HomeMy WebLinkAbout2014-06-02-CCAC-min Y (Ps-
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Ad hoc Community Center Advisory Committee (AhCCAC)
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DATE June 2, 2014
FROM Michelle Ciccolo, Chair, AhCCAC
TO Lexington Board of Selectmen
SUBJECT Project Update, and June 16, 2014 Special Town Meeting Appropriation Request.
AhCCAC MEMBERS Michelle Ciccolo, Chair; Linda Vine, Staff Vice Chair, ex-officio,Mary Ellen Alessandro,
Elizabeth Borghesam, Harry Forsdick; Jonathan Himmel, Laura Hussong;Florence Koplow; Leslie Zales.
For reference purposes,prior presentations before the Board, relative to the work of this Committee, have
occurred on September 23, 2013, October 17, 2013, December 16, 2013, January 27th, 2013, February 3rd,
2014, and March 20, 2104
At the Special Town Meeting of March 24, 2014, Town Meeting approved a new Community Center budget
of$6,220,000 and voted various appropriations and article amendments to support that figure. As you recall,
a major scope change occurred between the initial charge to this committee and the March Special Town
Meeting which reflected a reprioritization of goals for the project since it was learned that Phase 2 was not
likely in the near future The Phase 1 scope evolved as we became aware of the various opportunities for
cost savings in HVAC if bid concurrently with the renovations rather than doing it after the renovation.
Moreover, through Design Development we also gained a better understanding of the need to provide a
comprehensive set of upgrades that would allow the building to adequately serve the community with a long
view understanding that no Phase 2 multipurpose room/gym expansion will likely occur in the near-term.
Consequently, the figures presented to Town Meeting in March represented a doubling from the previous
project budget.
The $6.2 million budget was derived from a professional cost estimate prepared from plans that had been
advanced to approximately the 60% design stage with design development underway Some elements, such
as the building exterior repairs and handicapped ramp were just in the early stages of design back in March
since these elements were added to Steffian Bradley Architects' (SBA) design scope late in the game, after
Town Meeting authorized the expanded appropriation.
90% Design Cost Estimate.
At the 90% design stage,just last week, a revised estimate was prepared in anticipation of project bidding as
part of the technical team's due diligence. This conservative estimate targets the likely mid-range bid and is
not reflective of actual bids received for the project since it has not yet been advertised. That 90% estimate
revealed some troubling information. We learned at our CCAC meeting of 5/22/14 that the project estimate
had gone from $6.2 million to approximately $7.2 million, considerably over our appropriation. In digesting
this information, the CCAC grappled with how to proceed with a variety of options at our disposal cut the
project scope considerably to get it back down within budget; ask Town Meeting for more money; or value
engineer the project. Not wishing to compromise the quality of the project, nor the programmatic objectives
of the facility, the Committee opted for a combined strategy of cutting through value engineering, asking for
a further appropriation, and adopting a bidding strategy that allows for add-alternates to provide some
assurance that the project can move forward.
,
Primary Cost Increases in Recent Estimate
The four mayor cost drivers contributing to the increase identified in the 90% cost estimate are the following
elements
• Fire protection—More sprinkler heads and modifications to sprinkler feed locations were needed to
accommodate the HVAC upgrades resulting in an increase of$123,000 We are very fortunate that
this was discovered now and not after the building was occupied.
• Exterior deterioration—there is more rot to replace and joint sealant problems than originally
understood as revealed when a more detailed building survey was conducted. This increased the cost
by $154,000
• Lower Level Entry Way Upgrade—$83,000 -representing a minor scope change, removing the
garage bay loading door and adding glass will allow natural daylight into the lower level. This
request came from the Commission on Disabilities which identified the need for this side entrance to
feel welcoming and appealing, especially for users who are mobility impaired and may wish to enter
from this side in order to access the exercise facilities. Providing a view to the outside with lots of
light also allows us to be responsive to the many concerns we heard about putting the exercise
facilities on the lower level without daylight and helps mitigate the effect of the long,unbroken,
windowless hallway as users will now be able to see directly outdoors from this hall. A slide is
included which illustrates the value of this minor scope amendment.
The 3 above factors increased the project direct costs by$360,000 alone for an overall increase of
$486,000 with soft costs incorporated. The only item above within the committee's control is the
Lower Level Entry Way modification which did introduce a new design component.
• The remaining increases in the estimate came predominantly from the category of interior finishes—
millwork, doors, acoustical ceilings, flooring—these items increased in the estimate by
approximately $400,000 as the design drawings progressed into further detail.
Recognizing the need to attempt to get the project back in line with the budget, the CCAC went through an
extensive, deliberate, and thoughtful Value Engineering (VE) exercise Initial brainstorming discussions
were held to identify areas to cut at our meeting of 5/22/14 and then the technical design team met 5/23/14 to
generate a list of items for the Committee to consider cutting. At our meeting of 5/28/14,the CCAC
reviewed the comprehensive list of more than 110 items and made approximately$500,000 in reductions to
the project budget.
We believe that cutting any further than this will compromise quality and might ultimately prove to be penny
wise but pound foolish. For instance, installing a low-quality grade flooring will likely require constant
maintenance and early replacement. Modifying other components could reduce the energy efficiency of the
facility and result in higher energy operating budgets on an ongoing basis The Committee feels strongly that
the Community Center, given the sizable investment already made, should be a fully functioning,high
quality facility the Town can be proud of and that all residents will want to visit.
With that said, we are short approximately$500,000 and ask the Board of Selectmen to support a motion for
additional funding which will be further refined with precise figures prior to the June 16, 2014 Special Town
Meeting.
2
Bidding Strategy:
As you know,public bidding is a complex process governed under MGL Chapter149 requiring filed sub-
bidders and the acceptance of a low-bid general contractor The cost estimates referred to in the above
sections were predicated on 90% design drawings and the professional cost estimator's analysis of the likely
middle bidder price (not the low or high bidder) As the construction market heats up, it is entirely possible
that bids will come in higher than the cost estimate. Similarly, depending on the interest contractors have in
bidding this project, we may see bids coming in lower than the estimate. A small contingency is still
retained in the project budget to address this potential fluctuation.
Nonetheless, it is prudent, and done with virtually all of Lexington's mayor projects, to develop a bidding
strategy that ensures the project can move forward into the construction phase regardless of the difficulty in
predicting bid prices. Should the article pass Special Town Meeting in June, we are also planning on
building the contractors' bidding package with add-alternates to ensure that we can keep the project on
schedule and can proceed no matter the price of the resulting bids. Presently, the add alternates are expected
to pertain to the exterior of the building so that if the bids come in unfortunately higher than the
appropriation, we will be able to complete the interior, move into the building, and defer the exterior work
until such time as funds are available. We envision an add alternate for the building envelope, and an add
alternate for the ramp exiting the sun room of the mansion. Finally, there may be an add alternate for
additional case work(cabinetry, counters, and shelving)that was cut out of the project during the value
engineering exercise that would still be helpful to the ideal functioning of various spaces within the new
Community Center
We sincerely hope we will not need to exercise this bidding contingency plan and remain optimistic that the
bids with all of the add-alternates will come in within range of this revised budget to Special Town Meeting.
3
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LEXINGTON COMMUNITY CENTER
Board of Selectmen Presentation — June 2, 2014
LEXINGTON COMMUNITY CENTER—June 2,2014 Steffian Bradley Architects Ilett.I'late=•l,lnitel Iegdom•C-e.Id i•Chlna
Project Budget Update_.— June 2 - 1 of 2
• 90% Construction Documents estimate for
current scope of work $5,692,650
construction cost
• Difference of $705,650 from the March 24th
construction estimate (hard cost)
• May 22, AhCCAC assigned Technical Team
to develop and review value
engineering ideas with SBA and
consultants
LEXINGTON COMMUNITY CENTER—June 2 2014 Steffian Bradley Architects United States•Lie led Kingdom•Canada•China
Project Budget Update - June 2 2 of 2
•May 23 and May 27 over $1 ,423,000 in ideas
for project cuts were reviewed, discussed,
and then a subset recommended to
AhCCAC for consideration
• May 28, AhCCAC reviewed and discussed
recommended list of $452,910 in
reductions
• AhCCAC unanimously recommended value
engineering ideas of approximately
$450,000 for further refinement.
LEXINGTON COMMUNITY CENTER-June 2,2014 Steffian Bradley Architects United States•United Kingdoer•Unnada•China
Project 'B_udget - March 24th -
Lexington Community Center Total Project
7 STM 3/24 AhCCAC May 28
3i it ill .9 Ili l i' n a
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1 ��
Direct Cost Subtotal $1,765,000 $3,675,000 $4,604,000
Direct Cost Markups and Contingencies
General Conditions,General Requirements,Insurance&Fee 232% $409,000 232% $853,000 232% $1,068,000
Price and Design Contingency 18% $326,000 12.5% $459,000 $100,000
Bidding Contingency $100,000
Value Engineering -$450,000
Estimated Construction Cost $2,500,000 $4,987,000 $5,422,000
Construction Change Order Contingency 7.5% _ $187,000 5.0% $249,000 5.0% $271,000
Total Estimated Construction Contract $2,687,000 $5,236,000 $5,693,000
'11
A&E Design Development&Construction Documents 6.5% $162,000 7.0% $349,000 7.0% $380,000
ME Bidding&Construction Administration 2.5% $62,000 2.5% $125,000 2.5% $136,000
FF&E $75,000 $125,000 $125,000
Transition Costs $0 $50,000 $50,000
Consultants(legal,testing) $10,000 $10,000 $10,000
Commissioning $15,000 $50,000 $50,000
Total Estimated Soft Cost for Phase 1 $314,UUU $IU9,0UU $151,000
Hard Cost+Soft Cost $3,011,000 $5,945,000 $6,444,000
Project Contingency 3.0% $88,000 3.0% $175,000 3.0% $193,000
$3,099,UUU $6,12U.UUU 56,63/,UUU
Other Considerations
Sidewalk Design $20,000 $20,000 $20,000
Additional Fees(Constnictabfiity&Carriage House Evaluation) $50,000 $80,000 $80,000
$3,169,000 6,220,000 6,737,000
Increase-$500,000
LEXINGTON COMMUNITY CENTER-June 2,2014 Steffian Bradley Architects Untied States•United Kingdon,Canada•Chiad
Primary Cost Increases
• Overall Community Center Aesthetic + $400,000
Finishes, millwork & cabinetry that create a warm, welcoming and inclusive
community center space that is in concert with the Mission Statement
established by the AhCCAC
• Exterior Façade Repairs + $154,000
Early spring detailed inspection of building envelope revealed increased
requirement for replacing with rotted wood at window frames, correcting metal
panel moisture infiltration, and sealant replacement
• Fire Protection + $123,000
Increase fire sprinkler piping relocation from coordination of ductwork and
HVAC system installation
• New Entry at Lower Level + $75,000
(new cost) Optimizes natural light and handicapped accessibility at lower
level north elevation in response to considerable public comment
Total of construction cost drivers +$752,000
LEXINGTON COMMUNITY CENTER—June 2,2014 Steffian Bradley Architects United States•United Kingdom•Canada•China
Value Engineering Recommendations --
DESCRIPTION VE Recommended
AhCCAC 5/28
HVAC-Eliminate Mech pit and place equipment on grade (820,250)
ELEC-No global Relamping ($36,450)
I ELEC-Select more economical light fixtures ($10,125)
I Change Billiard room ceiling gwb soffiting to ACT ($4,05Q)
Delete Staff/Volunteer Break Rm 033(counter,cabinets,sink,plumbing,wall furling,door 035B,wall access
panel,flooring,ceiling,etc) ($20,142)
Repurpose existing Conf.Rm into Staff Room(221)(relocate plumbing,casework,equip from Staff Lounge
033) $5,000
I Keep(do not replace with new)ceiling tile in 2nd floor multipurpose rooms 242&237 ($15,012)
I Keep(do not replace with new)ceiling tile in Second Floor Mansion ($14,108)
I Delete folding partition keep LVL supports in lower level fitness room. (Ref Item 248) ($22,883)
Delete folding partition keep LVL supports in 2nd fir MP room.(Ref Item 249) (814,108)
I Hollow metal doors&frames for Lower Lever openings in lieu of wood doors&frames ($10,800)
I Remove tel/com and security from the estimate—Bid separately by Town of Lexington (552,543)
I Remove Site Improvements from estimate-Bid separately by Town of Lexington ($17,075)
I Retain blue stone for patio/sidewalk ($76,006)
Delete all casework excluding sink locations(delete Corridor 241),Reception 136,Vest/Waiting 205, (S20,000)
Warming Kitchen 145,Nutrition 144,Multipurpose Dining 139
I Remove Workshop casework,counters,shelving&reuse salvaged senior center I'F'L. ($10,000)
Remove 75%of ceramic tile wainscotting in 4 new bathrooms(wet wall tile to remain) ($9,180)
Remove window treatment(no room darkening,no removal of existing&no cleaning and reinstallation)(Ref
Item 267) (810,000)
Remove motorized projection screens (Ref Item 254)(2 qty) ($5,000)
Remove structural upgrades at 2nd Floor East wing and Post Occupancy signs(Rec Dept) ($40,365)
LEXINGTON COMMUNITY CENTER—June 2,2014 Steffian Bradley Architects United States•United Kingdom•Canada•China
Exterior Repairs
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will be repointed window bays will be repaired with new waterproof
membrane and weatherproof exterior trim boards
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replaced and painted be repaired with new will be replaced with new
wood to match profile backer rod and sealant.
LEXINGTON COMMUNITY CENTER—June 2 2014 Steffian Bradley Architects United States•United Kingdom•Canada•China
Proposed Mansion Ramp and Landscaping
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LEXINGTON COMMUNITY CENTER—June 2,2014 Steffian Bradley Architects United States•United Kingdom•Canada•China
,
'Bidding Strategy
Alternates for Consideration
I Millwork $ 305 000
If easily separable
2 Exterior Facade Repairs $428,740
Can be completed after move in
3 New Mansion Ramp Access $202,826
Can be completed after move in
Total $661 ,566
LEXINGTON COMMUNITY CENTER—June 2 2014 Steffian Bradley Architects U 6 I Stales United K ngdom Canada•China
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