Denver Tennis Park at All City Stadium Feasibility Study and Site Master Plan for Denver Public Schools November 30th, 2014 [2nd Nov 30 Draft] Tennis Planning Consultants Inc. TABLE OF CONTENTS I. Introduction A. B. II. III. 23 VIII. Timeline for Design and Construction 24 IX. Parking and Traffic Analysis 25-38 X. Utility & Stormwater Analysis 39-42 A. B. Existing Conditions Proposed Conditions Appendix 5-12 Existing Conditions Existing Land Ownership Existing Land Use Opportunities and Constraints Parking & Traffic Summary Concept Development A. 3-4 DPS Athletic Department South High School Staff DPS All City Maintenance Staff DPS Community Use DPS Transportation DPS Construction Services / Facility Planning Denver Parks & Recreation University Of Denver Tennis Staff Junior Tennis Outreach & Development Program Site Analysis A. B. C. D. E. IV. Background Process Interviews / Stakeholders A. B. C. D. E. F. G. H. I. 3 VII. Estimate 13-14 Programming V. Preferred Option 15-21 VI. Floor Plans 22 1 • Team 43 • Meeting Notes 44-52 • Workshop Options 53-58 • Concept Option Diagrams 55-58 • Additional 3D Views of Master Plan 59 • Detailed Conceptual Cost Estimate 60-61 2 The second step in the process was the Definition Phase. During this phase the team created a number of development options developed to meet the needs of all of the user groups. These options also provided for parking and access improvements, minimal neighborhood impact, and drainage enhancements. Denver Tennis Park at All City Stadium Feasibility Study & Site Master Plan The final step was the Validation Phase. In this phase the team developed the preferred site concept plan out of the many options considered during the definition phase. The selected plan was then refined to show more detail and included floor plans for the indoor tennis center. Probable cost estimates were established for the proposed tennis facility, stormwater drainage remediation, and other enhancements to the site. This report was created to document the process and outcomes. Denver Public Schools I. Introduction II. Interviews/Stakeholder Interviews/Stakeholder Groups A. Background Interviews were held with the following groups or individuals. Full notes are available in the Appendix. The Denver Public Schools (DPS) engaged Barker Rinker Seacat Architecture (BRS) to create a Master Plan for the All City Stadium and adjacent South High School site. A primary purpose of this Master Plan is to explore the feasibility of constructing a new indoor/outdoor tennis facility at the All City site which would be developed in partnership with a group of private donors and the University of Denver (DU). The proposed facility, with the tentatively titled the Denver Tennis Park (DTP), would be constructed with private funds, contributed to DPS, and operated by a 501(c)3 not for profit entity for the benefit of its three core users: 1. DPS and its district-wide tennis programs and the physical education programs of South High School A. DPS Athletic Department – Stakeholder / Partner An interview was held with Karen Higel, the Executive Director of DPS Athletics, to discuss use of the All City Stadium for various sports and events. Key Considerations: Solving storm water problems is the first priority; maintaining sensitivity to the proximity of residential neighbors on the east side where traffic, noise, and dust can be an issue; protection of some large open spaces which are heavily used for multiple purposes such as the field south of the high school building, consideration of enhancements to locker rooms, athletics administration offices, potential for an indoor arena. B. South High School Staff - Stakeholder 2. University of Denver, as home courts for its Division 1 men's and women's varsity tennis programs An interview was held with Kristin Waters, the Principal of South High. Adam Kelsey, the Assistant Principal and Athletic Director for South High participated in the design process. Discussion items included use of SHS’s facilities to the use of All City facilities. Key Considerations: preserving potential at the site for a natatorium; the multiuse field south of the tennis courts is a highly used space for SHS activities; high school activity spaces should be in close proximity to the school building. 3. A Junior Tennis Outreach and Training Program serving youth of all ages Particular emphases of this planning process are: identification of the current and projected uses of the site; coordination of the proposed facility uses with existing and projected uses by DPS; assessment of the current limitations and opportunities at the site related to drainage, traffic, parking and program. C. All City Maintenance Maintenance Staff - Stakeholder B. Process The team followed a three step process commencing with an Assessment Phase. This phase was spent gathering information about the All City and South High School sites, current uses, and potential future requirements. Maps, drawings and other relevant records were reviewed, site visits were conducted and DPS staff familiar with the site and its operation were interviewed along with key stakeholders. Assessment maps were created to illustrate the existing conditions, opportunities, and constraints. As a part of this effort, the civil engineer investigated the stormwater conditions and utilities. Drainage has historically been a key issue at this site. Over time, the assembly of many athletic facilities at All City and South High School without the benefit of a master plan has resulted in a facility lacking in cohesiveness and obvious pedestrian connections. All City parking lots are unimproved and there are few large spaces to meet future requirements. An important piece of the assessment phase included definition of the requirements of the proposed tennis facility as well as future DPS facilities requirements at this site. 3 Site issues included experience with flooding, concerns voiced by residential neighbors, traffic congestion during events, and pedestrian flow. Key Considerations: Permanent Grounds Maintenance yard facilities should be retained on the All City site. Storm water flooding of the east side parking lot occurs regularly and inhibits use of the football stadium; traffic congestion associated with major events is a problem due to the single exit drive from the southwest parking lot; emergency vehicles need to maintain access to all fields and venues; the multi-use field south of SHS and the tennis courts is heavily used for warm-ups by teams waiting to use the stadiums and other SHS and All City activities. D. Community Use - Stakeholder An interview was held with Andy Raicevich, the DPS liaison with community use of the All City facilities. Andy coordinates the public use of the facilities when not in use by DPS. Key Considerations: the neighbors to the east are concerned about traffic/noise and there is a memorandum of understanding in place setting limits for noise; summer use of the site by outside organizations is common. E. DPS Transportation - Stakeholder The team communicated with the transportation department (through Ron Forrest), but the department chose not to be involved at this phase of the project. They shared a map of the site showing current bus parking locations. See Appendix to view the Bus Parking map. F. DPS Construction Services / Facility Planning - Stakeholder Members of the DPS Construction Services group participated actively in all aspects of the planning process. Their role was to facilitate input of all current and potential site users; ensure that DPS planning protocols were met; preface existing planning and analysis performed at or in proximity to the site; and facilitate completion of the plan amongst many constituencies at DPS. G. Denver Parks & Recreation – Stakeholder An interview was held with Dody Erickson, the Special Projects Director for the City of Denver Parks & Recreation (DPR). Included in that meeting were Lauri Dannemiller, Manager of Parks and Recreation; Gordon Robertson, Director of Parks Planning & Construction; Fred Weiss, Director of Finance for Parks & Recreation; several other DPR representatives; representatives of the DPS construction group and the supporting donors. Discussion included: current and potential usage of Veterans Park and the status of its 2007 master plan, usage of DPS softball field by the city, stormwater issues and future development within Veterans Park. Key Considerations: Stormwater is also an issue at Veterans Park; any use or redevelopment of Veterans Park land would require agreement from DPR; the fenced softball field is used through the summer for DPR Citywide Sports programming. The 2010 Washington Park Master Plan should also be considered. H. University of Denver Tennis Staff – Stakeholder / Partner The University of Denver men’s and women’s tennis coaching staff and athletics administration participated in of the design workshops. DU’s tennis facility needs were assessed along with collegiate tennis standards. Currently, DU leases practice and match space at several facilities in the Denver area and lacks indoor tennis court time from November to March which is the primary pre-season practice season. Key Considerations: Six indoor tennis courts arranged in a side by side configuration with spectator seating; 55’ x 120’ courts is the minimum area; six outdoor courts arranged in a similar configuration to the indoor courts is ideal; dedicated men’s and women’s locker rooms are divided. I. Junior Tennis Outreach and Development Program – Stakeholder / Partner Representatives of the supporting donors who would establish the Junior Tennis Outreach and Development program at this site participated in all of the design workshops and several stakeholder interviews. Key Considerations: Maximize number of possible courts on the site for both indoor and outdoor use; keep both indoor and outdoor courts together for optimal management, staff usage, security and safety; orient outdoor courts in the north / south alignment; provide convenient and appropriately sized parking. 4 III. Site Analysis A. Existing Conditions The 62.9 acre DPS property is bounded by Louisiana Avenue on the north, I-25 on the south, South Franklin Street on the west and Race Street on the east. The property has two functional sections; chiefly on the north and east lies South High School (32.8 acres), and to the south, the All City Stadium (29.1 acres). Centralized DPS grounds maintenance facilities are also located on the site. Residential neighborhoods abut the property on north, east and west sides. Veterans Park adjoins the site on the southeast corner and Washington Park is just across the street off the northwest corner. The site generally slopes from north to south and from east to west, with the low point on Franklin near the intersection with Florida Ave. The north end of the site is dominated by the South High School (SHS) building, constructed in 1926, and designed by the architectural firm of Fisher & Fisher in the time's popular Romanesque style. SHS and the landscape adjoining the building are a designated Denver Landmark. The bulk of the SHS parking is located on the northwest corner of the site, with additional parking lots in the north courtyard and east of the school. A large lawn separates the northwest parking lot from the school and is a well-used gathering spot for students. On the east side of the school lies a multi-use field for soccer and lacrosse with six tennis courts just south of the field. These courts are primarily used by SHS students but are also available for public use through the DPS Community Use liaison office. The southern end of the site is dedicated to athletic fields. Directly south of the tennis courts and the school building is a multi-use field, called the Pump House field. This is used for warm ups, soccer, student activities, practice area, and non-athletic functions. South of this field is the All City Football/Track Stadium. Directly south of the football stadium is the All City Baseball stadium. West of the football stadium are three fields, SHS football/track field, SHS baseball practice field, and the All City Softball field (also known as the Rockies field). Parking for all of these venues lies in two lots, one on the southwest and one on the east side of the football stadium. The softball field at the southeast corner of the site is almost entirely on DPS property but primarily used by Denver Parks and Recreation (DPR) for its Citywide Sports leagues and programs. This softball field is also used by the SHS softball team. DPR provides all maintenance and utilities for this field. The partially paved parking lot between this field and Veterans Park spans the DPS/DPR property line and is primarily used by DPR visitors. The All City football stadium, All City baseball stadium and southeast softball field are illuminated for evening activities. See aerial photo below for details of fields A small structure south of the baseball stadium houses a de-chlorination facility which is owned and maintained by Denver Water. Denver’s historic City Ditch passes beneath the site, originating at the de-chlorination facility and arcing through the east and northwest edges of the site before crossing under Louisiana Avenue to Washington Park. The University of Denver campus is located south of I-25, with the nearest edge of the campus approximately 0.2 miles from the southern edge of the DPS site. 5 6 B. Existing Land Ownership/Use Ownership/Use The property is owned by the Denver Public Schools; South High School shares the site with the All City football/track Stadium, All City baseball and softball stadium and fields. See the map to the right for designated uses. In the southeast corner of the site, Denver Parks & Recreation operates a softball field situated primarily on DPS property. There is a joint use agreement between DPS and DPR for a portion of the northwest parking lot. 7 C. Existing Land Uses Uses and Areas for Drainage Remediation The diagram at right illustrates the existing land uses and shows areas on the site that are subject to periodic flooding. The site naturally slopes from the east to the west. Stormwater drainage also follows this general direction. The southern portion of the site, which contains the All City and SHS athletic venues, is flat and moves stormwater slowly across the site from east to west. Compounding this slow drainage problem, the neighborhood to the east of the site has undersized and ineffective storm drainage infrastructure which allows overflow storm water from all rain events to enter the DPS property at the Florida Street parking entrance. During heavy thunderstorms, the east parking lot and the east grandstand of the All City Football stadium are faced with significant flooding and standing water conditions that impacts the use of the stadium and parking lots. Since land at this end of the site is flat, the standing water takes a long time to make its way to the west via concrete pans and grassy swales. Stormwater eventually reaches the outfall structure located near Franklin and Florida Streets west of the All City Softball field. All of the site stormwater is collected here and enters the City of Denver’s underground storm sewer system. See the full stormwater report in Section X 8 D. Opportunities / Constraints There are a number of critical constraints for future development on the All City site. See Existing Drainage and Constraints Map on the next page. • • • • • • • • Storm water drainage is a critical problem for this site. Water from the neighborhood to the east drains towards and through the site causing frequent flooding of the east football parking lot and east grandstand. Standing water occurs during and after large storms. More than 0.5 acres of new development will require the newly developed area and all on-site upstream contributing area to meet City of Denver stormwater detention and water quality treatment measures. There is a large water line and 50’ easement crossing the site for the City Ditch. No buildings can be built over this line or easement. At the south end of this water easement lies a de-chlorination facility which must be kept accessible. This is operated by Denver Water Department. The proximity of residential neighbors is a constraint, and any future development requires careful consideration of noise, traffic, and dust and its impact on the neighborhood. There is a fair amount of unused space on the site but it is irregular in its size and placement. Rationalization of these areas may require relocation/re-orientation of existing facilities. The area directly west of the baseball stadium is a potential foul ball zone during baseball games. A positive constraint at this site is the stately appearance of the historic South High School building and the beautiful aesthetics of its surrounding landscape. Existing training facility and storage sheds are in flood/drainage zone. 9 There are several opportunities as well. • • • • • • Remediate storm drainage problems. The grassy swale area just south of the Rockies Field and SHS Football venue is currently used for overflow storm drainage and represents both a constraint and an opportunity. If the storm drainage function could be diverted underground, this area offers an opportunity for development. There are several areas of the site that are underutilized and might be suitable for new development, such as the existing parking lot on the southwest corner of the site. This parking area suffers from inefficient layout and would benefit from landscaping. The absence of coordination between facilities on the All City portion of the site invites re-working of pedestrian walkways, creation of gathering nodes, traffic flow and signage for pedestrian wayfinding. Existing parking lot on the east side of the Football Stadium is unstriped and unpaved. Paving this lot would increase capacity, reduce dust, and improve storm drainage. Pave the unpaved portion of the existing Veterans Park parking lot would improve traffic flow and allow more efficient parking during peak usage of this facility. 10 E. Parking & Traffic Summary A thorough parking and traffic analysis was undertaken by the firm of J. F. Sato and Associates. The site experiences traffic that is a mixture of cars, vans, and occasionally buses. The volume of this traffic is dependent upon the event in progress. An estimate of the existing and proposed facilities’ peak traffic and parking loads was developed based on interviews with DPS and site management personnel, and on seating capacity estimates in conjunction with a planning level estimate of vehicle occupancy. The preferred site option and proposed tennis facility development outlined in this plan would be expected to generate less than 100 vehicles during the peak hour, and will have minimal effect on the day-to-day traffic at the site and on the surrounding roadway network. The occasional major tennis event would have the same impact as the current major events, which are already well-accommodated on-site by virtue of four distinct parking facilities, each with their own entries. The entry/exit enhancements and parking lot improvements outlined in this plan would improve site ingress and egress traffic flows. The existing site parking capacity is more than adequate for the proposed development, and hence, the proposed tennis facility does not require any additional parking capacity. There is a RTD light rail station .2 miles from the southwest corner of the site. For the full report on traffic and parking see Section IX below. 11 Existing Parking 12 All City Grounds Maintenance Yard: IV. Concept Development A. Program Analysis Existing All City Venues: The design team evaluated usage of the All City venues to see if there was duplication of services that might allow for creation of additional developable space. The analysis was not conclusive. The team also explored the possibility of re-locating some venues or even eliminating a field to allow for less expensive site drainage options. Although the team did not rule out this option completely, the preferred site option was developed with the caveat that all existing facilities would remain and that Denver Parks and Recreation would be allowed to continue in its usage of the southeast softball field for its Citywide Sports programs. B. Programming Tennis Facility A programming workshop was held to assist in determining the requirements of the tennis facility. The following criteria were developed to guide the tennis facility development: • • • • • • • 6-8 indoor courts oriented side-by-side with a minimum of 6 to meet collegiate norms. 8-12 outdoor courts with desired side-by-side position (though not as essential indoors as outdoors); no shadows on these courts, and USTA norm is north-to-south orientation Staggered courts are less than ideal for coaching and viewing. Viewing areas are required on both indoor and outdoor courts; elevated viewing may be considered for indoor courts. Additional courts are desired and a solution that will allow for expansion is desired. Preference is to aggregate indoor and outdoor courts at one location to maximize operating efficiency, staff usage, and supervision of participants. Support spaces include: lobby with reception desk, staff offices for coaches and administration, locker rooms for the DU tennis teams, restrooms/changing rooms, common meeting/tournament management room, a vending machine area, and support spaces for mechanical and electrical equipment. See full meeting notes in the Appendix. All City Facilities: Other potential development on the All City Stadium Site was discussed. There is a desire to renovate or build new team locker rooms for the football stadium, add new offices for the DPS All City athletic staff, and relocate the All City grounds maintenance yard and bulk storage facility. Additionally a detailed program analysis, facility assessment and code study was prepared by LKA Architects in 2011 that analyzed the All City Stadium structures. This study highlighted in detail the conditions of each structure and system, and recommended improvements. It is available for review from DPS Planning Department. Our focus was primarily driven by stakeholder interviews and the workshop process. Football Stadium Improvements: The current football team locker rooms are small and inadequate. Existing locker rooms may be remodeled and expanded in combination with a new addition. The existing Clinic/Training room structure and storage sheds are in line with the overflow storm drainage way and should be relocated. This facility might be better served if located to the north of the west side stadium seating area. A desire for location of athletics administration offices at this site was expressed, to better serve citywide operations. Offices would be comprised of a small reception area with 7 individual offices, and a meeting room space for 25. 13 The Grounds Maintenance Yard contains materials and equipment used to maintain athletic fields, playgrounds, and other exterior site assets throughout the District. Of the approximately 52,550 sf of the All City site currently occupied by these storage needs, roughly 5,000 sf holds materials and equipment used exclusively for maintenance at All City. In general, these materials and equipment would be stored at the Hilltop maintenance center if space were available at Hilltop. All City has the advantages of a relatively central location within the District and good vehicular access; however, it would be preferable in terms of travel time to combine these maintenance storage facilities on one site. The current facility is located adjacent to the outfield along the 3rd base line of the baseball stadium, southeast of the All City football stadium, and additional storage is also provided in a narrow strip of fenced area beyond the outfield fence. This use is not desirable on this site as it is in conflict with student use of the facilities. Frequent truck traffic, noise, dust and the non-aligned nature of the use make it less desirable. It needs to remain on this site until a new site for these facilities becomes available. As a part of this master plan, the design team will define a consolidated area for its use and reduce its intrusion with athletic activities. South High School Facilities South High School has several outdoor fields and facilities for their exclusive use. Most all of these facilities are in good condition and no refurbishment or upgrade is required. South High School administrators have indicated an interest in pursuing the development of a competition lap pool (natatorium) on this site. A detailed program analysis, facility assessment and code study was prepared by LKA Architects in 2011 that analyzed the SHS facilities and structures. It is available for review from DPS Planning Department. Future Development on the All City Site: Additional considerations have been made to define areas on the site that might be available for the future development of an indoor multi-court basketball gymnasium, or an indoor ice skating rink. The master plan diagram shows a potential area in the pump-house field for future development of any one of these facilities as well as the natatorium requested by South High School, without defining what type of facility it might be, as the site cannot accommodate all of these facilities. In view of the potential for future development and the desire to maximize use of the site for the benefit of DPS students, the design team was instructed to recommend the best long range solution to stormwater and drainage issues. 2012 Bond Program Projects: In 2012 a school bond measure was passed in Denver. A portion of funds associated with that bond program was allocated to the All City Stadium site for improvements to the west football stadium press box, east stadium parking lot and for improvements to storm water drainage. The press box improvements were completed in 2014, while the other two projects were deferred until the completion of this study. The following is a description of the storm drainage and parking lot improvements proposed by LKA Architects for the Bond project: The All-City Stadium Complex Improvements project included a new storm drainage system designed to improve the sub-standard surface drainage conditions throughout the existing parking lot and the east grand stand area. A system of storm drain pipes and inlets are designed to convey surface flows to the existing detention pond on the west side of the baseball fields adjacent to South Franklin Street. The storm drain system will convey 95% of the 5-year storm event underground to the parking lot. Due to the flat nature of the site and small amount of grade change between the existing pond and parking area, the pipes in the system are at flat grades of between 0.3 to 0.5%. These flat grades reduce the capacity of flow within the pipe, allowing for only a 5-year storm event to be conveyed within the system. Storm events in excess of the storm drain system capacity will drain to the west within the concrete trickle channel, before reaching the landscaped areas west of the stadium. The existing detention pond will be expanded to provide stormwater detention and water quality for the parking lot improvements. The proposed drainage facilities were designed to comply with the City and County of Denver Drainage Design and Technical Criteria, 2006 edition. The following is a description of the east parking lot scope proposed by LKA Architects for the Bond project: The new paved parking lot was designed with a perimeter loop drive aligned with Florida Ave for entrance and exit. This allows bus and automobile drop off along a new concrete sidewalk just outside the existing Stadium fencing and exiting without driving thru the parking areas. The parking aisles were designed perpendicular to the new concrete sidewalk to facilitate pedestrian traffic from their parked vehicles to and from the Stadium. The Design included space for 6 buses to park along the east side driveway. 14 V. Preferred Option See the following page for the final preferred site plan graphic. Through a series of workshops focused on options, the design team created a number of alternative site layouts. The options varied from simple to complex, weighing each alternative against the key considerations and opportunities /constraints established in the site evaluation phase. All of the options are shown in the Appendix. The final preferred option was selected for the following key reasons: 1. Maximizes the number of indoor (7) and outdoor (8) courts, and keeps both venues in one location (approximately 4.2 acres) for optimal management, staff usage, security and safety, and provides for (6) additional courts in a future project. 2. Courts are configured in a side by side arrangement with a minimum of six courts for both indoor and outdoor use. All courts will have spectator seating. 3. Maintains comparable distribution of parking on the site between the west and east side parking lots as recommended in the parking study. New parking lots will be surfaced with efficient parking layouts and new landscaping. 4. Provides adequate area for underground detention to be provided under the west parking lot. 5. Allows for the installation of an underground box culvert to transport stormwater from the east side of the site to the west side water quality pond. This will solve the nuisance flooding problem on the site. 6. Allows for a clear path through the site for overflow stormwater and keeps the tennis facility out of the 100 year flood zone. 7. The Denver Water department’s City Ditch water line is avoided. 8. Takes advantage of underutilized land on the All City Stadium site. 9. Allows for the improvement of pedestrian paths and plazas to enhance the visitor experience and harmonize with the historic character of the South High School building and grounds. This new development will increase the attractiveness of the All City venues, improve wayfinding and add character. 10. New development is remote from residential neighbors while enhancing their views to the site. 11. Providing two egress points from the west parking lot will allow better flow from event parking and reduce congestion. 12. All existing athletic venues remain undisturbed. 13. Consolidates the All City maintenance yard to a more concentrated and screened location. 14. Allows for the addition of new locker rooms for the All City Football Stadium and relocation of the training room and storage sheds. 15. Allows for the relocation of the DPS Athletics Office to the All City Stadium. 15 View of Denver Tennis Park from Franklin St entrance. 16 17 18 19 20 21 VI. Floor Plans The diagram at right is a representation of the program of interior spaces for the tennis park support building. With the entrance on the west end, a reception desk will be provided to greet patrons and control access. Directly behind the desk will be the staff and coaches’ offices. Opposite the staff area is the commons room that will act as a small meeting room for coaches and tournament management. Next to this is the weights and fitness training area. Cardio, free weights and circuit equipment can be incorporated into the training regimen. Beyond this area are the locker rooms for the DU tennis team. These spaces will contain lockers, toilets, showers and lavatory facilities. Adjacent to this will be the public restrooms and changing facilities. These will offer toilets, showers and lavatory facilities. The balance of the space is dedicated to support and storage. The indoor tennis facility is located adjacent to this support building and allows access to the raised spectator seating area via a ramp and stairs. Viewing will be located along the southern end of the tennis courts. Access to the outdoor courts is also afforded out the south end of the support building. This master plan allows for 7 indoor courts (55’ x 120’) and 8 outdoor courts. Building Code Considerations: The building is primarily an A-4 Use and will qualify for a non-rated construction type (II-B) with an unlimited area, provided that it is fully sprinklered; does not have a stage; has accessible exits; is one story; has a 60’ open area surrounding it on all sides; and has a main floor no higher than 21” above grade. The raised spectator seating area will qualify as a mezzanine and therefore will not be considered a second floor. Due to the length of the building, the fire department will require access to all sides of the building, so that they can reach any part of the building with a 150’ length of hose. 22 VII. Cost Estimate Estimate Cost estimating began with the first concept illustration. As the concept options were considered, the estimate was refined and additional research was initiated to verify and rationalize the numbers. Similar project costs were gathered from various sources including Jack Kamrath with Tennis Planning Consultants, general contractors and consultants. The project cost estimate is split into three components, one representing the cost of developing the tennis center, the second to identify the stormwater remediation costs, and the third to represent other potential costs associated with the master plan concept. These costs reflect projects which could be executed whether or not the tennis park is constructed. This last category includes pedestrian plazas, promenades, grounds maintenance yard, central DPS athletics offices/facilities, relocation of the training room, storage buildings, new team locker rooms, support areas, and parking improvements. Cost summaries are shown below. Hard costs include general contractor costs; soft costs include professional services fees, furnishing and equipment, and all other anticipated project development costs. SHS natatorium costs were not estimated. For more detail see the cost spreadsheets in the Appendix. Denver Tennis Park Only Denver Tennis Park & All City Storm Sewer Only PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 21, 2014 PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 21, 2014 Project Component 1. FACILITY CONSTRUCTION (Hard Cost) 2. OFF-SITE CONSTRUCTION (Hard Cost) Hard & Soft Cost $6,414,000 $6,471 Project Component All City Stadium & South HS - Other Costs for Future Projects PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 21, 2014 Hard & Soft Cost 1. FACILITY CONSTRUCTION (Hard Cost) $0 2. OFF-SITE CONSTRUCTION (Hard Cost) $0 3. SITE CONSTRUCTION (Hard Cost) $1,132,329 3. SITE CONSTRUCTION (Hard Cost) 4. OTHER PROJECT DEVEL COSTS (Soft Cost) $1,844,448 4. OTHER PROJECT DEVEL COSTS (Soft Costs) 5. SUB-TOTAL ALL PROJECT COSTS $9,397,247 5. SUB-TOTAL ALL PROJECT COSTS $2,187,476 6. INFLATION FACTOR TO FEB 2016 $1,132,920 6. INFLATION FACTOR TO FEB 2016 $258,352 7. CONSTRUCTION CONTINGENCY $172,234 7. CONSTRUCTION CONTINGENCY (10%) 8. GRAND-TOTAL W/O STORM WATER COSTS $755,280 $11,285,447 $1,722,344 8. GRAND-TOTAL FOR STORM WATER COSTS $465,132 Project Component 1. FACILITY CONSTRUCTION (Hard Cost) Hard & Soft Cost $1,351,000 2. OFF-SITE CONSTRUCTION (Hard Cost) 3. SITE CONSTRUCTION (Hard Cost) 4. OTHER PROJECT DEVEL COSTS (Soft Cost) 5. SUB-TOTAL ALL PROJECT COSTS 6. INFLATION FACTOR TO FEB 2016 (15%) 7. CONSTRUCTION CONTINGENCY (10%) 8. GRAND-TOTAL $0 $1,764,941 $841,090 $3,957,031 $467,391 $311,594 $4,736,016 $2,618,062 Grand Total for Each Major Component of Other Costs * Refer to Stormwater Strategies Plan on page 41 for more details. Shaded Area Indicates Extent of Denver Tennis Park Only Costs 23 Includes both Hard and Soft Costs Pedestrian Plazas $ 865,230 Promenades $ 710,757 Grounds Maintenance Yard $ 122,310 All City Athletics Off. $ 569,270 Relocate Training & Stor. Buildings $ 297,470 Locker Rooms / Support $1,180,820 East Stadium Parking Improvements $ 803,320 Other Site Improvements $ 186,839 TOTAL $4,736,016 VIII. Timeline for Design and Construction It is a goal to have the facility open for use in the summer of 2016. In order to meet this goal, design will need to begin by January of 2015, with construction commencing mid-2015. This will allow for a 9 month construction period and a grand opening in late July of 2016. Due to the complication of a great deal of underground infrastructure an additional 2 months of construction duration beyond the normal duration for this type of project has been added. 24 IX. Parking & Traffic Analysis 25 26 27 28 29 30 31 32 33 34 35 36 37 38 X. Utility & Stormwater Analysis A. Existing Conditions B. Proposed Conditions The All City Athletic Facility site contains existing utility infrastructure on or adjacent to the site that could be utilized for future development. Sanitary Sewer A 21” sanitary sewer main line (with associated easement) runs east to west through the middle of the site, aligning with Florida Avenue on the west, jogging south and aligning with Iowa Avenue on the east. Existing flows in this main have not been measured as part of this master planning effort, but the City of Denver has asserted that this existing main has capacity for future development. The proposed tennis complex is anticipated to be located on the southwest side of the All City site, relatively close to Franklin Street. Sanitary sewer, water and storm drainage infrastructure proposed in this master plan includes the proposed tennis center and other areas of the All City site depicted in the storm water and utility plans. The scope of this master plan does not include such infrastructure for “other” proposed future facilities. The proposed infrastructure does include a more costly underground detention program in view of these facilities and the desire to avoid the use of additional surface detention. As well, the size of the detention and water quality facility recommended in this plan is based on a full build-out scenario for the site. Sanitary Sewer Water Existing potable water mains are located adjacent to the site on the west side of the property, in the Franklin Street ROW. In addition, the City Ditch (a non-potable water line) with associated 50’ easement is owned by Denver Water and runs through portions of the interior of the site. It begins at an on-site desalinization facility (also owned by Denver Water) at the southern end of the site, running to the northeast, briefly leaving the property and then re-entering the property on the east side of the site near Florida Avenue, and continuing to the northwest through the northern portion of the site. It is anticipated that the sanitary sewer needs for this facility will be served by connecting a sanitary service line from the proposed building to the existing 21” sanitary sewer main running through the site. Again, although existing flows in this main have not been measured as part of this master planning effort, the City believes that this existing main has capacity for the proposed Tennis Facility development. Construction of any structures within the existing sanitary sewer easement will not be allowed. If improvements that require fencing are constructed within the easement, gates will be required in the fencing along the easement lines and a license agreement allowing the fencing would be required by the City. Storm Drainage Water Public storm drainage infrastructure currently exists in Florida Avenue, both upstream (east) and downstream (west) of the site. In addition, a regional detention pond exists within Veterans Park southeast of the site. This City’s drainage infrastructure, both upstream and downstream of the site, as well as on-site drainage infrastructure around the stadium is inadequate and ineffective. According to Denver Wastewater off site flows are the responsibility of DPS to convey across the DPS site to Denver’s downstream stormwater infrastructure. Approximately 486 cfs (in the 100-yr storm event) flows toward the site from the neighborhood to the east. The existing infrastructure can only convey a small portion of this flow. After rainstorms, due to the inadequate infrastructure and extreme flatness of the site, there are typically large areas of standing water, which disrupts access to the stadium and adjacent support buildings, and threatens the integrity of the asphalt paving associated with the running track. Several competition areas and buildings have been prone to flooding as well. The poor site drainage compromises the stadium's access, use and function. Minimal on-site private storm sewer exists within the site, draining only very minor storm events (< 2-yr event) from areas in close proximity of the two existing football fields on site. These flows are piped west to an existing detention/water quality pond on the west side of the site which is sized to accommodate detention for only a small percentage of the overall site. This pond outfalls to existing public storm sewer in Florida Avenue on the west side of the site. In 2010, JVA, Inc., Civil Engineers, performed a drainage study and prepared a schematic design for drainage improvements as part of 2008 Bond project No. 8280. The recommendations given in the following section, reflect similar drainage improvements as proposed by JVA in 2010. It is anticipated that the potable water needs for this facility will be served by connecting a domestic water service line from the proposed building to a new water main loop around the proposed tennis facility building. As the buildings are to be sprinklered, a fire service line will be connected to the same proposed water main loop. It is likely that additional fire hydrants will be required to serve the proposed tennis facility. These future hydrants will also be served off of the same proposed water main loop. Finally, an access easement is being considered for fire protection access around the perimeter of the proposed tennis facility building. Construction of any structures within the existing 50’ City Ditch easement will not be allowed. If improvements that require fencing are constructed within the easement, gates will be required in the fencing along the easement lines and a license agreement allowing the fencing would be required by Denver Water. 39 Storm Drainage Refer to site stormwater strategies plan for summary and illustration of proposed storm drainage facilities. The “Denver Tennis Park Storm Sewer System” and the “All City Storm Sewer System” were designed to address the conditions of the site as a whole. Although it would be possible to construct the two systems independently, this master plan assumes that the greatest benefits would be achieved if both systems were constructed. Denver Tennis Park Storm Sewer System The development of the tennis facilities (as land disturbance is greater than 0.5 acres in size and per current regulations that were not in effect when previous development occurred), will require the tennis center project to provide 100-yr storm detention and water quality facilities for on-site storm drainage, in all areas tributary to the proposed detention facilities. An on-site private storm sewer system will be provided to convey on-site flows from improved areas into the detention/water quality system. The order of magnitude requirement for on-site 100-yr detention is roughly 6 acrefeet. It is anticipated that a shallow underground detention facility will be utilized under the proposed parking lot for the tennis facility on the western (downstream) portion of the site, adjacent to Franklin Street and close to the Florida Avenue outfall. If the site soils are relatively permeable, water quality (approx. 1 acre-foot) could be achieved by infiltration below the underground detention system. If the site soils will not accommodate infiltration, a surface water quality pond will be constructed in the same location as the existing detention pond near the Florida Avenue outfall on the west side of the site. All City Storm Sewer System Off-site minor storm (5-yr event) drainage entering the site from the east will be conveyed through the site from east to west via a proposed box culvert. According to the City of Denver’s Storm Drainage Master Plan the minor storm (5-yr event) entering the site from the east is approximately 293 cfs. This would require an approximate 4’x9’ box culvert. This box culvert will convey storm flows for 5-yr and lesser rain events through the site (underground) which will greatly improve site drainage and resolve the majority of flooding problems on the site. In order to divert upstream off-site flows from the east into the proposed box culvert, grades will be raised at the east drive entrance to the site and east side of the eastern parking lot, creating a high point, which will in turn divert flows into a swale leading into the box culvert. The box culvert will terminate on-site, at grade, near the Florida Avenue outfall on the west side of the site. Because the Florida Avenue outfall is undersized, it is anticipated that these flows will pond up on the west side of the site and spill into Franklin Street. According to the City of Denver’s Storm Drainage Master Plan, the major storm (100-yr event) entering the site from the east is approximately 486 cfs. For storm events larger than the 5-yr event, the difference between the major and minor storm (193 cfs) will be conveyed on the surface from east to west through the site. Proposed structures will need to be designed outside of the flow path associated with this surface flow. Major storm (100-yr event) runoff will also pond up on the west side of the site and spill into Franklin Street. The storm drainage improvements associated with this Master Plan and the proposed tennis facilities have been considered with the following intentions: eliminating flooding on a regular basis, maximizing land use, minimizing construction cost, and meeting regulatory requirements. 40 All City Storm Sewer System shown in Green • • Box Culvert: • Optional (not regulatory) • Designed for 5 year event only • 100-year offsite flows will be conveyed on surface • Does not connect to underground detention • Could be built independently of other storm water structures Remainder of storm water infrastructure shown in green: • 100 year on-site flows required by regulation is to be detained and cleaned • Designed for 100-year event • Underground piping and inlets • Storm water from underground piping is conveyed to underground detention Denver Tennis Park Storm Sewer System shown in Red • • • • Required by regulations Designed for 100-year event Underground detention will accommodate all flows except box culvert Provides detention & water quality for all tributary on-site flows An estimate of storm water costs can be found on page 60 41 42 Appendix The following documents were used as reference for the development of this report: A. Team The team was made up of representatives of the Denver Public School District, representatives of the Walton Family Foundation, representatives of the University of Denver tennis staff, and the BRS design team. The following individuals contributed significantly to the efforts of the Master Planning process: David Suppes – DPS Chief Operating Officer Bruce Huxley – DPS Dir. of Facility Planning Susan Ouellette – DPS Sr. Planner Karen Higel – DPS Exec. Dir. of Athletics Adam Kelsey – South H. S. Assist. Principal and Athletic Director Kristin Waters – South H.S. Principal Julie Bock – Walton Family Foundation Cathy Lund - Walton Family Foundation Ron Grahame - DU Assoc. Athletic Dir. Danny Westerman – DU Men’s Tennis coach Christian Thompson – DU Women’s Tennis coach Barker Rinker Seacat Architecture Design Team Craig Bouck – BRS Principal Arch. Dave Hammel – BRS Principal Arch. Paul Mills – Russell Mills Studio - Landscape Architect Justin Spruell - Russell Mills Studio - Landscape Architect Jack Kamrath – Tennis Planning Consultants Brad Disner – Bowman Land Vision – Civil Engineer Gaurav Vasisht – JF Sato - Traffic & Parking 43 1. 2. 3. 4. 5. 6. Veteran’s Park Master Plan 2007 South High School Facility Assessment 2011 All City Facility Assessment 2011 2012 Bond Projects 2012 Drainage Study by JVA, Inc. Washington Park Master Plan Meeting Notes - A 44 45 Memo from Transportation Department Ronnie Forrest 46 47 48 49 50 51 52 Concept Options A. Concept Workshop Options Four concept workshops were held and were devoted to the discussion of conceptual alternates. In the first concept workshop, four options were discussed and debated. The common theme for all of these options was the use of underground detention of storm water and development on the southwest side of the site. After much deliberation, it was agreed to explore the possibility of at grade detention and the relocation of the Rockies All City Softball field to the east side of the site in Veterans Park. This would save some money in the cost of underground detention. At this meeting our traffic and parking consultant reported that the current number and distribution of parking spaces on the south end of the site should be maintained for the new tennis center. The addition of the Tennis Center does not trigger any additional parking capacity due to the low demand and existing capability of the parking lots. Options explored in the first workshop follow: 53 54 Workshop Options (Continued) In the second concept workshop, the team reviewed additional options at a larger scale to verify real dimensions with the land survey that was provided by the Denver Public School District. The design team looked at six additional options that varied from west side development to east side development and considered both “at grade” detention and “underground” detention. Three of the options considered only indoor courts as a solution. After discussion at this workshop, it was agreed to go with underground detention, because there was not enough open ground to allow at grade detention and still provide adequate parking on the west side of the site. As a result of these discussions a preferred concept was not agreed on. The team decided to pursue the three options that follow, (A.1, A.5.2 & A.6) with slight refinement. 55 In the third concept workshop, Option A.1 was desired by the team, but its shortfall was lack of adequate parking for the west side and it did not allow for enough area to provide underground detention. Because of this aspect, option A.6 was the preferred option but it was agreed that the design team would look at an A.1 option (above, concept workshop two), that was slightly modified to allow for more parking and detention, but still keep the indoor and outdoor courts together. A.6 and additional options that were discussed at the third workshop follow: 56 57 Workshop Options (Continued) At the fourth and final concept workshop two options, A.1, and A.6 were developed further. Included in these development options was the addition of a fire access lane to allow the fire department to access the backside of the facility. Due to the unusual length of the buildings, providing fire department access only to the ends of the building is not adequate. After discussion, option A.1 was the preferred option for development. This option was selected for the following reasons: 1. Keeps both the indoor and outdoor courts on one secured location for safety and security. 2. Provides a more efficient centralized facility and management. 3. Provides for maintaining comparable distribution of parking on the site between the west and east side parking lots. 4. Provides adequate area for underground detention to be provided under the west parking lot. 5. Allows all existing athletic venues remain undisturbed. 6. Safety netting along the east side of the outdoor courts can help control foul balls. 7. Consolidates the All City maintenance yard to a more concentrated and screened location. 58 Additional 3D Birdseye Views of the Preferred Option Master Plan 59 Denver Tennis Park Only Denver Tennis Park & All City Storm Sewer Only PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 12, 2014 PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 12, 2014 Project Component Quantity Unit Cost Hard & Soft Cost 1. FACILITY CONSTRUCTION Building Construction (+outdoor courts) 64,354 SF $100 2. OFF-SITE CONSTRUCTION PROJECT BUDGET SUMMARY Date: June 30, 2014 Revised: Nov. 12, 2014 Project Component $6,414,000 All City Stadium & South HS - Other Costs for Future Projects Quantity Unit Cost Hard & Soft Cost 1. FACILITY CONSTRUCTION $6,414,000 See BRS Draft Facility Program Building Construction $6,471 0 SF #DIV/0! 2. OFF-SITE CONSTRUCTION $0 Project Component $0 No building structures anticipated 1. FACILITY CONSTRUCTION Building Construction $0 Accel / Decel / Turn lanes 0 LF $0 $0 15ft wide--none anticipated Accel / Decel / Turn lanes 0 LF $0 $0 15ft wide--none anticipated Public streets through site 0 LF $0 $0 None anticipated Public streets through site 0 LF $0 $0 None anticipated Curb & Gutter replacement 40 LF $162 Curb & Gutter replacement 0 LF $0 Traffic signal 0 EA $0 $0 None anticipated Traffic signal 0 EA $0 $0 None anticipated ROW sidewalk, landscape 0 LF $0 $0 15 ft wide @ $4-5/sf ROW sidewalk, landscape 0 LF $0 $0 None anticipated Upgrades to ROW storm, water, waste 0 LF $0 $0 6-8" water, 8-12" sewer Upgrades to ROW storm, water, waste 0 LF $0 $0 None anticipated Street Lighting 0 EA $0 $0 None anticipated Street Lighting 0 EA $0 $0 None anticipated Off-site improvemets 0 Allow $0 $0 Improvements will be funded through land sale Off-site improvemets 0 Allow $0 Off-site signage 0 Allow $0 $0 Gateway signage Off-site signage 0 Allow $0 Earthwork / Retaining Wall 0 LF $0 $0 None anticipated Earthwork / Retaining Wall 0 LF $0 $0 None anticipated 1 LS $5,000 10,052 CY $6 175,000 SF $0.75 0 LS $0 3. SITE CONSTRUCTION Erosion Control Asphalt Demolition Light Pole removal $6,471 Two new curb cuts driveways $1,132,329 3. SITE CONSTRUCTION $5,000 Stormwater earthwork $131,250 Remove existing asphalt parking lot 8 EA $1,000.00 Overlot Grading & Prep 14,607 CY $6 Parking Lot & Internal Drives 95,695 SF $3.46 60 LF $162 $9,706 24 ft w/ curb $153,032 Behind facility Access Drive $8,000 Off site flows - Box Culvert $331,105 asphalt paving, curb & gutter for 271 cars Unit Cost Hard & Soft Cost $1,351,000 7,088 SF $191 2. OFF-SITE CONSTRUCTION $1,351,000 See BRS Draft Facility Program $0 Accel / Decel / Turn lanes 0 LF $121 $0 None anticipated Public streets through site 0 LF $305 $0 None anticipated Curb & Gutter replacement 0 LF $162 $0 None anticipated Traffic signal 0 EA $0 $0 None anticipated ROW sidewalk, landscape 0 LF $72 $0 None anticipated Upgrades to ROW storm, water, waste 0 LF $121 $0 None anticipated Street Lighting 0 EA $6,346 $0 None anticipated $0 None anticipated Off-site improvemets 0 Allow $0 $0 None anticipated $0 None anticipated Off-site signage 0 Allow $0 $0 None anticipated Earthwork / Retaining Wall 0 LF $61 $0 None anticipated 1 LS $15,000 15,000 SF $0.75 $11,250 Remove existing asphalt parking lot $1,722,344 Erosion control $87,642 Fill for raising bldg pad & prep for outdoor courts $0 None anticipated Quantity 3. SITE CONSTRUCTION $60,312 Excavation and grading for stormwater piping $0 Included in cost for stormwater systems below 1,406 LF $265 Tennis area on-site flows to storm sewer 1 LS $57,000 $372,590 Includes box culvert and headwall structures On-site flows - stormwater piping & inlets 2,463 LF $60 Underground detention storage 1 LS $1,033,800 $1,033,800 Stormwater infrastructure estimate $50,000 Stormwater infrastructure estimate $57,000 Includes piping and inlets $148,642 Storm water piping and inlets Erosion control Asphalt Demolition Concrete demolition $1,764,941 $15,000 15,000 SF $1.50 $22,500 Remove existing concrete walks Sod stripping 150,000 SF $0.20 $30,000 Remove existing lawns Tree removal 1 LS $1,000 $1,000 2,000 LF $2.50 $5,000 Fencing removal 32,560 LF $4.70 Surface stormwater quality pond 1 LS $200,000 Relocate 2 existing storage sheds 1 LS $5,000 Entry plazas 9,230 SF $6.50 $59,995 Scored colored concrete Asphalt Demolition 0 SF $0.00 $0 Included in cost for storm water systems Overlot Grading & Prep 0 CY $6 Sidewalks 9,725 SF $3.50 $34,038 5ft wide Light Pole removal 0 EA $0.00 $0 None anticipated East Football Parking Lot & Internal Drives 95,355 SF $3.64 Retaining walls 50 LF $250 $12,500 Retaining walls at the berm by I-25 Parking Lot & Internal Drives 0 cars $0 $0 None anticipated Extend Veteran's Park parking lot 20,365 LF $3.66 Water extensions to Building 94 LF $140 $13,130 Water line and all valves and meter setting Access Drive 0 LF $0 $0 None anticipated Fire Lane 0 LF $75 1,300 LF $54 $70,200 Fire Lane 0 LF $0 $0 None anticipated Main plazas 55,685 SF $6.50 $361,953 Scored colored concrete 388 LF $37 $14,356 Entry plazas 0 SF $0.00 $0 None anticipated Promenade walks 55,315 SF $5.00 $276,575 0 LS $0 Sidewalks 0 LF $0 $0 None anticipated 7,595 LF $3.50 12 EA $5,500 $66,000 Std cut-off parking, plaza bollards Retaining walls 0 LF $0 $0 None anticipated 0 LF $250 1 LS $20,000 $20,000 Allowance Water & Sewer extensions to Building 0 LF $0 $0 None anticipated 30 LF $85 25,690 SF $4.53 Fire Loop & 3 hydrants 0 LF $62 Tennis courts storm sewer 0 LS $0 35 EA $5,500 Site Signage & Furniture 1 LS $75,000 Landscaping & Irrigation 62,390 SF $3.84 All City Grounds Maintenance Yard 52,550 SF $1.50 Fire Lane /tennis court paving Fire Loop & 5 hydrants Sanitary Sewer extension to Builidng Tennis courts storm sewer Parking & Pedestrian Lighting Site Signage & Furniture $0 See Storm water costs on separate sheet Fire Loop & hydrants 0 LF $0 $0 None anticipated Rebuild softball field in Veterans Park 0 Allow $0 $0 Only if the Rockies Field is moved Parking & Pedestrian Lighting 0 EA $0 $0 None anticipated Move Rockies Field to existing DPR field 0 LS $0 $0 Allowance for upgrade to (E) field Site Signage & Furniture 0 LS $0 $0 None anticipated $0.00 Landscaping and Irrigation 4. OTHER PROJECT DEVELOPMENT COSTS $116,376 Includes turf, planting beds and trees Landscaping & Irrigation 0 SF $0 None anticipated Rebuild softball field in Veterans Park 0 Allow $0 $0 Only if the Rockies Field is moved $0 None anticipated Move Rockies Field to existing DPR field 0 LS $0 $0 Allowance for upgrade to (E) field $1,844,448 Land Purchase Public Art Allocation LEED Premium 0% $0 Value of sustainable design initiatives Professional Fees FFE - Furniture, Fixtures & Equipment Exercise Equipment Allowance for furniture, rec equip, misc 1,400 SF $52 0 SF $0 64,354 SF $2 Kitchen Equipment General FF&E Other Special Equipment Computer Equip / Hardware & Software 4. OTHER PROJECT DEVELOPMENT COSTS $936,060 11.0% of Bldg, Off-Site, Site, Conting (10-12%) 1 Allow 64,354 SF $50,000 $4 Plant Investment / Tap Fees $72,850 Allowance per s.f. of fitness $0 None anticipated $128,707 Allowance per s.f. of building area $50,000 Telecommunications and Security System $257,414 Allowance per s.f. of building area $125,000 Allowance for water, sewer, other util. fees Soils Investigation 1 Allow $15,000 $15,000 Allowance for geotechnical report Construction Testing 1 Allow $15,000 $15,000 Construction Materials testing Land survey 1 Allow $0 $0 Provided by DPS Public Art Allocation LEED Premium $0 None anticipated $465,132 0 $0 0% $0 None anticipated $0 Value of sustainable design initiatives Professional Fees $208,404 11.0% of Bldg, Off-Site, Site, Conting (10%) FFE - Furniture, Fixtures & Equipment Allowance for furniture, rec equip, misc 0 SF $0 $0 Allowance per s.f. of building area 0 Allow $0 $0 Telecommunications and Security System Kitchen Equipment 0 SF $0 $0 Allowance per s.f. of building area General FF&E Other Special Equipment Computer Equipment / Hardware & Software Plant Investment / Tap Fees 0 Allow $0 Soils Investigation 1 Allow $5,000 $0 Allowance for water, sewer, other util. fees $5,000 Allowance for geotechnical report $10,000 Allowance Reimbursable Expenses 1 Allow $1,000 $1,000 Document printing, deliveries, travel Plan Review Fees 1 Allow $5,000 $5,000 Allowance 3rd Party Inspections 1 Allow $5,000 $5,000 Allowance $0 ? DPS Overtime $0 ? Contingency for unknowns $0 ? Legal Costs Sales Tax $0 ? 3.72% 5. SUB-TOTAL ALL PROJECT COSTS $159,416 Allow. Denver tax rate on materials 3.72% $26,583 5ft wide $0 None anticipated $2,550 total length & cost for both $0 None anticipated $0 None anticipated $192,500 Std cut-off parking, pedestrian lights $75,000 Allowance $239,578 Includes irigation, turf, planting beds and trees $78,825 Gravel yard w/ screened fencing and bins $0 Only if the Rockies Field is moved $0 Allowance for upgrade to (E) field $0 None anticipated 0% $0 Value of sustainable design initiatives $386,602 11.0% of Bldg, Off-Site, Site, Conting (10-12%) Allowance for furniture, rec equip, misc 1,400 SF $52 0 SF $200 7,088 SF $2 1 Allow 7,088 SF $50,000 $4 Plant Investment / Tap Fees $72,850 Allowance per s.f. of fitness $0 Allowance per s.f. of kitchen $14,176 Allowance per s.f. of building area $50,000 Telecommunications and Security System $28,353 Allowance per s.f. of building area $125,000 Allowance for water, sewer, other util. fees Soils Investigation 1 Allow $15,000 Construction Testing 0 Allow $0 As Built Survey 0 Allow $0 $15,000 Allowance for geotechnical report $0 Construction Materials testing $0 As Built Survey Reimbursable Expenses $20,000 Document printing, deliveries, travel Plan Review Fees $20,000 Allowance 3rd Party Inspections $10,000 Allowance Wastewater full time inspections $0 Is covered in construction estimate above Commissioning $0 None anticipated Environmental Study/ Remediation $0 None anticipated Commissioning Traffic Study $0 None anticipated Environmental Study/ Remediation Facilitator for Community Mtgs / Catering $0 None anticipated Traffic Study DPS Program Management $0 None anticipated Facilitator for Community Mtgs / Catering $0 None anticipated DPS Overtime $0 None anticipated DPS Program Management $0 None anticipated Wastewater full time inspections $0 None anticipated $15,000 Allowance $0 None anticipated $20,000 Allowance Contingency for unknowns $0 None anticipated DPS Overtime $0 None anticipated Legal Costs $0 None anticipated Contingency for unknowns $0 None anticipated Sales Tax 15% $1,132,920 Based on hard costs only 7. CONSTRUCTION CONTINGENCY (10%) 10% $755,280 Based on hard costs only Conceptual Cost Estimates $40,000 As-Built survey of infrastructure Other Special Equipment Computer Equipment / Hardware & Software $0 None anticipated $9,397,247 6. INFLATION FACTOR TO FEB 2016 8. GRAND-TOTAL W/O STORM WATER COSTS $168,693 Construction Materials testing Exercise Equipment $74,536 Pave existing gravel lot $0 None anticipated Public Art Allocation LEED Premium $0 $347,092 asphalt paving, curb & gutter for 202 spaces $841,090 Land Purchase General FF&E 3rd Party Inspections DPS Program Management 4. OTHER PROJECT DEVELOPMENT COSTS FFE - Furniture, Fixtures & Equipment $40,000 $0 ? $0 Professional Fees $168,693 Facilitator for Community Mtgs / Catering 0 LS $0 Allowance per s.f. of fitness 1 Allow $0 None anticipated Move Rockies Field to existing DPR field $0 Allowance per s.f. of kitchen 1 Allow $20,000 Allowance $0 $0 Construction Testing Traffic Study 0 Allow $0 As Built Survey Environmental Study/ Remediation Rebuild softball field in Veterans Park 0 SF $20,000 Allowance $15,000 Allowance Parking & Pedestrian Lighting 0 SF $20,000 Document printing, deliveries, travel Commissioning Water & Sewer extensions to Building Exercise Equipment Plan Review Fees $0 ? Retaining walls Kitchen Equipment Reimbursable Expenses Wastewater full time inspections Sidewalks $5,000 Sheds are in floodway (Grounds & Stadium stor.) $11,285,447 3.72% 5. SUB-TOTAL ALL PROJECT COSTS $32,036 Allow. Denver tax rate on materials 3.72% $2,187,476 Legal Costs Sales Tax $0 None anticipated 3.72% $64,109 Allow. Denver tax rate on materials 3.72% 6. INFLATION FACTOR TO FEB 2016 15% $258,352 Based on hard costs only 5. SUB-TOTAL ALL PROJECT COSTS 7. CONSTRUCTION CONTINGENCY 10% $172,234 Based on hard costs only 6. INFLATION FACTOR TO FEB 2016 (15%) 15% $467,391 Based on hard costs only 7. CONSTRUCTION CONTINGENCY (10%) 10% $311,594 Based on hard costs only 8. GRAND-TOTAL FOR STORM WATER COSTS $2,618,062 8. GRAND-TOTAL Approximate total cost of the storm sewer system shown in green in the plan on page 41 = $880,000. Approximate total cost of the storm sewer system shown in red in the plan on page 41 = $1,740,000. 60 $3,957,031 $4,736,016 Building Programs All City Stadium & South HS - Other Costs for Future Projects Denver Tennis Park Only (DRAFT) FACILITY PROGRAM FACILITY PROGRAM Barker Rinker Seacat Architecture Date: June 30, 2014 Revised: Nov. 12, 2014 Program Space Net Area Facility Administration Spaces Facility Manager Youth Tennis Coordinator / Coach DU Men's Coach DU Women's Coach Part Time workstations Meet Mgmt Room / Conf Rm. Computer Rm/ Video Analysis Equipment Storage Clerical Storage 1,260 Required Building Support Spaces Pre-Control Lobby Lounge Control Desk Men's Toilets /Changing Women's Toilets / Changing Men's Team Lockers Women's Team Lockers Other Locker rooms Training Room Concessions / Vending Custodial Closets Building Mechanical Room Sprinkler Valve Room Main Electrical Distribution Room Maintenance/ Receiving/ Loading Custodial Workroom/ Supply Telecommunications Rm General Building Storage 3,775 Ext 1,625 Weight / Fitness Cardiovascular Training Circuit Resistance Training Free Weight Training Fitness Supervisor Station Stretching Area Equipment Storage 1,625 Competition Indoor Tennis 7 Tennis Courts Spectator Seating for 800 52,240 Outdoor Tennis Courts 8 Hardcourts Spectator seating Foul Ball protection netting 64,350 Program Space Notes private office private office private office private office 2 workstations See Common Room below Small office for video editing and recording equipment Storage area associated with the tennis courts Storage related to office uses 4,606 SF Gathering and waiting space Small area with soft seating (not included) Reception desk for control and services Small restroom facility with changing area - 2 showers Small restroom facility with changing area - 2 showers Permanent lockers for DU student athletes Permanent lockers for DU student athletes Locker space for other groups TBD (not included) Small area for injury treatment and assessment (not included) Area off of the pre-control lobby for concession sales 400 0 100 250 250 1,000 1,000 0 0 25 40 250 40 100 100 50 50 120 700 Barker Rinker Seacat Architecture Date: June 30, 2014 Revised: Nov. 12, 2014 SF 1,537 SF 120 120 120 120 100 0 100 500 80 25 Person Common Room Meeting/Coaching Rm Storage Total Indoor Square Footage Average Cost/ SF Total Program Area Total Program Cost Selected Program Gross Area All City Athletics Office Athletic Director Staff Offices (6) Reception Area Storage Meeting Room for 25 2,250 Required Building Support Spaces Home Team Lockers Away Team Lockers Custodial Closets Building Mechanical Room Main Electrical Distribution Room 2,540 Clinic / Training Facility Open clinic / training room Office Cot room Rest rooms Storage 1,020 854 SF Meetings with groups of 25 or less Ext SF Notes 2,745 SF private office 6 small private offices Open office area for staff Storage space for staff Meeting space for coaching mtgs, Middle School athletics, etc. 120 600 250 100 500 3,099 SF Lockers for student athletes Lockers for student athletes 1,200 1,200 40 80 20 25,546 25-Yd x 25-M Competition Lap Pool Pool Natatorium Spectator Seating for 450 Meet Management Room/ Multi-Purpose Room Pool Equipment Room Pool Storage Spectator Seating for 450 Spectator lobby Spectator toilets Team Locker rooms Offices Space for mechanical equipment and water heater Space for incoming fire sprinkler service line Main distribution panel & sub panels Small temp storage room for deliveries Storage of custodial supplies Telephone and computer equipment Storage for general supplies 650 50 Net Area Average Cost/ SF Total Program Area Total Program Cost Selected Program Gross Area Space for mechanical equipment / water heater Main distribution panel & sub panels 1,244 SF 600 120 100 150 50 6,152 11,986 3,280 1,200 900 600 3,280 500 500 2,400 900 (1) Private Office (2) ADA Unisex toilet rooms This is one possibility for an additional venue in the future 25 yard x 25 meter competition lap pool w/ diving Costs cannot be realistically estimated until scope is defined. 1,983 SF Small fitness area for athletes to train Total Indoor Square Footage 800 350 250 50 100 Allow about $72,000 for equipment (see FF&E budget) 75 55,374 SF Side by side arrangement with backdrop curtains (55' x 120') Raised three row bleacher section at one end of tennis courts 47,400 4,840 64,350 SF 58,800 5,550 8 courts arranged side by side with fencing and wind screens 3 rows of seating at grade on bleacher seats, no backs 70' high netting along the eastern edge of the outdoor courts. 64,354 Building Construction 61 7,088 Building Construction
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