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HomeMy WebLinkAbout11-13-17 City Commission Packet Materials - A1. Law & Justice Center Feasibility StudyPage 1 of 3 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Chuck Winn, Assistant City Manager SUBJECT: Presentation of Gallatin County’s Law and Justice Center Feasibility Study MEETING DATE: November 13, 2017 AGENDA ITEM TYPE: Action RECOMMENDATION: Listen to presentation by staff and Thinkone Architects, ask questions, and provide direction to the City Manager to work with appropriate County officials to formally reconvene a workgroup to develop options that provide adequate facilities for the safe delivery of City and County law and justice services. RECOMMENDED MOTION: After listening to the presentations and taking public comment, I move to direct the City Manager to work with Gallatin County to formally reconvene a joint workgroup to develop options that address the critical facility and public safety needs of the City and County law and justice functions for consideration by both governing bodies. BACKGROUND: The City and County criminal justice services are collocated at the County’s Law and Justice Center (L&J) at 615 South 16th Avenue. The current building is approximately 54,000 square feet and is a remodeled 1960’s era high school. It houses 3 District Court rooms, 2 Justice Court rooms, 2 Municipal Court rooms, the Gallatin County Sheriff’s Office, the Bozeman Police Department, joint evidence processing and storage, the City/County records division, the Gallatin County Coroner, Victim Services, and all associated support personnel. The capacity of the current building has been greatly exceeded by the growing demand for services. More concerning is that the facility does not meet current building and life-safety codes nor does it provide basic security measures to enhance the safety of the visiting public or staff. Since February 2015, the City of Bozeman and Gallatin County have been working together to plan for and develop joint criminal justice facilities at the L&J campus. That effort resulted in a project proposal which included two new structures, a courts building and a law enforcement building, being constructed to the north and south of the existing L&J building. This plan provided for continuing operations of all City and County criminal justice functions during the construction phase after which time the old L&J would be demolished to provide building access and public parking. The total project was estimated at $68,300,000 and included the costs of demolition and all necessary site improvements. The project was placed on the November 2016 ballot but did not gain voter approval. 208 Page 2 of 3 Shortly after the election, the City and County formed a “Next Steps” group to evaluate feedback received on the bond failure and develop new options to address the still-critical facility needs of the criminal justice system. Many ideas were advanced as to the reasons for the failure of the bond, but one common theme was that cost savings could be realized by reusing all or part of the existing L&J building in the project. The “Next Steps” group agreed to fund a structural analysis of the current L&J building to determine its suitability for remodel and determine estimated costs to bring it up to current safety codes. Stahly Engineering was hired and completed a Tier 1 Structural Screening (Exhibit A) and more comprehensive Tier 3 Systematic Evaluation and Retrofit Alternatives report found here. A summary of the Tier 1 findings is included in the Law and Justice Center Feasibility Study (Exhibit B). The County contracted with Thinkone Architects to analyze four scenarios for reuse of the existing structure and determine cost estimates for those options. They are; 1. Construct a new Law Enforcement Center and renovate the existing law enforcement area of the Law & Justice Center to provide additional courtrooms. Exhibit B Page 12 – Order of magnitude cost opinion $52,436,675 2. Pursue another bond initiative with the proposed L&J Campus Masterplan scope (New Law Enforcement Center, new Justice Center, and demolish existing L&J) Exhibit B Page 18 – Order of magnitude cost opinion $73,352,529 3. Construct a new Law Enforcement Center and an extensive renovation to the existing L&J to best accommodate judicial services (Not to include space for the Gallatin County Attorney program in the renovation program) Exhibit B Page 21 – Order of magnitude cost opinion $88,779,241 4. Continue to utilize the existing L&J building with an extensive renovation to best accommodate law enforcement and judicial services Exhibit B Page 27 – Order of magnitude cost opinion $94,296,814 The consultant performed the analyses they were asked to by the County with little input from the City. As such, the study does not represent the spirit of City/County cooperation found in the previous Law and Justice Master Plan work; other than option 2, it is incomplete and does not take into account the needs of City judicial services, particularly Municipal Courts and City prosecution. In short, the options, while very expensive, provide little benefit to the Municipal Court and almost no benefit to the City’s prosecution functions. The main value of the report is the careful study of the costs necessary to reinforce the existing building structure to bring it up to current building and life-safety codes. These costs significantly exceed the cost of new construction and do not provide for adequate space for current or future operations. Also evident in the analysis is that reuse of the existing structure limits space planning and adjacency options due to existing building envelop, configuration and structural column and beam locations. 209 Page 3 of 3 UNRESOLVED ISSUES: The City was not included in the development of the options studied in the Law and Justice Center Feasibility Study and City staff does not support the recommendations outlined in the document as they do not address the majority of deficiencies outlined for Bozeman judicial services (courts and prosecution). Additionally, questions remain about how much structural work will need to be done to the entire structure to allow for reuse of any part of it. ALTERNATIVES: Many alternatives exist including reconsideration of a municipal police and courts facility. FISCAL EFFECTS: The approved FY18 budget does not include any money for further study or analysis of future options and we have not estimated what those costs might be. To move forward with further development of options, we could allocate money from the City Manager’s contingency fund or return to the Commission with a budget amendment. Attachments: Exhibit A: Stahley Tier 1 Structural Analysis Exhibit B: Law and Justice Feasibility Study Report compiled on: 11-8-17 210                                     March 2017 Gallatin County Law and Justice Center Tier 1 Structural Screening 211 Tier 1 Structural Screening Report 3/14/2017 Page 1 of 12 Job Number: 0939-03817 Tier 1 Structural Screening Report Prepared For: Gallatin County 311 West Main Street Bozeman, MT 59715 March 2017 Prepared By: Stahly Engineering & Associates 851 Bridger Dr., Suite #1 Bozeman, MT 59715 Phone: (406) 522-8594 Written By: Theron Thompson, P.E. Senior Engineer 212 Tier 1 Structural Screening Report 3/14/2017 Page 2 of 12 Job Number: 0939-03817 1 Facility/Structure Description The current Law and Justice Center was originally built in 1962 as the Holy Rosary Parish High School. The original facility was remodeled in 1979 to renovate it into the Gallatin County Law and Justice Center. The facility was again remodeled in 1993 to revamp the existing gym into court rooms and office space for the Bozeman Police Department and the Gallatin County Sherriff’s Department. The facility is composed of three main areas which were used to develop the study (See Figure 1). Area A is the northern portion of the original main building consisting of offices and a court room. Area B is the south portion of the original main building and contains the main entry, office space, locker rooms and restrooms. Area C is comprised of the original gym which was renovated to add court rooms and office space for the Police and Sheriff’s Departments. Figure 1 – Building Areas Area A is constructed of a three-story concrete frame structure with concrete joists, beams and slabs. The lateral system is a combination of concrete moment frames and concrete frames with masonry infill panels. The original lateral structural system was concrete frames with masonry infill panels, but the later renovations removed a majority of the infill panels, leaving a concrete frame structure. Area B is much like Area A, with the exception that fewer of the masonry infill panels were removed and a concrete shear wall was added in the 213 Tier 1 Structural Screening Report 3/14/2017 Page 3 of 12 Job Number: 0939-03817 1993 renovation. See Appendix A for drawings indicating the alterations to the original structure. Area C is comprised of numerous lateral systems. The majority of the original masonry shear wall system in the north and south walls was removed during the 1993 renovation. It was replaced with concrete shear walls at the eastern corners of the building. The renovation also included adding an upper floor which is laterally supported by light gage steel stud walls with plywood sheathing. These walls are supported on a rigid concrete deck which is laterally supported by the concrete shear walls and two steel braced frames. Again, see Appendix A for drawings indicating the alterations to the original structure. The lateral system for Area C in the north-south direction is comprised of glulam arch moment frames. The frames were repaired and strengthened during the 1993 renovation. 2 ASCE 41-13 Tier 1 Seismic Structural Screening The purpose of this study is to complete an ASCE 41-13, “Seismic Evaluation and Retrofit of Existing Buildings”, Tier 1 Structural Screening of the facility and determine any possible structural seismic deficiencies. The structural screening was completed for the Life Safety (LS) and Immediate Occupancy (IO) Basic Performance Objectives. A Life Safety performance level is defined as the post-earthquake damage state in which a structure has damaged components but retains a margin against the onset of partial or total collapse. The Immediate Occupancy performance level is defined as the post-earthquake damage state in which a structure remains safe to occupy and essentially retains its pre-earthquake strength and stiffness. The Level of Seismicity for the geographical location is classified as “High Seismicity”. See Appendix B for the seismic information for this Tier 1 screening. Area A 2.1 The ASCE41-13 screening checklists were completed for Area A which consisted of the Life Safety and Immediate Occupancy Basic Configuration Checklist, the Life Safety and Immediate Occupancy Structural Checklists for Building Type C1: Concrete Moment Frames, and the Life Safety and Immediate Occupancy Structural Checklists for Building Type C3: Concrete Frames With Infill Masonry Shear Walls. See Appendix C for the completed checklists. Area B 2.2 The ASCE41-13 screening checklists were completed for Area B which consisted of the Life Safety and Immediate Occupancy Basic Configuration Checklist, the Life Safety and Immediate Occupancy Structural Checklists for Building Type C1: Concrete Moment Frames, the Life Safety and Immediate Occupancy Structural Checklists for Building Type C2: Concrete Shear Walls, and the Life Safety and 214 Tier 1 Structural Screening Report 3/14/2017 Page 4 of 12 Job Number: 0939-03817 Immediate Occupancy Structural Checklists for Building Type C3: Concrete Frames With Infill Masonry Shear Walls. See Appendix C for the completed checklists. Area C 2.3 The ASCE41-13 screening checklists were completed for Area A which consisted of the Life Safety and Immediate Occupancy Basic Configuration Checklist, the Life Safety and Immediate Occupancy Structural Checklists for Building Type C2: Concrete Shear Walls, the Life Safety and Immediate Occupancy Structural Checklists for Building Type S2: Steel Braced Frames, and the Life Safety and Immediate Occupancy Structural Checklists for Building Type W2: Wood Frames, Commercial and Industrial. See Appendix C for the completed checklists. 3 Possible Structural Deficiencies Area A 3.1 The overall condition of Area A is generally good. The building was inspected and shows little sign of settlement or deterioration. Although the condition of the building is good, Area A has numerous possible deficiencies that will need to be studied further during the Tier 2 Evaluation Phase. The lateral seismic force resisting system is highly deficient and with the past renovations has been compromised with the removal of the masonry infill panels. The infill panels at the exterior walls are not continuous due to the “strip windows”, and create a weak story and soft story which are seismically vulnerable. Due to the removal of the masonry infill panels, the structure in the east-west direction will resist the seismic loads with the concrete frames. The frames were not designed to resist seismic loads as moment frames and were not detailed in such a manner. A computer model of the frames was analyzed and the results showed that the shear capacity of the frame members was not able to develop the moment capacity at the end of the members. This could lead to a non-ductile failure that would lead to collapse. The steel reinforcing in the concrete frames was not detailed adequately to resist the required seismic loads. Therefore numerous steel reinforcing requirements are deficient in the frames. A summary of the possible deficiencies for the concrete frame lateral system at Area A is as follows:  Possible weak story and soft story  The shear capacity of the frame members is not able to develop the moment capacity at the ends of the members 215 Tier 1 Structural Screening Report 3/14/2017 Page 5 of 12 Job Number: 0939-03817  There is a potential that a strong-beam weak-column exists at the frames  The shear stress demand in the frame columns exceeds the capacity  The column axial stress demand exceeds the capacity  The concrete columns are not adequately doweled into the foundation  Beam reinforcing is detailed inadequately  The column tie spacing is inadequate  The original drawings do not show adequate beam stirrup spacing  Beam-column joints are not adequately reinforced  The secondary components within the system do not have the shear capacity to develop the flexural strength of the components The lateral system in north-south direction is mainly concrete frames with masonry infill panels. As previously noted, the exterior walls have “strip windows” which create a soft story and weak story. The other possible deficiencies with the masonry infill panels are as follows:  The shear stress demand in the infill panel walls exceeds the capacity of the walls  The concrete columns are not adequately doweled into the foundation  The secondary components within the system do not have the shear capacity to develop the flexural strength of the components  The wall openings are not adequately reinforced  The infill wall panels do not meet the aspect ratio requirements Area B 3.2 The overall condition of Area B is also generally good. Although the condition of the building is good, Area B also has numerous possible deficiencies that will need to be studied further during the Tier 2 Evaluation Phase. Area B is very similar to Area A and has the same possible deficiencies, except that less of the masonry infill panels have been removed. A concrete shear wall was also added in Area B, which also causes a few possible deficiencies. The concrete shear walls that were added create a situation with the concrete frames in which the frames do not have the shear capacity to develop the flexural capacity, similar to the infill panels. Coupling beams do not have adequate reinforcing over means of egress as well. Area C 3.3 Area C was also inspected and the overall condition was generally good. Besides the condition, Area C also has numerous possible deficiencies that will need to be studied further during the Tier 2 Evaluation Phase. 216 Tier 1 Structural Screening Report 3/14/2017 Page 6 of 12 Job Number: 0939-03817 The shear walls which were added in the 1993 renovation are possibly stressed at a level that exceeds their capacity. Due to the main floor being a concrete diaphragm, a rigid diaphragm analysis should be completed to determine the loads that are resisted by the concrete shear walls, remaining masonry shear walls, and the steel braced frames. Once the rigid diaphragm analysis is complete, further conclusions can be made as to the demand to capacity ratio of the shear walls, steel braced frames and concrete diaphragm. The Quick Checks that were completed indicate that the shear walls are possibly over-stressed and that the diaphragm may not be adequate to transfer the load to the shear walls. Also, the secondary components within the system do not have the shear capacity to develop the flexural strength of the components. The steel braced frames added in the 1993 remodel were also reviewed and are possibly deficient for their column axial strength capacity. The Quick Check shows that the axial stress caused by the gravity loads in the column exceeds 0.1fy. The system also may not meet the redundancy requirements of ASCE 41. The brace effective net area is also less than the brace gross area. The lateral loads in the north-south direction are resisted by glulam moment-frame arches. Although this lateral resisting system is not recognized by the ASCE 7-10 or ASCE 41, the NEHRP 2009 Recommended Seismic Provisions does include a Resource Paper that addresses the system. The paper “Special Requirements for the Seismic Design of Structural Glued Laminated Timber Arch Members and Their Connections in Three-Hinge Arch Systems” addresses the system, which will need further analysis to determine if there are any possible deficiencies. The paper is included in Appendix E. 4 Life Safety vs. Immediate Occupancy The checklists for the Life Safety and Immediate Occupancy levels of performance were completed. Based on a comparison of the checklists, there is a minimal difference in possible deficiencies. For the concrete frames, the column shear stress check is not completed at the Life Safety level but is possibly deficient at the Immediate Occupancy level. The only difference between the LS and IO levels for the steel braced frames is that the net area of the frame braces needs to be equivalent to the brace effective area, which is a deficiency for the existing frames. It should be noted, although there may be minimal differences between the LS and IO performance levels for the structural system, a screening for possible deficiencies of the non-structural systems has not been completed. There may be significant cost impacts to take the non-structural systems from the LS level to the IO level. 217 Tier 1 Structural Screening Report 3/14/2017 Page 7 of 12 Job Number: 0939-03817 5 General Conclusions and Recommendations The general condition of the building is good. In previous studies, the floor system was reviewed and was determined that it had a capacity of 50 PSF for the allowable floor live load, which is consistent with the use of the facility. Although the gravity system appears adequate, the seismic lateral system has numerous possible deficiencies. The possible deficiencies identified in this report should be evaluated per the ASCE 41-13 Tier 2 Deficiency-Based Evaluation. As part of the Tier 2 evaluation, a rigid diaphragm analysis of Area C should be completed to determine lateral load demands for the masonry shear walls, concrete shear walls and steel braced frames. Tier 2 Deficiency-Based Retrofit Requirements should be identified to assist in the determination of the retrofit requirements and cost estimate. It is also recommended that a Tier 1 Screening and a Tier 2 Deficiency-Based Evaluation be completed for the non-structural systems for the Life Safety and Immediate Occupancy performance levels. 218 Tier 1 Structural Screening Report 3/14/2017 Page 8 of 12 Job Number: 0939-03817 Appendix A – Building Structural Alterations 219 Tier 1 Structural Screening Report 3/14/2017 Page 9 of 12 Job Number: 0939-03817 Appendix B – Tier 1 Seismic Information 220 Tier 1 Structural Screening Report 3/14/2017 Page 10 of 12 Job Number: 0939-03817 Appendix C – ASCE 41 Checklists 221 Tier 1 Structural Screening Report 3/14/2017 Page 11 of 12 Job Number: 0939-03817 Appendix D – Quick Check Calculations 222 Tier 1 Structural Screening Report 3/14/2017 Page 12 of 12 Job Number: 0939-03817 Appendix E – NEHRP Resource Paper 223 Gallatin County |City of Bozeman LAW + JUSTICE CENTER FEASIBILITY STUDY October 2017November 2, 2017 224 page 1 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Gallatin County & City of Bozeman Law and Justice Center Feasibility Study TABLE OF CONTENTS Executive Summary Project Introduction Project Team Project Process Project Drivers Project Summary I. Option 1 A. Construct a new Law Enforcement Center and renovate the existing law enforcement area of the Law & Justice Center to provide additional courtrooms. B. Campus Site Considerations 1. Law Enforcement Center Location A (South of existing Law & Justice Center) 2. Law Enforcement Center Location B (North west of existing Law and Justice Center) C. Building Floor Plan Considerations D. Operational Considerations 1. Site Operations 2. Building Operations E. Construction Considerations F. Order of Magnitude Cost Opinion 226 page 2 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study II. Option 2 A. Pursue another bond initiative with the proposed L&J Campus Masterplan scope (New Law Enforcement Center, new Justice Center, and demolish the existing L&J) B. Campus Site Considerations 1. Campus Site Plan with Storage Facility C. Building Floor Plan Considerations 1. Law Enforcement Center 2. Justice Center D. Operational Considerations 1. Site Operations 2. Building Operations E. Construction Considerations F. Order of Magnitude Cost Opinion III. Option 3 A. Construct a new Law Enforcement Center and an extensive renovation to the existing L&J to best accommodate judicial services. Not to include space for the Gallatin County attorney in the renovation program. B. Campus Site Considerations 1. Law Enforcement Center Location A 2. Law Enforcement Center Location B C. Building Plan Considerations 1. Lower Level Concept Plan 2. Main Level Concept Plan 3. Upper Level Concept Plan D. Operational Considerations 1. Site Operations 2. Building Operations E. Construction Considerations F. Order of Magnitude Cost Opinion 227 page 3 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study IV. Option 4 A. Continue to utilize the existing L&J building with an extensive renovation to best accommodate law enforcement and build the proposed Justice Center. B. Campus Site Considerations 1. Campus Site Plan with Justice Center and renovated L&J Center C. Building Plan Considerations 1. Lower Level Concept Plan 2. Main Level Concept Plan 3. Upper Level Concept Plan D. Operational Considerations 1. Site Operations 2. Building Operations E. Construction Considerations F. Order of Magnitude Cost Opinion V. Conclusions VI. Appendix A. IECC Compliance Methods – L&J Structural Upgrades (September 13, 2017) B. Preliminary Rough Order of Magnitude Cost Opinion – Option 1 C. Preliminary Rough Order of Magnitude Cost Opinion – Option 2 D. Preliminary Rough Order of Magnitude Cost Opinion – Option 3 E. Preliminary Rough Order of Magnitude Cost Opinion – Option 4 F. Law and Justice Center - Option 1, (SEA, October 10, 2017) 228 page 4 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Executive Summary Project Introduction Gallatin County and the City of Bozeman are proactively pursuing combined efforts to improve the law enforcement and judicial services to the local residents. As growing communities, the capacity of the existing Law and Justice Center (L&J) is greatly exceeded. This is limiting the ability to provide adequate public service. In addition, as the L&J facility was initially constructed as a high school, and adaptively reused for law enforcement and judicial functions, there are operational and functional limitations. A comprehensive solution of the L&J Campus Masterplan was completed by our office, Gallatin County and the City of Bozeman in 2016. A bond initiative for this scope was unsuccessful, resulting in further discussion and strategies for success. This discussion from the L&J “Next Steps Committee” presented four option for consideration. This feasibility study is further evaluation and considerations of the four options. The four options are; 1. Construct a new Law Enforcement Center and renovate the existing law enforcement area of the Law & Justice Center to provide additional courtrooms. 2. Pursue another bond initiative with the proposed L&J Campus Masterplan scope (New Law Enforcement Center, new Justice Center, and demolish the existing L&J) 3. Construct a new Law Enforcement Center and an extensive renovation to the existing L&J to best accommodate judicial services. (Not to include space for the Gallatin County Attorney program in the renovation program.) 4. Continue to utilize the existing L&J building with an extensive renovation to best accommodate law enforcement and judicial services. The focus on this feasibility study is the ability to reuse the existing Law and Justice Center facility in a capacity to serve to long term law enforcement and judicial needs. Currently, the existing building square footage is beyond the carrying capacity for law enforcement and judicial program needs. In perspective, the existing L&J provides approximately 57,000 net square feet of space, the combined program space for law enforcement and judicial needs is approximately 160,000 net square feet. With an excess off 100,000 net square feet of additional space needed, the ability of the existing building to provide for complete program needs is limited. Gallatin County and/or the City of Bozeman have completed numerous studies and space planning needs assessments. In an effort to focus on the current “next steps,” this feasibility study does not disregard the finding of the past studies, rather focusing on the feasibility of utilizing the existing L&J Center. Recently Gallatin County has completed a structural study (Tier 1, and Tier 2/3) as prepared Stahly Engineering & Associates, Inc. (SEA) documenting the existing structural conditions, and deficiencies. The findings of this report is noted in the feasibility study. This feasibility report notes a distinction between Life Safety and Immediate Occupancy requirements which are indicated in the SEA Tier 1 and Tier 3 Structural Reports. These definitions are derived from the seismic design performance levels in the International Building Codes, which references the American Society of Civil Engineers (ASCE-7 Minimum Design Loads and Associated Criteria for Buildings and Other Structures). The definitions are summarized as follows: Life Safety: The building sustains substantial damage in an earthquake, but remains stable and with significant reserve capacity. Occupants have an opportunity to egress the structure. Nonstructural elements remain secured to the structure. 229 page 5 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Immediate Occupancy: The building remains essentially elastic in an earthquake, with most or all of its strength and stiffness intact. The building can be occupied immediately after the earthquake, even though minor repairs may be necessary. Furthermore the International Building Codes classify buildings per an Occupancy Category, whereas police stations (law enforcement) are classified as essential facilities. In application to the L&J, the judicial program is not an essential facility and is required to comply with the Life Safety structural performance level. The law enforcement program is an essential facility and must comply with the Immediate Occupancy performance level. In consideration of the L&J, the primary challenge for structural rehabilitation is twofold. First, all occupants and staff must be relocated from the facility. Secondly, existing finishes will be required to be removed to access the structural elements for the necessary structural rehabilitation. With the scope of structural rehabilitation, the scope of removal and demolition of existing finishes will be extensive. From a structural perspective the rehabilitation performance level increase from Life Safety to Immediate Occupancy consists of increased safety factors on structural loads and redundancy in connections. As such, there is an increase in scope of work and cost for the Immediate Occupancy performance level. This is indicated in the Order of Magnitude Cost Opinions and in the SEA Tier 3 Structural Report. Preliminary rough order of magnitude cost opinions are included for each option to grasp the financial scope. Costs were primarily derived from two sources for. For items related to new construction or items consistent with the L&J Masterplan, costs were derived from estimated prepared by Langlas and Associates adjusted with cost escalation to current market trends. Cost for structural rehabilitation are derived from the SEA Tier 3 structural report. The cost opinions identify hard costs (construction costs) and soft costs (services and other Owner associated costs.) In an effort for consistency among the options studied, the soft costs are derived from the L&J Masterplan Design Development Project Cost Tracking model. This includes professional services, furniture, and equipment. For areas with reduced square footage of space, the soft costs are pro-rated accordingly. Additional line items are provided for cost associated with temporary office space and necessary relocation expenses. The costs for temporary office space are consistent with current market rates, however these costs are carried consistently for each option in an effort for an equal comparison. Project Team Gallatin County Joe Skinner, County Commissioner Jim Doar, County Administrator Nick Borzak, Operations and Project Manager Brian Gootkin, Sheriff City of Bozeman Carson Taylor, Mayor Cynthia Andrus, Deputy Mayor Dennis Taylor, Acting City Manager Steve Crawford, Police Chief ThinkOne Bill Hanson, Principal- in-Charge Jon Wirth, Project Architect 230 page 6 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Project Process The feasibility study is an effort to provide information on the direction of the Law & Justice campus. We emphasize this is not a detailed design effort to validate any of the options presented. Each option evaluates the following considerations: 1. Campus Site Consideration 2. Building Plan Considerations 3. Operational Considerations 4. Construction Considerations 5. Order of Magnitude Cost Opinion Each consideration identifies impacts in an effort to guide further discussion on the merit of each option, and does not intend to suggest nor recommend a solution or preferred option. Project Drivers The existing conditions of the site present limited site usage and access. Whereas this study does not go in depth of the existing site conditions (utilities, etc.), with the understanding that all members of the committee are familiar with the site. Existing built conditions of the site include the L&J, the District Court 3, the Detention Center, the Re-Entry facility, and the under construction Storage Facility. For reference, the following is a site aerial image of the existing site; Existing L&J Campus Site Aerial 231 page 7 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study In addition, the existing L&J Center presents limited usage and access. The facility was initially constructed as Holy Rosary Parish High School in 1962. The west portion of the building consists of three levels, the east portion (originally the gymnasium) consists of two levels with a storage platform. In total the building offers approximately 57,000 gross square foot. The building is on a split level configuration, which challenges site access and accessibility. Recent structural report (Tier 1, and Tier 2/3) completed by Stahly Engineering & Associates, Inc. (SEA,) identify the existing structural condition and deficiencies. Per the building code, any renovation of the existing building will require structural rehabilitation, see Appendix A, for IECC Compliance Methods – L&J Structural Upgrades prepared by SEA. Beyond the square footage needs assessment, several key drivers for effective judicial and law enforcement needs are critical for effective operations. Key considerations are as follows: Site Drivers Judicial 1. Public entry and wayfinding. 2. Dedicated public, unsecure parking area. 3. Dedicated, secure staff parking areas. 4. Adjacency to Detention Center for in-custody transport. Law Enforcement 1. Public entry and wayfinding. 2. Dedicated public parking areas. 3. Dedicated, secure fleet vehicle parking areas. 4. Multiple means of egress from secure fleet parking areas. 5. Unsecure vehicular building access for evidentiary needs. (Vehicle Exam and Coroner program) 6. Secure vehicular building access to fleet vehicles. 7. Secure yard space for K-9 unit. 8. Secure yard space for redundant services. Necessary in an Essential Services Facility. (Generator and fuel tank) Existing L&J Center – West Elevation Existing L&J Center 232 page 8 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Building Drivers Judicial 1. Public security screening. 2. Public wayfinding. 3. Dedicated public circulation. 4. Dedicated staff circulation. 5. Dedicated in-custody circulation. Law Enforcement 1. Public lobby/greeting. 2. Interagency collaboration. 3. Primary office operations and secondary support spaces. Other Drivers Misc. site specific and existing L&J criteria 1. Maintain access to Detention Center sallyport for in-custody transport. 2. Maintain public access to entry of Detention Center. 3. Maintain service access to loading entry of Detention Center. 4. Future expansion. 5. Status and location of Re-Entry facility. 6. Maintaining operations and level of public service. 7. Operational sequencing/phasing of construction. (possible temporary locations) 8. Condition of existing Law & Justice Center (Hazardous materials, structural rehabilitation, mechanical and electrical rehabilitation, etc.) 9. Funding. 10. Timeline. 11. Public perception. 12. Creating a positive indoor and outdoor environment for public and staff. Expanding on number 7 above, the ability and need to relocate all staff from the existing L&J in a temporary location is a significant undertaking for Gallatin County and the City of Bozeman to consider and pursue. The availability of office space for relocated space will require extensive research and sequencing. The ability to locate space to serve as courtrooms is likely the greater challenge. These are large spaces with very specific operational and functional needs for maintaining privacy and judicial services. A remote location for a courtoom from the Detention Center will require additional logistic and transportation efforts. In addition, the ability to communicate and inform to the public where spaces are temporarily relocated will likely require a public relationship effort. Options or considerations may be utilizing other Gallatin County or City of Bozeman spaces, it is speculative which facilities may support this. As such, much further strategic planning is necessary for any temporary program relocations. 233 page 9 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Project Summary Option 1: Description: Construct a new Law Enforcement Center and renovate the existing law enforcement area of the Law & Justice Center to provide additional courtrooms. Program Considerations: Site Limited secure fleet Law Enforcement parking Non secure in-custody transport – exterior circulation Difficult public wayfinding to Detention Center Potential limited scope of south campus with Location A Law Enforcement Limited secure fleet Law Enforcement parking Judicial (Limited Renovation Scope) Public security with vestibule addition between L&J and District Court 3 Full program not accommodated, the following not included: No total program count of Courtrooms No Country Attorney office space No City Attorney office space No Jury Assembly No expansion of existing space for current/future needs. (Approx. 50,000 sf of program space not provided) Existing program space in L&J remains – does not accommodate full program Does not provide for any future growth. Operation Considerations: Relocate all staff and functions from exist. L&J for renovations. Construction Considerations: Structural rehabilitation to Life Safety requirements. Systems (mechanical and electrical) improvements anticipated. Hazardous materials abatement anticipated. Significant noise and dust to lower level and adjacent spaces Disruption to services and systems Order of Magnitude Cost Opinion: $52,436,675.36 Option 2: Description: Pursue another bond initiative with the proposed L&J Campus Masterplan scope (New Law Enforcement Center, new Justice Center, and demolish the existing L&J) Program Considerations: Reduce Law Enforcement Center scope by deleting vehicle bays Possible unfinished basement space in Justice Center and reduce furniture scope of high-density storage system 234 page 10 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Operation Considerations: No relocation of exist. L&J functions – general operation of L&J is maintained, public access performs as currently exists. Site staging and coordination with public during construction. Construction Considerations: Site phasing and staging to accommodate campus build-out. Complete demolition of existing L&J. Order of Magnitude Cost Opinion: $73,352,529.00 Option 3: Description: Construct a new Law Enforcement Center and an extensive renovation to the existing L&J to best accommodate judicial services. (Not to include space for the Gallatin County Attorney program in the renovation program.) Program Considerations: Site Limited secure fleet Law Enforcement parking Difficult public wayfinding to Detention Center Potential limited scope of south campus with Location A Law Enforcement Potential reconfiguration/redesign with location A Judicial Split-level Justice Center configuration with re-use of exist. L&J. Operation Considerations: Relocate all staff and functions from exist. L&J for renovations. Construction Considerations: Structural rehabilitation to Life Safety requirements. Systems (mechanical and electrical) improvements anticipated. Hazardous materials abatement anticipated. Potential selective demolition of wood framed area due to building code limitations for wood construction. Significant noise and dust with complete renovation of L&J. Disruption to services and systems. Order of Magnitude Cost Opinion: $88,779,241.00 Option 4: Description: Continue to utilize the existing L&J building with an extensive renovation to best accommodate law enforcement and judicial services. Program Considerations: Site 235 page 11 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study No secure fleet Law Enforcement parking Potential limited scope of south campus with Location A Law Enforcement Split-level configuration hinders collaboration Full program not accommodated, the following not included: Vehicle Evidence Exam Motor/Bike Patrol K9 Secure evidence storage remote from processing Judicial Maintains judicial program scope Operation Considerations: Relocate all staff and functions from exist. L&J for renovations. Construction Considerations: Structural rehabilitation to Immediate Occupancy requirements. Systems (mechanical and electrical) improvements anticipated. Hazardous materials abatement anticipated. Significant noise and dust with complete renovation of L&J. Disruption to services and systems. Order of Magnitude Cost Opinion: $94,296,814.00 236 page 12 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study I. Option 1 A. Construct a new Law Enforcement Center and renovate the existing law enforcement area of the Law & Justice Center to provide additional courtrooms. The intent of option 1 is to build a new Law Enforcement Center. Upon completion and occupancy the area currently occupied by the law enforcement team (Bozeman Police Department and Gallatin County Sheriff’s Office) in the existing L&J will be renovated to provide additional courtrooms for judicial needs. B. Campus Site Considerations 1. Law Enforcement Center Location A. With the existing site conditions, the campus offer two locations to construct a new Law Enforcement Center. One location is to the south of the existing Law and Justice Center. This is the original location as proposed in the Law and Justice Masterplan. With existing location of the L&J and the Storage Facility, the site circulation becomes constrained. A new vehicular circulation drive must be provided to connect Dickerson Street and South 16th Avenue. In addition, a circulation drive must connect traffic from Dickerson Street and South 16th Avenue to the front entry of the Detention Center to maintain public access to the Detention Center. A redundant drive configuration utilizes valuable site space that limits site area for building program and site parking. An access drive to the south limits the Law Enforcement secure fleet parking, which can be recaptured with the full build-out of the L&J Masterplan. Option 1 – Site Plan Diagram – Law Enforcement Center Location A 237 page 13 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study 2. Law Enforcement Center Location B The other location for new Law Enforcement Center is to the north of the existing Law and Justice Center. With constrained conditions, it is possible for the site to host the Law Enforcement Center in this location. It is likely the Law Enforcement Center will be required to be multi-story in an effort to provide adequate site parking and access. In and optimal configurations, a number of law enforcement programs spaces have direct access to site components. This includes pubic entry and parking, staff entry with secure parking and direct access to secure parking for response, staff access from secure parking to interview rooms, staff access from secure parking for evidence drop-off, and public access for evidentiary viewing. As such, limited site constraints may drive a multi-story configuration, which limits optimal law enforcement configurations. Furthermore, as identified in the Campus Masterplan, this location is preferred for the judicial program as the Detention Center is configured to allow transport of in-custody from the west side of the Detention Center. Option 1 – Site Plan Diagram – Law Enforcement Center Location B 238 page 14 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study C. Building Floor Plan Considerations The current area occupied by the Law Enforcement Team is approx. 10,000 square feet, this includes the south staff entry and the shared records area. The program area to relocate to this space will require further discussion with the building committee and user groups, particularly since the District Court, Justice Court and Municipal Court all need additional space. As a test fit, the space can accommodate the Justice Court functions with a program space need of approx. 11,000 square feet. The space can accommodate the Municipal Court functions with a program space need of approx. 10,500 square feet. Or the space can provide additional District Court functions. It is noted that additional District Court functions may have the greatest need due to case load. In the renovation scope, the space can accommodate two new District Courtrooms, with necessary judicial support spaces behind the courtrooms and public service space in front of the courtrooms. See the concept renovation diagram on the following page. With the intent to relocate the law enforcement program from the L&J and additional, approximately 1,400 square feet of space is available for renovation as well. This is space is located in the lower level of the L&J that is currently utilized for locker rooms and coroner functions. As this space does not provide exterior windows it is anticipated this space is repurposed to building support spaces rather than office functions. In addition, with the completion of the Gallatin County Storage Facility, approximately 1,350 square feet of space can be renovated for office space. This space that is currently utilized for storage will become available as the storage will be relocated to the Gallatin County Storage Facility. The space is located on the lower level adjacent to the Youth Court Services program. The program needs for this space will require further discussion for the greatest need. Being directly adjacent to Youth Court Services, the space is ideal for the additional needed space for Youth Court Services. Security screening of public is a primary driver for judicial needs. Security screening is proposed to be provided by a vestibule between the existing L&J and the existing District Court 3 building. A schematic design of this vestibule is completed and is intended to be part of the renovation scope for Option 1. A limitation of the existing L&J Law Enforcement space is the existing structural system layout. Interior columns are spaced on an approx. 15’-0” grid on the interior and 30’-0” grid on the exterior. The program area (six juror court standard) for a Justice or Municipal courtroom is 1,700 square feet, this equals to a courtroom dimension of approx. 40’-0” x 42’-0”. A District Court program area is 1,800 square feet (thirteen juror court standard) which equates to a courtroom dimension of 40’-0” x 45’-0”. As such, the existing interior column spacing will drive the courtroom configuration and will likely result in interior columns within the courtroom. Due to the existing configuration an effort to provide in-custody transport to and from the Detention Center is challenging. An addition is an option to separate public circulation from in-custody circulation. This option, as illustrated below, does not separate in-custody circulation with staff circulation, in addition, transport to and from the Detention Center is likely to entail an exterior circulation, similar to the existing scenario. It is required that any alterations in the repurposed area of the existing L&J must be structurally rehabilitated to Life Safety requirements. Furthermore, as the original construction has been impacted through the lifespan of the building the entire existing L&J must be improved to Life Safety requirements. See Appendix D for further evaluation by Stahly Engineering & Associates, Inc. Furthermore, with the necessary rehabilitation to Life Safety requirements, strong consideration to upgrade to Immediate Occupancy structural rehabilitation must be discussed. 239 page 15 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study Option 1 – Main Level Plan Diagram – Renovation of existing Law Enforcement Area 240 page 16 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study D. Operational Considerations 1. Site Operations Construction on the site presents challenges to accommodate the Law Enforcement Center, the related site improvements and necessary construction staging. Further complication is the necessary site circulation that must be maintained to accommodate public traffic, vehicular and pedestrian, to the existing L&J and the existing Detention Center. Site location A complicates the site circulation with the existing L&J to remain in place. Site location B allows the south area of the site to better accommodate vehicular and pedestrian circulation. 2. Building Operations Construction in the existing L&J facility will entail major inconveniences to try to maintain any occupied spaces. With an alteration scope on the main level, construction noise, dust and related tasks will have a direct impact on the lower level space currently occupied by the Municipal Court and Justice Court. In addition, the immediate adjacent space on all levels will be impacted with the same construction activity. Structural rehabilitation is heavy construction that will entail significant demolition and reconstruction. With the scope of the work, rehabilitation to the existing mechanical and electrical systems are anticipated, involving shutdowns of services. Of particular note is the fire alarm system. As a life safety system, it is typical for any significant shutdown of a fire alarm system for a building to be evacuated, if occupancy cannot be evacuated approved alternative fire alarm system must be in place acceptable to the Fire Chief, this can constitute a full time continuous fire watch. As such, it is recommended for all occupants to be relocated from the building during construction activities. E. Construction Considerations Repurposing the existing law enforcement space of the L&J will require significant renovation. This will require architectural space reconfiguration and finishes. Structural rehabilitation is required in the repurposed law enforcement area, and in the remaining existing areas as the structure has been compromised with past alterations, see the SEA reports for further description. Mechanical and electrical systems will require improvements, the scope of these improvements will need further study. With the age of the existing systems and current building code requirements, specifically the need for ventilation air, it is anticipated that systems will need to be improved or replaced due to insufficient existing capacity and age of equipment. Below is a diagram depicting the structural rehabilitation scope, while this area is in good condition, the structural capacity is deficient, particularly in the lateral (seismic) performance. Structural rehabilitation consists of reinforcement to the existing glulam arches and lateral bracing for the primary structure and the storage mezzanine. Structural rehabilitation in the remaining portion of the L&J (existing courtrooms) will consist of lateral bracing or shear walls and strengthening of existing columns and beams. To accomplish this structural rehabilitation existing spaces will require selective demolition to access the structural components and installation or replacement of finishes once complete. New lateral reinforcement elements of bracing and shear walls will require extensive review as this may affect the current space design. See Option 3 for plan diagrams illustrating the necessary structural rehabilitation scope of work in the existing space to remain. 241 page 17 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study F. Order of Magnitude Cost Opinion Item Amount Unit Amount Factor Total Construction Cost (Site and Building) 1 ls 35,188,007.88$ ls 35,188,007.88$ Contingencies 1 ls 6,657,190.68$ ls 6,657,190.68$ Project Soft Costs 1 ls 10,591,476.80$ ls 10,591,476.80$ Total 52,436,675.36$ See Appendix B for detailed cost summary Option 1 – Main Level Plan Diagram – Structural Rehabilitation 242 page 18 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study II. Option 2 A. Pursue another bond initiative with the proposed L&J Campus Masterplan scope (New Law Enforcement Center, new Justice Center, and demolish the existing L&J) The intent of this option is to essentially take another bond initiative for the complete campus masterplan project. With recent developments the masterplan will be adjusted accordingly. The (under construction) Gallatin County Storage Facility occupies the southwest corner of the site. With program space in the Storage Facility, the Law Enforcement building program of vehicle storage area can be reduced. As presented with other options, the Gallatin County Attorney space can be maintained at the Guenther Memorial Center. B. Campus Site Considerations The addition of the Gallatin County Storage Facility in the southwest corner of the site will reduce the public parking capacity. The location does accommodate the secure fleet vehicle parking area, with a northern adjustment to the west ingress/egress location. The reduction of the vehicle storage area from the proposed Law Enforcement Center allows for additional site space/future expansion to the secondary program of the Law Enforcement Center, such as evidence storage. Option 2 – L&J Campus Masterplan Site Diagram (including Gallatin County Storage Facility, currently under construction) 243 page 19 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study C. Building Floor Plan Considerations 1. Law Enforcement Center As noted above, the reduction of the vehicle storage area from the proposed Law Enforcement Center allows for additional site space/future expansion to the secondary program of the Law Enforcement Center, such as evidence storage. 2. Justice Center With the construction of the Gallatin County Storage Facility, the high density storage scope proposed for the Justice Center is intended to be accommodated in the Storage Facility. See the basement area in the diagram below, logically the space is likely to be built as part of the Justice Center, the space can be utilized as unfinished storage space, rather than finished space, with the fitment scope of high-density storage. Option 2 – Law Enforcement Center First Level Plan Diagram Option 2 – Justice Center Basement Level Plan Diagram (shaded area indicate high-density storage space to be provided in under construction Gallatin County Storage Facility) 244 page 20 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study In addition, per the direction of Gallatin County a scope reduction to the Justice Center for consideration is for the Gallatin County Attorney program to remain in the Guenther Memorial Center. See the above diagram, indicating the fourth level program area of the Gallatin County Attorney space as proposed for the Justice Center. D. Operational Considerations 1. Site Operations Completion of the masterplan will require coordination of public wayfinding and construction activities during the construction duration. Once complete, the masterplan will provide a logical and efficient operation to the L&J campus. 2. Building Operations All occupants of the existing L&J can remain in place and operational during the construction of the proposed Law Enforcement Center and the Justice Center. It is noted, as proposed with the campus masterplan, the existing District Court 3 facility must be removed from the site. Once the Law Enforcement Center and Justice Center are complete, the occupants of the existing L&J can relocate to allow demolition of the existing L&J. E. Construction Considerations The existing L&J is proposed to be demolished. This will occur after all occupants have relocated to new facilities. Site staging and phasing will require a temporary inconvenience during campus build-out. F. Order of Magnitude Cost Opinion Item Amount Unit Amount Factor Total Construction Cost (Site and Building) 1 ls 56,077,986.00$ ls 56,077,986.00$ Contingencies 1 ls 8,083,313.00$ ls 8,083,313.00$ Soft Costs 1 ls 9,191,230.00$ ls 9,191,230.00$ Total 73,352,529.00$ See Appendix C for detailed cost summary Option 2 – Justice Center Fourth Level Plan Diagram (shaded area indicates Gallatin County Attorney space) 245 page 21 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study III. Option 3 A. Construct a new Law Enforcement Center and an extensive renovation to the existing L&J to best accommodate judicial services. Not to include space for the Gallatin County attorney in the renovation program. The intent of option 3 is to build a new Law Enforcement Center, the existing L&J will be extensively renovated to provide functional, secure public circulation, secure staff circulation, and secure in-custody circulation. As noted above the renovation scope does not provide program space for the County Attorney or the City Attorney. B. Campus Site Considerations 1. Law Enforcement Center Location A – South of existing Law and Justice Center As with Option 1, with the existing site conditions, the campus offer two locations to construct a new Law Enforcement Center. One location is to the south of the existing L&J, this location is as proposed in the L&J Campus Masterplan. With existing location of the L&J and the Storage Facility, the site circulation becomes very confined. A new vehicular circulation drive must be provided to connect Dickerson Street and South 16th Avenue. In addition, a circulation drive must connect traffic from Dickerson Street and South 16th Avenue to the front entry of the Detention Center. A redundant drive configuration utilizes valuable site space that limits site area for building program and site parking. Option 3 – Site Plan Diagram – Law Enforcement Center Location A 246 page 22 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study 2. Law Enforcement Center Location B – Northwest of existing Law and Justice Center The other location for new Law Enforcement Center is to the north of the existing Law and Justice Center. With constrained conditions, it is possible for the site to host the Law Enforcement Center in this location. It is likely the Law Enforcement Center will be required to be multi-story in an effort to provide adequate site parking and access. As identified in the Campus Masterplan, this location is preferred for the judicial program as the Detention Center is configured to allow transport of in-custody from the west side of the Detention Center. Option 3 – Site Plan Diagram – Law Enforcement Center Location B 247 page 23 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study ` Option 3 – Floor Level Diagrams – Justice Center Location B Option 3 – Floor Level Diagrams – Justice Center Location A 248 page 24 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study C. Building Plan Considerations (see plan diagrams on previous page) Due to the overall size of the building and the corresponding square foot per floor level, the wood structure area of the existing L&J is proposed to be removed as the area exceeds the allowable area for a wood structure per the International Building Code. With removal of this area the extensive renovation for judicial needs is accommodate as a three level scheme to correspond with the existing L&J level configuration. To accommodate the program square footage and addition is proposed on the north end and south end of the existing L&J Center. The program area is conceptually indicated with the proposed floor levels: Lower Level: 1. Secure in-custody transport corridor 2. Building support 3. Storage 4. Youth Court Services 5. Victims Services 6. City Attorney Main Level: 1. Municipal Courtrooms (total of 3, one in exist L&J space with interior columns in courtroom) 2. Municipal Clerks 3. Municipal Judicial Support Spaces (Judge’s Office, Jury Room, etc.) 4. District Court Clerk 5. Hearing Rooms (Two) 6. District Courtroom (Large) 7. District Court Judicial Support Spaces 8. Entry & Security Screening Vestibule 9. Jury Assembly Upper Level: 1. Justice Court (Two Courtrooms) 2. Justice Clerks 3. Justice Court Judicial Support Spaces 4. Three District Courtrooms (Standard Size) 5. District Court Judicial Support Spaces. D. Operational Considerations 1. Site Operations Construction on the site presents challenges to accommodate any new Law Enforcement Center, the related site improvements and necessary construction staging. Further complication is the necessary site circulation that must be maintained to accommodate public traffic, vehicular and pedestrian, to the existing L&J and the existing Detention Center. Site location A complicates the site circulation with the existing L&J to remain in place. Site location B allows the south area of the site to accommodate vehicular and pedestrian circulation. 2. Building Operations Construction in the existing L&J facility will entail major inconveniences to try to maintain any occupied spaces. With an extensive alteration scope on all levels, construction noise, dust and related tasks will have a direct 249 page 25 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study impact to any adjacent space. Structural rehabilitation is heavy construction that will entail significant demolition and reconstruction. With the scope of the work, rehabilitation to the existing mechanical and electrical systems are anticipated, involving shutdowns of services. Of particular note is the fire alarm system. As such, it is advised for all occupants to be relocated from the building during construction activities. E. Construction Considerations To accommodate the complete law enforcement and judicial program, the existing L&J will require a significant addition to meet the program square footage. In addition, the existing L&J will require a significant renovation scope to provide a functional space for the program. Further compounding the existing space is the wood framed space of the existing law enforcement area. To meet the building code allowable floor area requirements for the complete program, the building is required to be built from non-combustible material, or a significant fire wall is constructed to allow the existing to remain as a separate building. Option A proposes a fire wall scenario, while Option B proposes the demolition of the wood framed area and replacement with a new addition. Complete renovation of the existing mechanical and electrical systems are anticipated. Structural rehabilitation is required throughout the existing L&J to meet Life Safety standards. This entails structural strengthening of the existing structural system and new structural element to provide for deficient lateral load capacity. To complete the structural strengthening, all the exiting structural members will need to be exposed to provide new strengthening components. As outlined in the SEA Tier 3 report, this entails structural jacketing or marrying another structural member to the existing. To complete the lateral strengthening, this sill require new shear walls, braced frames or moment frames. The braced frames can be located on the exterior and new interior shear walls and braced frames will hinder open spaces on the interior of the building. See the below plan diagrams depicting the structural rehabilitation scope. Please see the Tier 3 structural report for images depicting examples of structural jacketing, braced frames, and moment frames that are necessary occur at the existing L&J. Option 3 – Main Level Plan Diagram – Structural Rehabilitation 250 page 26 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study F. Order of Magnitude Cost Opinion Item Amount Unit Amount Factor Total Construction Costs (Site and Building) 1 ls 62,352,141.00$ ls 62,352,141.00$ Contingencies 1 ls 11,919,931.82$ ls 11,919,931.82$ Soft Costs 1 ls 14,507,168.00$ ls 14,507,168.00$ Total 88,779,240.82$ See Appendix D for itemized cost summary Option 3 – Upper Level Plan Diagram – Structural Rehabilitation 251 page 27 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study IV. Option 4 A. Continue to utilize the existing L&J building with an extensive renovation to best accommodate law enforcement and judicial services. With the combined space needs of approx. 158,000 square feet for law enforcement and judicial space, it is apparent the existing L&J with approx. 57,000 square feet of space cannot accommodate the space needs without an addition. With the intent of Option 3 proposing a new Law Enforcement Center with extensive renovation of the existing renovation for judicial services, Option 4 proposes extensive renovation of the existing L&J for law enforcement needs with an addition for judicial needs. B. Campus Site Considerations A major driver of the campus configuration is the adjacency of the existing Detention Center and judicial courtrooms to accommodate in-custody circulation. For efficiency and safety of staff the closet travel path from a courtroom to the existing Detention Center is paramount. With this fundamental driver, the optimal location for judicial services in on the northwest corner of the campus as proposed in the campus masterplan. Option 4 – Site Plan Diagram 252 page 28 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study C. Building Plan Considerations (see floor level diagrams below and on following page) The existing split level configuration of the Law and Justice Center hinders an open office concept for interagency collaboration. It is likely Sheriff’s functions will be separated, possibly on different levels from Police functions. Further compounding the limitation of the split level configuration are Law Enforcement program spaces that are ideally located at grade access. These spaces include the Vehicle Evidence Exam, Motor/Bike Patrol, and K-9 unit. As such, these spaces are not included in the conceptual program. These can be accommodated with an addition to the existing building. The program area is conceptually indicated with the proposed floor levels: Lower Level: 1. Police Department (Admin., Investigations, Patrol & Support Services) 2. SRT/Armory 3. Fitness 4. Training Room 5. Locker Rooms 6. Storage 7. Building Support Main Level: 1. Sheriff’s Office (Admin., Investigations, Patrol & Support Services) 2. Interview Rooms 3. Community Room 4. Evidence Processing 5. Records 6. Community Room Upper Level: 1. Drug Task Force 2. Conference & Meeting Rooms 3. Break Room 4. Evidence Storage Option 4 – Lower Level Diagram – Existing L&J Center Renovation 253 page 29 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study D. Operational Considerations 1. Site Operations Construction on the northwest area of the site presents limited disruption to the campus functionality. The significant operational impact is that the existing District Court 3 building must be removed from the site to allow adequate site area for an addition. Access to the detention Center sallyport will need to be rerouted around the east, a slight inconvenience from the established access from the west. The west approach to the sallyport is intended to be maintained and improved with the proposed addition. Beyond the coordination with construction activity, the remainder of the site can function as is. Option 4 – Main Level Diagram – Existing L&J Center Renovation Option 4 – Upper Level Diagram – Existing L&J Center Renovation 254 page 30 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study 2. Building Operations Construction in the existing L&J facility will entail major inconveniences to try to maintain any occupied spaces. With an extensive alteration scope on all levels, construction noise, dust and related tasks will have a direct impact to any adjacent space. Structural rehabilitation is heavy construction that will entail significant demolition and reconstruction. With the scope of the work, rehabilitation to the existing mechanical and electrical systems are anticipated, involving shutdowns of services. Of particular note is the fire alarm system. As such, it is advised for all occupants to be relocated from the building during construction activities. E. Construction Considerations To accommodate the complete law enforcement and judicial program, the existing L&J will require a significant addition to meet the program square footage. In addition, the existing L&J will require a significant renovation scope to provide a functional space for the program. Complete renovation of the existing mechanical and electrical systems are anticipated. Structural rehabilitation is required throughout the existing L&J to meet Immediate Occupancy (essential facility) standards. This entails structural strengthening of the existing structural system and new structural element to provide for deficient lateral load capacity. See the structural plan diagrams in Option 1 and Option 3 illustrating the structural rehabilitation scope. F. Order of Magnitude Cost Opinion Item Amount Unit Amount Factor Total Construction Costs (Site and Building) 1 ls 66,721,101.00$ ls 66,721,101.00$ Contingencies 1 ls 12,622,911.00$ ls 12,622,911.00$ Soft Costs 1 ls 14,952,802.00$ ls 14,952,802.00$ Total 94,296,814.00$ See Appendix E for itemized cost summary 255 page 31 Gallatin County | City of Bozeman Law & Justice Center Feasibility Study V. Conclusions and Recommendations In summary and an initial evaluation of the options, Option 1 and 2 provide an economical solution to serve law enforcement and judicial needs; limited judicial needs in the case of Option 1. It is important to note that Option 1 does not provide all the program space, as such it is reasonable to anticipate additional capital will be necessary to satisfy the program needs at a future date. In regard to the existing building condition, the recent structural study completed by SEA reaffirms the structural deficiencies of the facility. Any long term use of the facility will require structural rehabilitation. In evaluation of the options and the building code, complete structural rehabilitation is required for structural rehabilitation. The building code provides alternative methods to determine structural compliance of existing buildings. One criteria that is consistent among all structural compliance methods is the building must be evaluated with all past effects as the result of any additions or alterations completed since the original construction. This is significant in that a number of past alterations have compromised with the removal and/or reduced capacity of structural elements to make the building structurally deficient. For further code information, please see Appendix A in regard the compliance methods, and Appendix F, for application of the compliance methods to Option 1. In our experience, the effort for structural rehabilitation is limited to restoration projects where the building has historical significance and has not received numerous renovations in the past that have diminished the original historical significance or structural performance. We note that the level of detail in this feasibility study is not a detailed design, rather a high level conceptual study on the feasibility and viability of the options presented. We fully anticipate a rigorous discussion on the merits of the options presented. Ultimately, this discussion leads to a successful solution. Thank you for the opportunity to continue our efforts for the law enforcement and judicial needs in our community. 256 Appendix A IECC Compliance Methods - L&J Structural Upgrades 257      5 3530 Centennial Drive, Helena, MT 59601 | phone: 406-442-8594 851 Bridger Drive, Suite 1, Bozeman, MT 59715 | phone: 406-522-8594 2223 Montana Avenue, Suite 201, Billings, MT 59101 | phone: 406- 601-4055 www.seaeng.com Engineers and Land Surveyors September 13, 2017 RE: IEBC Compliance Methods – L&J Structural Upgrades The 2012 International Existing Building Code (IEBC) (currently adopted by the State of Montana and the City of Bozeman) allows for some “flexibility by allowing the use of alternative approaches to achieve compliance for minimum requirements to safeguard the public health, safety and welfare as they are affected by the repair, alteration, change of occupancy, addition and relocation of existing buildings.” This is done through the selection and use of one of three compliance methods. The compliance methods are the Prescriptive compliance method, the Work Area compliance method and the Performance compliance method. Prescriptive Compliance Method – Alterations (IEBC Section 403)  Existing structural elements carrying gravity load (403.3) – any member where an alteration causes an increase in design gravity load of more than 5% shall be strengthened, supplemented, replaced or otherwise altered to carry the required gravity loads per the current International Building Code (IBC). Any alteration which decreases the capacity of a member shall be shown to have the capacity to resist gravity loads required by the current IBC.  Existing structural elements carrying lateral load (403.4) – where the alteration increases design lateral loads in accordance with Section 1609 and 1613 of the IBC (wind and earthquake loads), or where the alteration results in a structural irregularity per ASCE 7, or where the alteration decreases the capacity, the structure of the altered building shall be shown to meet Sections 1609 and 1613 of the IBC. o Exception: Any existing lateral load-carrying element whose demand-capacity ratio does not increase by more than 10% may remain unaltered. This exception shall account for the cumulative effects of additions and alterations since original construction. This compliance method would require some retrofitting of the gravity system and generally a complete retrofit of the lateral system for wind and earthquake loads per the current IBC. Work Area Compliance Method – Alterations (IEBC Section 503) Alterations completed under the Work Area compliance method are classified as Alteration Level 1, 2 or 3.  Alteration Level 1 - the removal and replacement or the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same purpose.  Alteration Level 2 – the reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment.  Alteration Level 3 – applies where the work area exceeds 50% of the aggregate area of the building. This project will most likely qualify as a Level 3 alteration. 258   Page | 2   Alteration Level 3 (IEBC Ch. 9) o Existing structural elements carrying gravity load (907.3) - any member where an alteration causes an increase in design gravity load of more than 5% shall be strengthened, supplemented, replaced or otherwise altered to carry the required gravity loads per the current International Building Code (IBC). Any alteration which decreases the capacity of a member shall be shown to have the capacity to resist gravity loads required by the current IBC. o Existing structural elements carrying lateral load (907.4) – all existing elements of the lateral force-resisting system shall comply with the following:  An engineering evaluation and analysis that establishes the structural adequacy of the altered structure shall be prepared by a registered design professional and submitted to the Code Official.  Where more than 30% of the total floor and roof areas of the building or structure have been or are proposed to be involved in structural alteration within a five-year period, the evaluation and analysis shall demonstrate that the altered building or structure complies with the IBC for wind loading and with reduced IBC-level seismic forces. The areas to be counted toward the 30% shall be those areas tributary to the vertical load-carrying components, such as joists, beams, columns, walls and other structural components that have been or will be removed, added or altered. This compliance method would require some retrofitting of the gravity system and generally a complete retrofit of the lateral system for wind and reduced earthquake loads per the current IBC. Performance Compliance Method – Alterations (IEBC Section 503) An existing building or portion thereof that does not comply with the requirements of the IEBC and IBC for new construction shall not be altered or repaired in such a manner that results in the building being less safe than such building is currently. If, in the alteration, the current level of safety is to be reduced, the portion altered shall conform to the IEBC. The building owner shall cause the existing building to be investigated and evaluated. The owner shall have a structural analysis of the existing building made to determine adequacy of structural systems for the proposed alteration. The analysis shall demonstrate that the building with the work completed is capable of resisting the loads specified in Chapter 16 of the IBC. This compliance method would require some retrofitting of the gravity system and generally a complete retrofit of the lateral system for wind and earthquake loads per the current IBC. Conclusion Depending on the level of alteration, there is a wide range of possible structural retrofitting that would need to be completed. Most likely, with the level of alterations discussed and the previous alterations to the original building, a complete retrofit of the lateral system would need to be completed. In this case, the most lenient compliance method would be the Work Area compliance method utilizing reduced IBC seismic loads. This would still require a significant retrofit to the building. 259 Appendix B Preliminary Rough Order of Magnitude Cost Opinion - Option 1 260 Amount Units Amount / Unit Factor Total Cost Campus Site Development Construction Scope Sitework Development (New Construction)300,000 sf $12.00 per sf 3,600,000.00$ Relocate Re-Entry Facility 1 ls $225,000.00 lump sum 225,000.00$ 1 Subtotal 3,825,000.00$ Existing Law & Justice Center Construction Scope L&J Center Selective Demolition (Structural Upgrades and Renovated Spaces)36,000 sf $12.00 per sf 432,000.00$ L&J Center Hazardous Abatement (Raw Estimate - No Hazardous Materials Report Available) 1 ls $200,000.00 lump sum 200,000.00$ 1 L&J Center Structural Rehabilitation (Life Safety)-$ Area 'A' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 19,925 sf $84.00 per sf 1,673,700.00$ Area 'B' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 10,100 sf $84.00 per sf 848,400.00$ Area 'C' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 26,900 sf $36.00 per sf 968,400.00$ L&J Center Architectural Renovation (existing program areas to remain)42,000 sf $100.00 per sf 4,200,000.00$ L&J Center Architectural Renovation (new program space)15,000 sf $250.00 per sf 3,750,000.00$ Security Entry Addition 1,300 sf $250.00 per sf 325,000.00$ L&J Center System Rehabilitation (Mechanical & Electrical)57,000 sf $37.50 per sf 2,137,500.00$ Subtotal 14,535,000.00$ Law Enforcement Center Construction Scope Law Enforcement Center (New Construction)60,144 sf $232.00 sf 13,953,408.00$ 2 Law Enforcement Center Reduction (Delete Vehicle Bays)-4,900 sf $125.00 sf (612,500.00)$ Subtotal 55,244 sf 13,340,908.00$ Construction General Conditions 6 %1,902,054.48$ Construction Overhead & Profit 4 %1,268,036.32$ Construction Bonding & Insurance 1 %317,009.08$ CONSTRUCTION SUBTOTAL 35,188,007.88$ Construction Related Costs Escalaton (18 month @ .5%/month)9 %2,853,081.72$ Design Contingency 2 %634,018.16$ Construction Contingency 10 %3,170,090.80$ TOTAL CONSTRUCTION COST 41,845,198.56$ Cost Per Constructed Square Foot Of Occupied Space (Number Includes Contingencies)112,244 sf total floor area $372.81 /sf Professional Services Professional Design Fees 10 % estimated 3,518,800.79$ Site Geotechnical Investigation 1 ea estimated -$ 3 Site Topograpy Survey 1 ea estimated -$ 3 Traffic Study 1 ea estimated -$ 3 Security/IT Consultant 1 ls estimated 100,000.00$ 1 Interior Design Consultant 1 ls allowance 40,000.00$ 1 Special Inspections 1 ea estimated 275,000.00$ 1 Permits and Fees (Planning & Building)1 ea estimated 125,000.00$ 1 Impact Fees 1 ea estimated 250,000.00$ 1 Legal Services 1 ls allowance -$ Services Contingency 2 %86,176.02$ Owner Provided Services Hazardous Material Survey 1 ea estimated 25,000.00$ 4 Existing Systems Investigation (Mechanical & Electrical)1 ea estimated 25,000.00$ 4 New Systems Commissioning 1 ea estimated 150,000.00$ 1 Owner's Construction Representative 1 ea estimated 300,000.00$ 1 Office Furniture 1 ls allowance 1,000,000.00$ 1 Courtroom Furniture (New Added Courtrooms Only - Reuse Existing Elsewhere)1 ls allowance 150,000.00$ 1 Computer/phone equipment 57 ls allowance 350,000.00$ 1 Audio/Visual Equipment 1 ls allowance 1,200,000.00$ 1 Security Equipment 1 ls allowance 500,000.00$ 1 Evidence Lab Equipment 1 ls allowance 500,000.00$ 1 Window Treatments 1 ls allowance 200,000.00$ 1 Moving/Relocation/Operational Costs for Relocation of existing operations - 57,000 sf 1 ls allowance 250,000.00$ 4 Temporary Office Space for existing operations (Assumes 57,000 sf of lease space @ $25/sf for 12 months) 1 ls allowance 1,425,000.00$ 4 Services Contingency 2 %121,500.00$ TOTAL SOFT COSTS 10,591,476.80$ TOTAL CONCEPTUAL PROJECT COST (All Inclusive Bond Costs)52,436,675.36$ Notes: 1. L&J Campus Masterplan DD Cost Estimate source 2. Includes deduction of vehicle storage bays 3. Complete with L&J Campus Masterplan scope 4. Cost to be verified by Owner Gallatin County & City of Bozeman - Law & Justice Center Feasibility Option 1 Preliminary Order of Magnitude Cost Opinion Draft - For Review Only 10/12/2017 261 Appendix C Preliminary Rough Order of Magnitude Cost Opinion - Option 2 262 Amount Units Amount / Unit Factor Total Cost Campus Site Development Construction Scope Sitework Development (New Construction)527,000 sf $12.00 per sf $6,324,000 Sitework Development Reduction (Complete with Gall. Co. Storage Facility)15,000 sf $12.00 per sf -$180,000 Relocate District Court 3 1 ls $100,000.00 lump sum $100,000 1 Relocate Re-Entry Facility 1 ls $225,000.00 lump sum $225,000 1 Subtotal $6,469,000 Existing Law & Justice Center Construction Scope L&J Center Building Demolition (Price Included In Langlas Cost Estimate)1 ls $0.00 lump sum $0 1 L&J Center Hazardous Abatement (Price Included in Langlas Cost Estiimate)1 ls $0.00 lump sum $0 1 Subtotal $0 Law Enforcement Center Construction Scope Law Enforcement Center (New Construction) - (Cost includes escalation for past 11 months)60,144 sf $232.00 sf $13,953,408 2 Law Enforcement Center Reduction (Remove Vehicle Bays)-4,900 sf $125.00 sf ($612,500) Subtotal 55,244 sf $13,340,908 Justice Center Construction Scope Justice Center (New Construction) - (Cost includes escalatio for past 11 months)119,080 sf $260.00 sf $30,960,800 Justice Center Reduction (Unfinished Basement Space)-5,000 sf $50.00 sf ($250,000) Subtotal 119,080 sf $30,710,800 Construction General Conditions 6 %$3,031,242 Construction Overhead & Profit 4 %$2,020,828 Construction Bonding & Insurance 1 %$505,207 CONSTRUCTION SUBTOTAL $56,077,986 Construction Related Costs Escalaton (18 month @ .5%/month)9 %$4,546,864 Design Contingency 2 %$1,010,414 Construction Contingency 5 %$2,526,035 TOTAL CONSTRUCTION COST $64,161,299 Cost Per Constructed Square Foot Of Occupied Space (Number Includes Contingencies)174,324 sf total floor area $368.06 /sf Professional Services Professional Design Fees 4.5 %estimated $2,523,509 Site Geotechnical Investigation 1 ea estimated $0 3 Site Topograpy Survey 1 ea estimated $0 3 Traffic Study 1 ea estimated $0 3 Security/IT Consultant 1 ls estimated $150,000 1 Interior Design Consultant 1 ls allowance $37,500 1 Special Inspections 1 ea estimated $400,000 1 Permits and Fees (Planning & Building)1 ea estimated $175,000 1 Impact Fees 1 ea estimated $500,000 1 Legal Services 1 ls allowance $0 Services Contingency 2 %$75,720 Owner Provided Services Hazardous Material Survey 1 ea estimated $50,000 4 New Systems Commissioning 1 ea estimated $225,000 1 Owner's Construction Representative 1 ea estimated $400,000 1 Office Furniture 1 ls allowance $1,000,000 1 Courtroom Furniture 1 ls allowance $350,000 1 Computer/phone equipment 1 ls allowance $500,000 1 Audio/Visual Equipment 1 ls allowance $1,000,000 1 Security Equipment 1 ls allowance $1,000,000 1 Evidence Lab Equipment 1 ls allowance $500,000 1 Window Treatments 1 ls allowance $200,000 1 Moving/Relocation of existing operations 1 ls allowance $0 4 Temporary Office Space for existing operations 1 ls allowance $0 4 Services Contingency 2 %$104,500 TOTAL SOFT COSTS $9,191,230 TOTAL CONCEPTUAL PROJECT COST (All Inclusive Bond Costs)$73,352,529 Notes: 1. L&J Campus Masterplan DD Cost Estimate source 2. Includes deduction of vehicle storage bays 3. Complete with L&J Campus Masterplan scope 4. Cost to be verified by Owner Gallatin County & City of Bozeman - Law & Justice Center Feasibility Option 2 Preliminary Order of Magnitude Cost Opinion Draft - For Review Only 9/28/2017 263 Appendix D Preliminary Rough Order of Magnitude Cost Opinion - Option 3 264 Amount Units Amount / Unit Factor Total Cost Campus Site Development Construction Scope Sitework Development (New Construction)527,000 sf $12.00 per sf $6,324,000.00 Sitework Development Reduction (Complete with Gall. Co. Storage Facility)15,000 sf $12.00 per sf -$180,000.00 Relocate District Court 3 1 ls $100,000.00 lump sum $100,000.00 1 Relocate Re-Entry Facility 1 ls $225,000.00 lump sum $225,000.00 1 Subtotal $6,469,000.00 Existing Law & Justice Center Construction Scope L&J Center Selective Demolition 57,000 sf $17.50 per sf $997,500.00 L&J Center Hazardous Abatement (Raw Estimate - No Hazardous Materials Report Available) 1 ls $200,000.00 lump sum $200,000.00 1 L&J Center Structural Rehabilitation (Life Safety)57,000 sf $0.00 Area 'A' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 19,925 sf $84.00 per sf $1,673,700.00 Area 'B' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 10,100 sf $84.00 per sf $848,400.00 Area 'C' Retro-Fit (Stahly Report) - This area will be demolished in its entirety in this scheme 0 sf $36.00 per sf $0.00 L&J Center Architectural Renovation (new program space)30,025 sf $200.00 per sf $6,005,000.00 L&J Center System Rehabilitation (Mechanical & Electrical)30,025 sf $100.00 per sf $3,002,500.00 L&J Center Addition (New Construction)92,250 sf $260.00 per sf $23,985,000.00 Subtotal 122,275 $36,712,100.00 Law Enforcement Center Construction Scope Law Enforcement Center (New Construction)56,000 sf $232.00 sf $12,992,000.00 2 Subtotal 56,000 sf $12,992,000.00 Construction General Conditions 6 %$3,370,386.00 Construction Overhead & Profit 4 %$2,246,924.00 Construction Bonding & Insurance 1 %$561,731.00 CONSTRUCTION SUBTOTAL $62,352,141.00 Construction Related Costs Escalaton (18 month @ .5%/month)9 %$5,055,579.00 Design Contingency 2 %$1,247,042.82 Contingency 10 %$5,617,310.00 TOTAL CONSTRUCTION COST $74,272,072.82 Cost Per Constructed Square Foot Of Occupied Space (Number Includes Contingencies)178,275 sf total floor area $416.62 /sf Professional Services Professional Design Fees 10 % estimated $6,235,214 Site Geotechnical Investigation 1 ea estimated $0 3 Site Topograpy Survey 1 ea estimated $0 3 Traffic Study 1 ea estimated $0 3 Security/IT Consultant 1 ls estimated $150,000 1 Interior Design Consultant 1 ls allowance $37,500 1 Special Inspections 1 ea estimated $450,000 1 Permits and Fees (Planning & Building)1 ea estimated $175,000 1 Impact Fees 1 ea estimated $500,000 1 Legal Services 1 ls allowance $0 Services Contingency 2 %$150,954 Owner Provided Services Hazardous Material Survey 1 ea estimated $50,000 4 Existing Systems Investigation (Mechanical & Electrical)1 ea estimated $50,000 4 New Systems Commissioning 1 ea estimated $250,000 1 Owner's Construction Representative 1 ea estimated $400,000 1 Office Furniture 1 ls allowance $1,000,000 1 Courtroom Furniture 1 ls allowance $350,000 1 Computer/phone equipment 1 ls allowance $500,000 1 Audio/Visual Equipment 1 ls allowance $1,200,000 1 Security Equipment 1 ls allowance $500,000 1 Evidence Lab Equipment 1 ls allowance $500,000 1 Window Treatments 1 ls allowance $200,000 1 Moving/Relocation/Operations Costs for Relocation of Existing Operations - 57,000 sf 1 ls allowance $250,000 4 Temporary Office Space for existing operations (assumes 57,000 sf of lease space @ $25/sf for 12 months 1 ls allowance $1,425,000 4 Services Contingency 2 %$133,500 TOTAL SOFT COSTS $14,507,168 TOTAL CONCEPTUAL PROJECT COST $88,779,241 Notes: 1. L&J Campus Masterplan DD Cost Estimate source 2. Includes deduction of vehicle storage bays 3. Complete with L&J Campus Masterplan scope 4. Cost to be verified by Owner Gallatin County & City of Bozeman - Law & Justice Center Feasibility Option 3 Prelimimanry Order of Magnitude Cost Opinion Draft - For Review Only 9/28/2017 265 Appendix E Preliminary Rough Order of Magnitude Cost Opinion - Option 4 266 Amount Units Amount / Unit Factor Total Cost Campus Site Development Construction Scope Sitework Development (New Construction)527,000 sf $12.00 per sf $6,324,000 Sitework Development Reduction (Complete with Gall. Co. Storage Facility)15,000 sf $12.00 per sf -$180,000 Relocate District Court 3 1 ls $100,000.00 lump sum $100,000 1 Relocate Re-Entry Facility 1 ls $225,000.00 lump sum $225,000 1 Subtotal $6,469,000 Existing Law & Justice Center Construction Scope L&J Center Selective Demolition 57,000 sf $12.00 per sf $684,000 L&J Center Hazardous Abatement 1 ls $200,000.00 lump sum $200,000 1 L&J Center Structural Rehabilitation (Immediate Occupancy)57,000 sf per sf Area 'A' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 19,925 sf $108.00 per sf $2,151,900 Area 'B' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 10,100 sf $108.00 per sf $1,090,800 Area 'C' Retro-Fit (Stahly Report) - Number Includes Partial Contingency From Structural Report 26,900 sf $54.00 per sf $1,452,600 L&J Center Architectural Renovation (new program space)57,000 sf $200.00 per sf $11,400,000 L&J Center System Rehabilitation (Mechanical & Electrical)57,000 sf $100.00 per sf $5,700,000 Subtotal 57,000 sf $22,679,300 Justice Center Construction Scope Justice Center (New Construction)119,080 sf $260.00 sf $30,960,800 Subtotal 119,080 sf $30,960,800 Construction General Conditions 6 %$3,606,546 Construction Overhead & Profit 4 %$2,404,364 Construction Bonding & Insurance 1 %$601,091 CONSTRUCTION SUBTOTAL $66,721,101 Construction Related Costs Escalaton (18 month @ .5%/month)9 %$5,409,819 Design Contingency 2 %$1,202,182 Construction Contingency 10 %$6,010,910 TOTAL CONSTRUCTION COST $79,344,012 Cost Per Constructed Square Foot Of Occupied Space (Number Includes Contingencies)176,080 sf total floor area $450.61 /sf Professional Services Professional Design Fees 10 %estimated $6,672,110 Site Geotechnical Investigation 1 ea estimated $0 3 Site Topograpy Survey 1 ea estimated $0 3 Traffic Study 1 ea estimated $0 3 Security/IT Consultant 1 ls estimated $150,000 1 Interior Design Consultant 1 ls allowance $37,500 1 Special Inspections 1 ea estimated $400,000 1 Permits and Fees (Planning & Building)1 ea estimated $175,000 1 Impact Fees 1 ea estimated $500,000 1 Legal Services 1 ls allowance $0 Services Contingency 2 %$158,692 Owner Provided Services Hazardous Material Survey 1 ea estimated $50,000 4 Existing Systems Investigation (Mechanical & Electrical)1 ea estimated $50,000 4 New Systems Commissioning 1 ea estimated $500,000 1 Owner's Construction Representative 1 ea estimated $200,000 1 Office Furniture 1 ls allowance $1,000,000 1 Courtroom Furniture 1 ls allowance $350,000 1 Computer/phone equipment 1 ls allowance $500,000 1 Audio/Visual Equipment 1 ls allowance $1,200,000 1 Security Equipment 1 ls allowance $500,000 1 Evidence Lab Equipment 1 ls allowance $500,000 1 Window Treatments 1 ls allowance $200,000 1 Moving/Relocation/Operations Costs for Relocation of Existing Operations - 57,000 sf 1 ls allowance $250,000 4 Temporary Office Space for existing operations (assumes 57,000 sf of lease space @ $25/sf for 12 months 1 ls allowance $1,425,000 4 Services Contingency 2 %$134,500 TOTAL SOFT COSTS $14,952,802 TOTAL CONSTRUCTION COST $94,296,814 Notes: 1. L&J Campus Masterplan DD Cost Estimate source 2. Includes deduction of vehicle storage bays 3. Complete with L&J Campus Masterplan scope 4. Cost to be verified by Owner Gallatin County & City of Bozeman - Law & Justice Center Feasibility Option 4 Prelimimanry Order of Magnitude Cost Opinion Draft - For Review Only 9/28/2017 267 Appendix F L&J Option 1 (SEA) 268   Engineers and Land Surveyors 851 Bridger Drive, Suite 1, Bozeman, MT 59715 | phone: 406-522-8594 www.seaeng.com      1  October 10, 2017 RE: Law and Justice Center – Option 1 General  Area A and Area B have a separation of 1” and are supported on shared footings.  The separation was defined  as an expansion joint on the original construction drawings.  The 1” separation is inadequate for seismic  purposes and it should not be considered as a seismic separation.    Area B and Area C (Law Enforcement) are seismically connected.  Therefore the entire building should be  considered seismically connected.    Prescriptive Compliance Method    Overall   Per Section 403 “Alterations”, “where the alteration decreases the capacity of any existing lateral  load‐carrying structural element, the structure of the altered building shall be shown to meet the  requirements of Sections 1609 and 1613 (wind and seismic) of the IBC.  Also, “comparisons of demand‐ capacity ratios and calculations of design lateral loads, forces and capacities shall account for the cumulative  effects of additions and alterations since original construction”.    Existing Law Enforcement  Per IEBC Section 407 “Change of Occupancy”, “when a change of occupancy results in a structure  being reclassified to a higher risk category, the structure shall conform to the seismic requirements for a new  structure of the higher risk category”.  Therefore, the alterations classified under this method would require that the entire building meet the lateral  requirements of Chapter 16 of the IBC.    Classification of Work Method   If all renovations since original construction are considered, then the area of the building impacted is  well over 50%.  If only the area for Option 1 is considered (~10,000 SF), then the work area is approximately  18%.  Per Section 807.5 for “Existing structural elements resisting lateral loads” for Alteration Level 2, “comparisons  of demand‐capacity ratios and calculations of design lateral loads, forces and capacities shall account for the  cumulative effects of additions and alterations since original construction”.  Because the alterations since  original construction must be considered, over 50% of the structure has been impacted and therefore  Alteration Level 3 should be used.  This would require that lateral structural system and its elements shall  meet the current wind provisions of the International Building Code (IBC) and the reduced IBC‐level seismic  forces.    Performance Compliance Method   Per IEBC Section 1401.4.1 “Structural Analysis”, “the owner shall have a structural analysis of the  existing building made to determine adequacy of structural systems for the proposed alteration, addition or  269   Page | 2  change of occupancy.  The analysis shall demonstrate that the building with the work completed is capable of  resisting the loads specified in Chapter 16 of the IBC.”  Due to the analysis completed previously, it is  apparent that building will not meet these requirements.    Summary  Based on the requirements of the IEBC, and considering the public occupancy for this building, the  level of alterations for this project (and those since original construction) requires that the entire structure be  retrofitted to meet the wind and seismic requirements.  Sincerely, Stahly Engineering & Associates Theron Thompson, PE Associate Principal   270