attachment 3). The proposal reconfigures the site so that the police facility
would be constructed adjacent to the Woman's Club and decreased site use by
eliminating a drive on the eastern edge. The site configuration includes public
parking in front of the facility and secured parking behind with alternate access to
both Old Ranch Road and Vernon Street through the Woman's Club parking lot for
Police vehicles. Option I would potentially include the sale of the other half of the site
for commercial development. The site is proximate to the freeway and would offer
good visibility for commercial retail or visitor-serving uses. This scenario would allow
construction of a Police facility through a private/public partnership that would
facilitate rezoning/and a project with reduced construction costs.
There is currently a deed restriction on the property placed by the County of San Luis
Obispo that requires the property to be used for a public or recreational purpose.
Staff met with staff from the County of San Luis Obispo, who expressed a high level
of confidence that the deed restriction could be removed as long as all revenues for a
Item 10.a. - Page 6
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE7
sale or lease of the property are used for construction of the Police Station and the
deed restriction remains on or is moved to the new Police Station property.
Several changes have occurred that have increased the feasibility of funding the
project without the need for another bond measure. First, interest rates have been
reduced, which will increase the funding potential from USDA without increasing the
annual amount programmed for debt service. Second, the design was modified to
further reduce costs. The proposed conceptual design does not include a jail or sally
port. This is made possible due to technological advancements and evolved
procedures that include processing detainees in the squad cars and directly
transporting to County jail facilities. In addition, individual detective offices were
replaced with a shared area with modular office equipment and the fitness and
storage areas were placed outside the essential services building. Third, a similar
project was recently constructed in the City of Greenfield, which enables a much
more accurate construction cost projection. The size of the City of Greenfield Police
Station, Police Department and City population are all comparable to Arroyo Grande.
Finally, as previously discussed, the project was redesigned to allow for the sale of
the northwesterly corner of the property. This would generate enough revenue to
make this option feasible. It is proposed that the final map that created the
residential lots be considered in the coming weeks so that the lots are ready to sell
immediately. It is recommended to proceed with sale of the residential lots at this
time. Sale of the remainder of the site is recommended to be delayed until
determined necessary after bids are received. The existing Police Station site would
not be sold until after the project is complete as it will be needed to house the
department during construction. Temporary loans from other City funds would be
necessary until sale of the properties is complete.
Should the Council approve the West Branch Street site selection, staff can begin
work on applying for USDA funding, conducting all necessary environmental review,
and proceeding with sale of the residential lots. Formal project consideration would
be presented in March after environmental review is completed and determination is
made on the status of the proposed Recreation Center. At that time, a public hearing
would allow a conditional use permit to be considered and allow neighborhood input
on the project and use of the remainder of the site. It is proposed that an
architectural design contract would be considered at that time and approval of
architectural design be considered as a subsequent action, likely in April and May
2013.
If the Council determines it wants to site the Police Station on the West Branch Street
property, but does not want to revert to the former lease with the Foundation, it can
decide to move forward with the original site plan at this time that was established for
the proposed bond measure. However, staff does not have recommendations that
will provide full funding for that alternative.
Item 10.a. - Page 7
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGES
Option II A and B: Remodel and Expansion or Replacement of the Existing Station
Evaluation of a remodel and expansion of the existing station is included in
Attachment 4. This is the preferred alternative if the West Branch site is not available.
This option consists of interior modifications, including enclosure of the sally-port to
create storage and additional room for the emergency operation center expansion,
electrical upgrades and area for secure computer equipment, an addition at the north
side of the existing site to provide an area to house detectives and administrative
staff, remodeled locker rooms and outside storage containers.
By modifying and downsizing many of the recommendations, the original cost
estimate to expand the existing station of $7.5 million has been significantly reduced.
However it is important to note that not all identified needs are met, including overall
space requirements for the emergency operations center (EOC), briefing, evidence
and lockers, and on-site parking for personnel. The proposal includes expansion to
include the VCA property to the north and work around the existing grove of
eucalyptus trees onsite. The existing acreage for the City owned property is
approximately .75 acres. The VCA property would add approximately .3 acres, but
only a portion (approximately .22 acres) would be available if all the existing grove of
trees is preserved. Since the north end of the VCA property is triangular in shape
and narrow, staff recommends that a portion of this area be designed as a police
memorial park area. As a result, staff believes a minor use of park funds would be
eligible.
The expansion area has an odd lot configuration that makes it more challenging and
more expensive to design for a Police Station that would serve for the long term.
Additionally, though estimated costs are somewhat conservative, there remain to be
unknown costs due to the condition of the building. Though construction costs are
reduced from Option I, purchase of the adjacent property makes this alternative
equally challenging. Staff would have to continue to work to reduce costs, but this
option appears to be feasible at this time.
Based on the preliminary cost estimates, it appears that demolishing and replacing
the existing building would be more economical. Therefore, if this option is selected,
it is recommended that this be further studied prior to moving forward. At this point, it
would be recommended to replace the building rather than expand it. A new building
would be preferable to a remodel if it is confirmed that it would not increase the cost.
Cost estimates are based upon the identical floor plan as the remodel and
expansion. This would likely change once the facility is designed. However, the goal
would be to maintain the general size and footprint.
The primary advantage of this alternative is that it would not depend on the sale of as
many properties to fund. However, the site would still not provide the ability to size
the building to meet all needs, or expand in the future to meet future needs, as is
Item 10.a. - Page 8
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE9
provided by the West Branch site. The most significant concern is the relocation
required, which would result in substantial costs, staff time and other impacts. A
number of challenges have been identified that are involved in relocating the Police
operation for an extended period of time. Staff does not have a recommended plan
on how relocation would be accomplished at this time. Under the proposed
recommendations, staff would continue to work on potential relocation plans in order
to be ready to proceed with this option if the West Branch Street property does not
become available.
Option Ill: Remodel of Existing Station
This alternative would include most of the interior work in Option II, but only includes
a minor addition rather than expansion of the building. As a result, the temporary
modular unit would continue to house the detectives (Attachment 5). This alternative
would address the most urgent needs, including repair of the roof, evidence storage,
and locker rooms. However, it would not address long-term needs. Most notably, it
would result in a long term commitment to use of the modular unit. Costs for this
alternative would depend on final design and could vary substantially. Although it
represents a significantly reduced cost in comparison to Options I and II, it would
represent a significant sum that would not present a long term return on investment.
Construction drawings could begin immediately; however, roofing would be delayed
so that it could be completed in conjunction with the remodel. Staff does not believe
that this is a feasible option to meet project objectives.
Option IV: Sale of West Branch Street and Remodel of East Grand/Juniper Street
The purchase price of the property combined with upgrade costs continue to make
this project cost prohibitive for this site. No additional design was conducted on the
Juniper Street site except to review potential cost savings by eliminating
improvements related to the proposed sally port and holding cells. Even with the sale
of the entire West Branch Street property, the project would ultimately result in
significant costs to remodel an older building that was not designed to be a public
safety facility. Staff does not believe that this is a feasible option to meet project
objectives. If the Foundation decides to pursue the Recreation Center on the West
Branch Street site, revenue would be decreased further, resulting in an even higher
shortfall.
Option V: Sale of West Branch Street. Construction of a New Building and
Reconfiguration of the Corporation Yard at Ash Street
The construction cost estimates for a new station at the Ash Street site were higher
than West Branch and Old Ranch Road. There are three existing structures and
various site improvements that would need to be removed as required for new
construction and some existing corporation yard facilities will have to be rebuilt in
order to accommodate both Corporation Yard and Police facility uses on the property.
Item 10.a. - Page 9
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27,2012
PAGE10
The project description includes:
1. Maintenance Building (approx. 10,500 square feet.), 2-Story
2. Police Station Facility (approx. 15,000 square feet), 2-Story
3. Storage Building (approx. 8,000 square feet), 2-Story
4. Hazmat Storage Building (approx. 1,200 square feet), 1-Story
5. Parks & Recreation Covered Storage (approx. 3,000 square feet), 1-story
6. Associated site improvements.
The Ash Street site proposal was analyzed for potential reductions in scope in order
to be a viable alternative within the identified budget. However, due to the identified
site constraints, it remains economically infeasible. Additional issues include reduced
space available for maintenance activities and lack of flexibility for future expansion.
It also does not provide a centralized location. This option would also depend upon
the Foundation's decision to pursue the Recreation Center in March.
It should be noted that during the site analysis, staff identified a more economical
option to meet Corporation Yard needs by constructing a small new building on-site
to address office needs and then renovate existing buildings for strictly maintenance
and storage activities.
ALTERNATIVES:
The following alternatives are presented for consideration:
• Select Option I for a new building at West Branch Street, and authorize staff to
sell residential lots on Old Ranch Road once final map is approved, prepare
USDA funding application, conduct environmental review, return in March for
public hearing if the Foundation decides not to pursue the Recreation Center
project at the site, and prepare a relocation plan if Option II becomes necessary;
• Select Option IIA or liB for a remodel and expansion or replacement of the
existing Police Station and authorize staff to sell residential lots on Old Ranch
Road once final map is approved, prepare USDA funding application, and return
with a contract for architectural drawings and design and a relocation plan;
• Select Option Ill for short-term remodel of the existing station and authorize staff
to contract for design and construction drawings;
• Direct staff to proceed with the original site plan on West Branch Street and
identify additional funding;
• Identify other alternatives for analysis; or
• Provide other direction.
ADVANTAGES:
Approval of Option I will best meet existing needs because it is a new facility
designed specifically to meet project objectives and result in a facility designed for
public safety operations. It is also the most economical as it minimizes future
Item 10.a. - Page 10
CITY COUNCIL
CONSIDERATION OF STATUS REPORT FOR THE POLICE STATION PROJECT
NOVEMBER 27, 2012
PAGE11
improvements necessary and will provide flexibility for future expansion. It is ideally
located in the center of the City. Land is already owned and will be available with no
other uses planned for it if the Foundation does not pursue their project on the site.
Development costs are minimized given that the site is roughly graded and if
construction bids are high and the sale of the corner is pursued, some savings may
be realized if improvements meet multiple objectives. Relocation of Police personnel
will not be necessary during construction and anticipated construction timelines likely
will take advantage of current low interest rates.
DISADVANTAGES:
Approval of Option I represents a significant long term commitment of funding. Use
of half of the site will eliminate use of the site for a recreation center or other potential
public facility use. There may be neighborhood concerns regarding sale of a portion
of the site for private use. Selection of this option will result in a delay since the City
cannot move forward until availability of the site is determined. Lastly, funding for the
project will depend upon the sale of various existing City parcels.
ENVIRONMENTAL REVIEW:
Environmental review will take place at the time a formal land use permit application
is made.
PUBLIC NOTIFICATION AND COMMENTS:
The agenda was posted in front of City Hall and posted on the City's website on
Wednesday, November 21, 2012.
Attachments:
1 . Cost Estimates
2. Council Minutes
3. Option I
4. Option IIA
5. Option Ill
Item 10.a. - Page 11
City of Arroyo Grande
West Branch Police Station - Option I
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
New Police Station (1-Story)14350 sf 225$ 3,228,750 $ 2,744,438 $ 3,713,063 $
New Storage Building (1-Story) 1800 sf 125$ 225,000 $ 191,250 $ 258,750 $
Site Development 90000 sf 10$ 900,000 $ 765,000 $ 1,035,000 $
Carport Structures (Police Vehicles)6000 sf 35$ 210,000 $ 178,500 $ 241,500 $
-$ -$ -$
Subtotal Construction Costs 4,563,750 $ 3,879,188 $ 5,248,313 $
Escalation to Midpoint of Construction 18 mo 0.2%131,436 $ 111,721 $ 151,151 $
Project Contingency ls 10.0%456,375 $ 387,919 $ 524,831 $
Total Direct Construction Costs 5,020,125 $ 4,267,106 $ 5,773,144 $
Project Soft Costs
Survey 1 ls 10,000 $ 10,000 $ 10,000 $
Soils Testing 1 ls 20,000 $ 20,000 $ 20,000 $
Architectural Fees 506,200 $ 506,200 $ 506,200 $
Architectural & Engineering Fees
(Including Civil Engineering)
ls 7.0%350,000 $ 350,000 $ 350,000 $
Construction Administration/Observation
(Essential Service)
12 mo $ 12,600 151,200 $ 151,200 $ 151,200 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets
1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%100,403 $ 85,342 $ 115,463 $
Project Inspection 12 mo $ 7,500 90,000 $ $90,000 $90,000
Total Project Soft Costs 726,603 $ 711,542 $ 741,663 $
Total ROM Project Cost 5,746,728 $ 4,978,648 $ 6,514,807 $
Average Cost Potential Cost Range
Date: November 16, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 2
Item 10.a. - Page 12
ATTACHMENT 1
City of Arroyo Grande
Exisitng Police Station - Option IIA
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
Remodel (E) Building 6700 sf 242$ 1,621,400 $ 1,378,190 $ 1,864,610 $
Building Additions 2639 sf 350$ 923,650 $ 785,103 $ 1,062,198 $
Site Development 42480 sf 10$ 424,800 $ 361,080 $ 488,520 $
Storage Building 1000 sf 90$ 90,000 $ 76,500 $ 103,500 $
Relocate 12kV Line 1 ls 295,000$ 295,000 $ 250,750 $ 339,250 $
-$ -$
Subtotal Construction Costs 3,354,850 $ 2,851,623 $ 3,858,078 $
Escalation to Midpoint of Construction 18 mo 0.2%96,620 $ 82,127 $ 111,113 $
Project Contingency ls 15.0%503,228 $ 427,743 $ 578,712 $
Total Direct Construction Costs 3,858,078 $ 3,279,366 $ 4,436,789 $
Project Soft Costs
Survey 1 ls 10,000 $ 10,000 $ 10,000 $
Soils Testing 1 ls 20,000 $ 20,000 $ 20,000 $
Architectural Fees 516,808 $ 458,937 $ 574,679 $
Architectural & Engineering Fees
(Including Civil Engineering)ls 10.0%385,808 $ 327,937 $ 443,679 $
Construction Administration/Observation
(Essential Service)10 mo $ 12,600 126,000 $ 126,000 $ 126,000 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets 1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%77,162 $ 65,587 $ 88,736 $
Project Inspection 10 mo $ 7,500 75,000 $ 75,000 $ 75,000 $
Total Project Soft Costs 698,969 $ 629,524 $ 768,415 $
Total ROM Project Cost 4,557,047 $ 3,908,890 $ 5,205,204 $
Average Cost Potential Cost Range
Date: November 18, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 3
Item 10.a. - Page 13
City of Arroyo Grande
Exisitng Police Station - Option IIB
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
Remodel (E) Building 9500 sf 250$ 2,375,000 $ 2,018,750 $ 2,731,250 $
Demolish (E) Building 6700 sf 15$ 100,500 $ 85,425 $ 115,575 $
Site Development 42480 sf 10$ 424,800 $ 361,080 $ 488,520 $
Storage Building 1000 sf 90$ 90,000 $ 76,500 $ 103,500 $
Relocate 12kV Line 1 ls 295,000$ 295,000 $ 250,750 $ 339,250 $
-$ -$
Subtotal Construction Costs 3,285,300 $ 2,792,505 $ 3,778,095 $
Escalation to Midpoint of Construction 18 mo 0.2%94,617 $ 80,424 $ 108,809 $
Project Contingency ls 10.0%328,530 $ 279,251 $ 377,810 $
Total Direct Construction Costs 3,613,830 $ 3,071,756 $ 4,155,905 $
Project Soft Costs
Survey 1 ls 10,000 $ 10,000 $ 10,000 $
Soils Testing 1 ls 20,000 $ 20,000 $ 20,000 $
Architectural Fees 420,106 $ 376,740 $ 463,472 $
Architectural & Engineering Fees
(Including Civil Engineering)ls 8.0%289,106 $ 245,740 $ 332,472 $
Construction Administration/Observation
(Essential Service)10 mo $ 12,600 126,000 $ 126,000 $ 126,000 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets 1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%72,277 $ 61,435 $ 83,118 $
Project Inspection 10 mo $ 7,500 75,000 $ 75,000 $ 75,000 $
Total Project Soft Costs 597,383 $ 543,176 $ 651,590 $
Total ROM Project Cost 4,211,213 $ 3,614,931 $ 4,807,495 $
Average Cost Potential Cost Range
Date: November 19, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 4
Item 10.a. - Page 14
City of Arroyo Grande
Exisitng Police Station - Option III
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
Remodel (E) Building 6700 sf 208$ 1,393,600 $ 1,184,560 $ 1,602,640 $
Building Additions 1 ls 150,000$ 150,000 $ 127,500 $ 172,500 $
Site Development 42480 sf 1 $ 42,480 $ 36,108 $ 48,852 $
Storage Building 1000 sf 90$ 90,000 $ 76,500 $ 103,500 $
Subtotal Construction Costs 1,676,080 $ 1,424,668 $ 1,927,492 $
Escalation to Midpoint of Construction 18 mo 0.2%48,271 $ 41,030 $ 55,512 $
Project Contingency ls 15.0%251,412 $ 213,700 $ 289,124 $
Total Direct Construction Costs 1,927,492 $ 1,638,368 $ 2,216,616 $
Project Soft Costs
Survey 1 ls 10,000 $ 10,000 $ 10,000 $
Soils Testing 1 ls 20,000 $ 20,000 $ 20,000 $
Architectural Fees 323,749 $ 294,837 $ 352,662 $
Architectural & Engineering Fees
(Including Civil Engineering)ls 10.0%192,749 $ 163,837 $ 221,662 $
Construction Administration/Observation
(Essential Service)10 mo $ 12,600 126,000 $ 126,000 $ 126,000 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets 1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%38,550 $ 32,767 $ 44,332 $
Project Inspection 10 mo $ 7,500 75,000 $ 75,000 $ 75,000 $
Total Project Soft Costs 467,299 $ 432,604 $ 501,994 $
Total ROM Project Cost 2,394,791 $ `2,718,610 $
Average Cost Potential Cost Range
Date: November 19, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 5
Item 10.a. - Page 15
City of Arroyo Grande
Grand Ave. Police Station - Option IV
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
Remodel (E) Building 23980 sf 115$ 2,757,700 $ 2,344,045 $ 3,171,355 $
Site Development 43705 sf 8 $ 349,640 $ 297,194 $ 402,086 $
-$ -$
-$ -$
-$ -$
-$ -$
Subtotal Construction Costs 3,107,340 $ 2,641,239 $ 3,573,441 $
Escalation to Midpoint of Construction 18 mo 0.2%89,491 $ 76,068 $ 102,915 $
Project Contingency ls 15.0%466,101 $ 396,186 $ 536,016 $
Total Direct Construction Costs 3,573,441 $ 3,037,425 $ 4,109,457 $
Project Soft Costs
Survey 1 ls 10,000 $ 10,000 $ 10,000 $
Soils Testing 1 ls 20,000 $ 20,000 $ 20,000 $
Architectural Fees 488,344 $ 434,742 $ 541,946 $
Architectural & Engineering Fees
(Including Civil Engineering)ls 10.0%357,344 $ 303,742 $ 410,946 $
Construction Administration/Observation
(Essential Service)10 mo $ 12,600 126,000 $ 126,000 $ 126,000 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets 1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%71,469 $ 60,748 $ 82,189 $
Project Inspection 10 mo $ 7,500 75,000 $ 75,000 $ 75,000 $
Total Project Soft Costs 664,813 $ 600,491 $ 729,135 $
Total ROM Project Cost 4,238,254 $ 3,637,916 $ 4,838,592 $
Average Cost Potential Cost Range
Date: November 19, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 6
Item 10.a. - Page 16
City of Arroyo Grande
Maintenance Police Station - Option V
Rough Order of Magnitude Cost
Arch. Project No.: 11145.001
Architecture Planning
Description Qty Unit Unit Cost Total Low High
New Police Station (2-Story)14350 sf 220$ 3,157,000 $ 2,683,450 $ 3,630,550 $
New Maintenance Building (2-Story)10500 sf 185$ 1,942,500 $ 1,651,125 $ 2,233,875 $
New Storage Building (2-Story)8000 sf 150$ 1,200,000 $ 1,020,000 $ 1,380,000 $
Hazmat Storage Building 1200 sf 250$ 300,000 $ 255,000 $ 345,000 $
Parks Vehicle & Equip Storage 3000 sf 72$ 216,000 $ 183,600 $ 248,400 $
Site Development 154000 sf 12$ 1,848,000 $ 1,570,800 $ 2,125,200 $
Subtotal Construction Costs 8,663,500 $ 7,363,975 $ 9,963,025 $
Escalation to Midpoint of Construction 18 mo 0.2%249,509 $ 212,082 $ 286,935 $
Project Contingency ls 10.0%866,350 $ 736,398 $ 996,303 $
Total Direct Construction Costs 9,529,850 $ 8,100,373 $ 10,959,328 $
Project Soft Costs
Survey 1 ls 17,500 $ 17,500 $ 17,500 $
Soils Testing 1 ls 25,000 $ 25,000 $ 25,000 $
Architectural Fees 918,588 $ 804,230 $ 1,032,946 $
Architectural & Engineering Fees
(Including Civil Engineering)ls 8.0%762,388 $ 648,030 $ 876,746 $
Construction Administration/Observation
(Essential Service)12 mo $ 12,600 151,200 $ 151,200 $ 151,200 $
Reimbursable Expenses (Estimated) -
Excludes Reproduction of Bid Sets 1 ls $ 5,000 5,000 $ 5,000 $ 5,000 $
Construction Testing 1 ls 2.0%190,597 $ 162,007 $ 219,187 $
Project Inspection 12 mo $ 7,500 90,000 $ $90,000 $90,000
Total Project Soft Costs 1,241,685 $ 1,098,737 $ 1,384,633 $
Total ROM Project Cost 10,771,535 $ 9,199,110 $ 12,343,960 $
Average Cost Potential Cost Range
Date: November 19, 2012 ACSpcost-agpd-options2012-11-18.xlsx Page 7
Item 10.a. - Page 17
Minutes: City Council/City As Successor Agency
Tuesday, August 14, 2012
ATTACHMENT 2
Mayor Ferrara opened the public hearing, and upon hearing no commen~s. he
hearing. · · ·
Council comments ensued in support of the proposed Development ode amendments. Council
Member Ray sug.gested that the temporary use permit fee waiv or reduction criteria forms be
refined to include a ~.roader range of eligible applicants and eliminate the scoring system.
Action: Council ·Member Costello mov.ed to adopt a esolution entitled: "A RESOLUTION OF
THE CITY COUNCIL· OF THE CITY OF ARR 0 GRANDE AMENDING THE DESIGN
GUIDELINES AND STANDARDS FOR DES/ OVERLAY DISTRICT (D-2. 11) -TRAFFIC
WAY AND STATION WAY REGARDING ANNERS FOR LARGE. SCALE AUTOMOBILE
RETAIL USES (DEVELOPMENT COD AMENDMENT 12-003)". Mayor Pro Tern Brown
· seconded, and th~ motion passed on t ·following roll-call vote:
AYES: ·
NOES:
ABSENT: · None
Action: Council Meniby Costello moved to introduce an Ordinance entitled: "AN ORDINANCE
OF THE CITY COU CIL OF THE CITY OF ARROYO GRANDE AMENDING PORTIONS OF
TITLE. 16 OF T, ARROYO GRANDE MUNICIPAL CODE REGARDING SETBACKS
BETWEEN HA /TABLE . STRUCTURES ON ADJACENT LOTS, SEPARATE UTILITY
METERS FO SECONDARY DWELLING UNITS, TEMPORARY USE PERMIT FEE WAIVER
AUTHORIT FOR. NONPROFIT/CHARITABLE EVENTS,· AND MISCELLANEOUS SIGNS'~.
Mayor Pr . · em Brown· seconded, and the motion passed on the follo~ing roll-call vote:
AYE .
NQ S:
__,ABSENT:
Cost.eliO, Brown, Guthrie, Ray, Ferrara
None
None·
10. CONTINUED BUSINESS.
1 ~.a. Co.nsideration· of Status Report for Police Station Project.
Community Development Director McClish presented the staff report and recommended that the
Council: 1) Proceed with preparation of ·a feasibility study on the listed alternatives; and 2)·
Authorize $25,000 for the study. Staff then responded to questions from Council.
Mayor Ferrara opened the public comment period. There were no comments received, and the
public comment peri.od was closed.
. .
Council discussion and comments ensued ~egarding the alternatives. Following discussion;
Council directed staff to proceed "with the ~alice Station feasibility stu9y. Upon request by City
Manager Adams for clarification, Council provided specific direction to eliminate from
consideration· any use or abandonment of Rena Street; no removal of the Eucalyptus trees on
the existing Police Station site; to prioritize the needs for a new or remodeled Police Station; to
identify what each alternative provides and does not provide; and to explain why the proposed
funding methods differ from the prior proposal to fund a portion of the project through a bond
measure.
Item 10.a. - Page 18
Minutes: City Council/City As Successor Agency
Tuesday, August 14, 2012
.Page 6
Action: Council Member Costello moved to 'direct staff to proceed with preparation of a
feasibility study on the alternatives presented, to include specific Council direction as provided,
and to authorize $25,000 for the study. Mayor Ferrara seconded, and the motion passed on the
following roll-call vote: .
AYES:
NOES:
ABSENT:
Costello, Ferrara, Brown
Guthrie, Ray
Nqne
11. NEW BUSINESS
None.
12. CITY COUNCIL MEMBER ITEMS
·None.
13. CITY MANAGER ITEMS
a) Consideration to Dire~t Staff to· Prepare a ·oraft City Council Policy
Regarding Criteria for ltems··that Council Repre_sentatives Appointed to
Serve on Regional Boards and Committees ·.Should Seek Formal City
Council Direction On. (ADAMS)·-· ..
At. the suggestion of City Manager Adams, the Council directed staff to prepare a draft City
Council policy for consideration that would establish criteria for members of the ·council serving
on Regional Boards and Commissions for seeking formal d_irection from the ·city· Council on
items or issues under consideration which may have impacts to the·City.
14. COUNCIL COMMUNICATIONS .
Council Member Costello _ar:mounced he would be absent from the· August 28th Council meeting.
Mayor ProTem Brown requested an update from staff regarding the status of Water Resources
Advisory Committee (WRAC) grant proposal. Mayor Ferrara ·announced there would be a
Special City Council Meeting on Tuesday, August 21st. at 5:0Q _p.m. an~ also announced that
Council and staff can wear Hawaiian attire for the August 28th Regu.lar City Council meeting.
15. STAFF COMMUNICATIONS
·None.
16. COMMUNITY COMMENTS AND SUGGESTIONS
None.
17. ADJOURN TO CLOSED SESSION
M~yor Ferrara announced that the closed session items were discussed and concluded during
the Special Meeting h~ld earlier at 5:30 p.m. ·
18. CLOSED SESSION
The Council did not meet in closed session at .this _time.
Item 10.a. - Page 19
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