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.
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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.
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19
20
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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