Hopkinton Public Library Feasibility Study

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Sophia Chandler
5 years ago
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1 The Center School [parcel U ] which is separated into two roughly equivalent areas by parcels U and U , which make up a 100 foot right-of-way. The front portion of the site, southwesterly, where the school is, is in the is in the Residence A district, while the rear portion of the site, including the right-of-way, is in the Residence B district. For the purposes of this study, we focused on the portion of the site which includes the school. The site includes the original 2 story, plus basement, school building, and two subsequent school additions. The entire building structure includes substantially more square footage than is called or in the library program, so we examined the possibilities of renovating portions of the existing building for a library. We also reviewed partial demolition, and new construction. For the purposes of this study, we did not consider complete demolition of the existing school building, however we did analyze the construction of a new library facility on the rear of the existing school site. The original existing school building is brick masonry bearing-wall construction, with concrete foundations, and wood and steel framed floors, and a wood framed, sloped roof. Both additions to the school are steel framed with steel posts and welded bar joists for the floors, and steel girders. The earlier addition has a wood sheathed roof, while the later addition has a steel deck. Both additions appear to have lightweight Gypcrete flooring systems or something similar. None of the raised floors in the either the original school or its subsequent additions will support 150 lbs live loads. The lower and basement floors are slabs-on-grade, and will support the 150 PSF requirement. However, spreading the library out on the lower and basement floors of the existing structure makes for difficult supervision, multiple floor levels and complicates entry and security issues between library spaces and other potential future development of the space. We reviewed partial demolition of the additions, and a new three story addition behind the original school to support the book loading, but the MBLC felt that a library of this Page 16

2 size would be spread out too much over three floor, complicating supervision, and potentially increasing staff needs. Pros: Good visibility Close to green Cons: Existing building will not support library load (except at basement) Existing building too large for program School building design difficult to insert library functions School building in use (may be available as early as 2013) Building condition assessed as Fair Potential combined facility complicates systems installation and operation costs Demolition of the entirely building was discussed, but because the building could be adapted for use as another building type without the 150 PSF loading requirement that idea was rejected. Center School (Rear of site) Behind the existing school building, but still within what we are calling the front portion of the site, the parcel doglegs out t a large, roughly rectangular shape, approximately 430 feet by 545 feet. A new library building was considered for this area, assuming that additional parking could be added to support the library, adjacent to the existing school lot, and the any future reuse of the school building could form a campus with the library. Pros: Site large enough to support new library Existing building can remain Central location Cons: Poor visibility Potential for ledge on site Lot size 11.7 acres (or about 509,000 SF) Page 17

3 Front portion of site 5.92 acres (or about 257,900 SF) Existing building area 52,000 SF Front Lot is in the Residence A District (RA) According to the zoning by-law: A. Minimum lot area: 15,000 square feet with Town water. B. Minimum lot area: 22,500 square feet without Town water. C. Maximum lot coverage: 25%, except that lots which did not conform to the minimum lot area requirement on January 1, 1997, may have a maximum lot coverage requirement of 35%. D. Minimum lot frontage: 100 feet. E. Minimum setback from street line: 40 feet. F. Minimum side yard width: 10 feet. G. Minimum rear yard depth: 20 feet. Plus: Buffers around nonresidential uses in residential districts: The buffer shall be no less than 25 feet wide in a Residence A District. Page 18

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5 kinton Public Library nton, Massachusetts loor Plan - Center School - Option 2 on Public Library Massachusetts Plan - Center School - Option 2 kinton Public Library nton, Massachusetts Page 20

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v el 2 Le Libra Ne w ry 49 1 50 2 3 51 127 30 44 29 43 28 42 27 41 56 8 121 57 9 58 10 es 119 4 87 86 62 63 21 35 61 22 36 60 23 37 15 9 24 90 89 88 80 68 Future

113 112 111 110 102 101 12 7 53 33 47 5 124 116 115 96 95 52 34 4 125 48 126 109 108 107 106 105 104 103 98 97 79 16 10 64 78 77 65 17 11 72 66 18 12 71 70 69 19 67 13

7 v el 2 Le Libra Ne w ry es Future Parking spaces p ac ing s Park Page 22

8 T.S. Program Room Children's AV N.B. MAIN LEVEL CENTER SCHOOL SITE - NEW BUILDING SCHEME 3 HOPKINTON PUBLIC LIBRARY HOPKINTON, MASSACHUSETTS UPPER LEVEL CENTER SCHOOL SITE - NEW BUILDING SCHEME 3 Page 23 HOPKINTON PUBLIC LIBRARY HOPKINTON, MASSACHUSETTS

9 Hopkinton Public Library Site Option Cost Comparisons Option A1 0 Claflin Place New Building Project Budget Construction Costs Demolition Allow $10,000 Renovtion New Construction 25,000 SF $240/SF $6,000,000 Site Development Allow $750,000 Subtotal 25,000 SF $6,760,000 Contingency 5.00% $338,000 Subtotal 25,000 SF $284 $7,098,000 Fees Achitectural 9.00% $638,820 Project Mangement 2.50% $177,450 Subtotal $816,270 FF&E Furniture 25,000 SF $24/SF $600,000 Equipment Allow $50,000 Subtotal $650,000 Misc Expenses Temporary Space $0 Moving Allow $40,000 Testing Allow $30,000 Misc Allow $50,000 Subtotal $120,000 Land Acquisition (Emminent Domain) 12 Claflin Place Allow $295,000 Project Budget Subtotal $8,979,270 Escalation 24 months 4%/Year $718,342 $9,697, months 4%/Year $1,077,512 $10,056, months 4%/Year $1,436,683 $10,415,953 Project Budget $9,697,612 Page 24

10 Hopkinton Public Library Site Option Cost Comparisons Option C1 Existing Library Site Addition/ Renovation Project Budget Construction Costs Demolition Allow $50,000 Renovtion 4,000 SF $200/SF $800,000 New Construction 24,000 SF $250/SF $6,000,000 Site Development Allow $250,000 Subtotal 28,000 SF $7,100,000 Contingency 7.50% $532,500 Subtotal 28,000 SF $273 $7,632,500 Fees Achitectural 11.00% $839,575 Project Mangement 2.50% $190,813 Subtotal $1,030,388 FF&E Furniture 25,000 SF $24/SF $600,000 Equipment Allow $50,000 Subtotal $650,000 Misc Expenses Temporary Space $0 Moving Allow $80,000 Testing Allow $30,000 Misc Allow $50,000 Subtotal $160,000 Land Acquisition (Emminent Domain) Project Budget Subtotal $9,472,888 Escalation 24 months 4%/Year $757,831 $10,230, months 4%/Year $1,136,747 $10,609, months 4%/Year $1,515,662 $10,988,550 Project Budget $10,230,719 Page 25

11 Hopkinton Public Library Site Option Cost Comparisons Option B1 Center School Addition/ Renovation Project Budget Construction Costs Demolition Allow $30,000 Renovtion 15,000 SF $175/SF $2,625,000 New Construction 20,000 SF $240/SF $4,800,000 Site Development Allow $750,000 Subtotal 35,000 SF $8,205,000 Contingency 7.50% $615,375 Subtotal 35,000 SF $252 $8,820,375 Fees Achitectural 11.00% $970,241 Project Mangement 2.50% $220,509 Subtotal $1,190,751 FF&E Furniture 25,000 SF $24/SF $600,000 Equipment Allow $50,000 Subtotal $650,000 Misc Expenses Temporary Space $0 Moving Allow $40,000 Testing Allow $30,000 Misc Allow $50,000 Subtotal $120,000 Land Acquisition (Emminent Domain) Project Budget Subtotal $10,781,126 Escalation 24 months 4%/Year $862,490 $11,643, months 4%/Year $1,293,735 $12,074, months 4%/Year $1,724,980 $12,506,106 Project Budget $11,643,616 Page 26

12 Hopkinton Public Library Site Option Cost Comparisons Option B2 Center School New Building Project Budget Construction Costs Demolition Renovtion New Construction 25,000 SF $240/SF $6,000,000 Site Development Allow $500,000 Subtotal 25,000 SF $6,500,000 Contingency 5.00% $325,000 Subtotal 25,000 SF $273 $6,825,000 Fees Achitectural 9.00% $614,250 Project Mangement 2.50% $170,625 Subtotal $784,875 FF&E Furniture 25,000 SF $24/SF $600,000 Equipment Allow $50,000 Subtotal $650,000 Misc Expenses Temporary Space $0 Moving Allow $40,000 Testing Allow $30,000 Misc Allow $50,000 Subtotal $120,000 Land Acquisition (Emminent Domain) Project Budget Subtotal $8,379,875 Escalation 24 months 4%/Year $670,390 $9,050, months 4%/Year $1,005,585 $9,385, months 4%/Year $1,340,780 $9,720,655 Project Budget $9,050,265 Page 27

ZONING COMPATIBILITY & WORKSHEET

ZONING COMPATIBILITY & WORKSHEET *** This worksheet shall be completed by the architect whom submitted signed and sealed plans for review.*** This document assists building permit applicants in determining