LIBRARY BUILDING
RENOVATION PROJECT
NORTH SEATTLE COLLEGE
Project Request Report - 2016
Washington State Board of Community & Technical Colleges
NORTH SEATTLE COLLEGE
PROJECT STEERING COMMITTEE
Dr. Warren Brown, President
Kristen Jones, Vice President for Instruction
Alan Ward, Interim Vice President for Administrative Services
Alissa Agnello, Dean of Math and Science
Jeffrey Vasquez,Student Leadership
Jason Francois, Director of Facilities
Curtis Bonney, Dean of Basic and Transitional Studies
Julianne Kirgis, Dean of Arts, Humanities and Social Sciences
Kathleen Chambers, E-Learning, Instructional Design
Sharon Simes, Dean of Library
Amy LaZerte, Rental Coordinator
Farideh Faraz, Room Scheduling/ Utilization
PRIMARY CONTACT
Kristen Jones, Vice President for Instruction
North Seattle College
9600 College Way N
Seattle, WA 98103
206.934.3701
Kristen.Jones@seattlecolleges.edu
STATE OF WASHINGTON, DEPARTMENT OF ENTERPRISE SERVICES
Indra Jain, Project Manager
CONSULTANT TEAM
SCHACHT ASLANI ARCHITECTS
Cima Malek-Aslani, AIA, Principal
Walter Schacht, FAIA, Principal
Eric Aman, AIA, Principal
Glen Stellmacher, Intern Architect
Magnusson Klemencic Associates, Structural Engineer
Hargis Engineers, Mechanical Engineer
Hargis Engineers, Electrical Engineers and IT
C&N Consulting, Cost Estimator
Please note:
The PDF version of the document contains hyperlinks in the Table of Contents and at references to
Appendix in the Project Request Report. Click to jump to the referenced page.
Table of Contents
1. Executive Summary��������������������������������������������������������������������������������������������������������������������������������������������������������������������������1
2. Scope and Project Description ��������������������������������������������������������������������������������������������������������������������������������������������������3
3. Prior Planning ��������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������6
4. Needs Analysis������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������9
5. Issues Analysis ��������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 15
6. Site Feasibility����������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 15
7. Space Utilization ����������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 16
8. Capital Cost Development��������������������������������������������������������������������������������������������������������������������������������������������������������� 17
9. Operating Budget Impacts��������������������������������������������������������������������������������������������������������������������������������������������������������� 18
10. Schedule ��������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 18
11. Implementation������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 19
Attachments
Project Budget (Form C-100)��������������������������������������������������������������������������������������������������������������������������������������������������������� 23
Project Parameters Form ����������������������������������������������������������������������������������������������������������������������������������������������������������������� 33
Minimum & Overarching Criteria��������������������������������������������������������������������������������������������������������������������������������������������� 35
DAHP Application Material����������������������������������������������������������������������������������������������������������������������������������������������������������� 37
Construction Cost Estimate ����������������������������������������������������������������������������������������������������������������������������������������������������������� 41
Diagrams & Sketches
Existing Campus Plan ����������������������������������������������������������������������������������������������������������������������������������������������������������������������� 61
Building Area Takeoff Plan ����������������������������������������������������������������������������������������������������������������������������������������������������������� 62
Building Plans����������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 63
Building Sections ��������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 67
Appendix
Design Team Conditions Analysis (Engineer’s Reports)��������������������������������������������������������������������������������������������� 71
Facility Conditions Survey - Excerpts������������������������������������������������������������������������������������������������������������������������������������� 95
NSC Master Plan - Excerpts������������������������������������������������������������������������������������������������������������������������������������������������������� 105
NSC Strategic Plan - Excerpts �������������������������������������������������������������������������������������������������������������������������������������������������� 109
Photographs of Existing Conditions ���������������������������������������������������������������������������������������������������������������������������������������115
Best Practices to Reduce Greenhouse Gas Emissions������������������������������������������������������������������������������������������������ 121
Accreditation Report - Excerpts ���������������������������������������������������������������������������������������������������������������������������������������������� 123
LEED Checklist���������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� 125
Campus Space Utilization Calculations ������������������������������������������������������������������������������������������������������������������������������ 127
Attached Support Files
Space Utilization Calculations (see attached excel file.)
Library Building Renovation Project
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ii
North Seattle College
1. EXECUTIVE SUMMARY
A. PROBLEM STATEMENT / TYPE OF REQUEST
1. CRITICAL NEEDS
North Seattle College serves the rapidly growing and increasingly diverse population
of Seattle’s north end. It has made significant strides to adapt to the changing needs of
its service district, integrating employment, health and human service agencies with its
own student services, increasing its focus on innovative professional-technical programs
such as nanotechnology while continuing a tradition of excellence in academic transfer
programs.
The college continues to evolve to meet the city’s, the state’s and nation’s changing
economic and educational needs. Employers are looking for job candidates with
communications, critical thinking and teamwork skills. Cutting across a wide range of
occupations is the need for people who can manage information resources. This requires
learning environments and student study spaces to support project based learning, group
work and peer-to-peer engagement.
Considerable research confirms the contributions that academic libraries make to student
success, engagement and retention. The Association of College & Research Libraries
study, “Academic Library Contributions to Student Success: Documented Practices
from the Field,” includes community colleges and universities in Washington State. It
reports that library instruction builds students’ confidence, contributing to retention and
persistence, particularly for first year students. Students who receive library instruction
as part of their courses achieve higher grades and demonstrate better information
literacy competencies than others. A Johns Hopkins University publication, “Library
Use and Undergraduate Outcomes: New Evidence for Retention and Academic Success,”
reports that participation in library-related activities were positively correlated with
student engagement in other areas; namely, participation in information technology
was associated with competencies in active and collaborative learning, student-faculty
interactions, and overcoming academic challenges.
North Seattle College’s library has the potential to play a significant role in providing
these resources. The college’s aging facility, however, does not have the required
spaces or infrastructure to achieve these goals. The 1969 Library Building is part of
the original, monolithic, concrete campus that was designed on a model that does not
serve contemporary education. Its deficiencies were identified in the college’s 2013
accreditation report which called for a major renovation of the building. The state’s 2011,
2013 and the 2015 Facility Condition Surveys all identify the need for a comprehensive
renovation of the facility.
Student study spaces for individual and group work should be at the center of the library
but that space is filled with under utilized book stacks. Student should have broad access
to information technology but the limited resources constrain information literacy. The
Student Media Center, Teaching and Learning Center, and e-Learning Support Center
should be configured as an integrated, shared assembly of digital resources for students,
Library Building Renovation Project
1
faculty and staff but they were shoehorned into the building in an incremental series of
retrofits which limit their function.
Classrooms in the library were designed for lectures, not group work or project based
learning. The five, sloped-floor lecture halls get limited use because they can only serve
a static lecture pedagogy. The building has exterior circulation which segregates its
functions by floor. Access and wayfinding are difficult. There is limited space for student
interaction.
The forty-six year old building is in poor condition and has never been significantly
improved. It lacks adequate lateral strength to resist a seismic event and does not meet
contemporary standards for life safety. Mechanical systems are beyond their service life.
The main service switchboard and power distribution equipment are at the end of their
useful life. Inadequate IT infrastructure limits the college’s ability to adequately train
and prepare students in the digital age.
2. TYPE OF REQUEST
The request is for a renovation of the Library Building.
B. PROPOSED SOLUTION
Renovating the Library Building will extend the life of the building for more than 50 years.
The 58,177 square feet project will support the college’s strategic goals of advancing student
success and achievement, adapting to a rapidly changing world, building community and
creating a culture of innovation and collaboration.
The library will be transformed to an Information Commons that provides contemporary
library services, consolidates digital resources and supports collaborative learning. Study
areas will provide a variety of space for individual and group work.
Floors in four of the tiered lecture halls will be leveled to create flexible classrooms space
that can accommodate multiple programs and uses. They will be the first active learning
environments on campus, available for use by all programs on campus. One tiered space will
be retained for use as multi-purpose space for larger assemblies including music, theater,
film, performing arts, presentations and lectures. Informal study lounges will be located
immediately adjacent to these spaces to promote peer-to-peer interaction before and after
class.
The renovated Library Building will support on-line, web-enhanced and traditional
education. In the context of North Seattle’s campus with its labyrinth of exterior walkways it
will offer one of the few interior public spaces where people can gather, study in groups and
collaborate.
Structural systems will be updated to meet contemporary life safety code requirements
for resisting seismic forces. Mechanical and electrical systems will be replaced to meet
functional and energy code requirements. Infrastructure renewal will be coordinated with
programmatic renewal.
2
North Seattle College
C. PROGRAMS ADDRESSED BY PROJECT
The project addresses all of the college’s library services including the Student Media Center
and the Teaching and Learning Center and the e-Learning Support Center. It provides
flexible classrooms and student study spaces that will be utilized by all programs on campus
and a multi-purpose performance venue that will be shared by the music and performing arts
programs.
D. PROBABLE COST SUMMARY AND COMPARISON TO BENCHMARK
Category
Acquisition
Consultant Services
Construction Contracts
Equipment
Artwork
Other Costs
Total (Rounded to $1,000)
Cost
% Total Budget
$0
$4,562,681
$24,658,764
$1,566,595
$102,268
$173,228
$31,064,000
0%
14.68%
79.38%
5.04%
0.33%
0.57%
100.00%
Total project cost per square foot is less than 100% of the expected cost for the facility type.
E. PROJECT SCHEDULE
Phase
Predesign
Design
Construction
Start
Complete
Sep-2016
Jul-2017
Jul-2019
Mar-2017
Jun-2019
Jan-2021
F. FUNDING
The project is anticipated to be funded through general obligation bonds allocated through
the state’s capital budget.
2. SCOPE AND PROJECT DESCRIPTION
A. THE PROJECT AND ITS BENEFITS
1. PROJECT DESCRIPTION
Renovating the forty-six year old Library Building will provide space for student
instructional support, research and information literacy skills. It will contain
contemporary classrooms and informal student study spaces that support active, project
based learning, group work and peer-to-peer engagement and be shared by all programs
on campus.
Library Building Renovation Project
3
2. BENEFITS
The Library Building renovation supports North Seattle College’s mission by
implementing its three core themes.
a. Core Theme 1: Advancing Student Success
•
A variety of learning environments that promote student engagement and faculty/
student engagement.
•
Informal student study and group study rooms adjacent to right sized classrooms
to support a combination of active, collaborative and self-directed learning.
•
Adjacencies of instructional spaces that are adaptable to interdisciplinary
learning.
•
Access to modern, professional media equipment, hardware and software and
technology support through a right sized and properly equipped Student Media
Center. This access will give students the knowledge and skills needed to prepare
them for successful careers in our global, competitive economy.
•
Access to a full range of e-learning support services for online, hybrid, and
web-enhanced campus classes including orientation resources, technical support,
workshops, and monitored test proctoring in an updated e-learning support
facility.
•
Access to information resources expected by students in the digital age by
providing data systems that support new knowledge resources.
b. Core Theme 2: Excelling Teaching and Learning
4
•
Flexible, level classrooms that enable the college to deliver to active learning
pedagogies that focus on collaborative learning and group work.
•
Appropriate space and adjacencies for services including the e-learning Support
Center and the Teaching and Learning Center that will foster faculty development
through collaboration, shared spaces and resources in response to evolving
pedagogies.
•
Resources and access to digital information and software for all faculty and staff
that promote excellence and innovation in the classroom and on campus.
•
A facility that bridges faculty and student services by bringing students and their
instructors together physically and virtually.
North Seattle College
c. Core Theme 3: Building Community.
Renovating the Library Building will provide contemporary learning environments
that enable the college to build upon its partnerships with state universities, industry
and local high schools.
•
North Seattle College has partnership agreements, and shares library and
instructional space with Western, Central and Eastern Washington Universities.
College graduates who hold Direct Transfer Agreement associate degrees may
enroll in selected B.A. degree programs offered by the universities without
leaving their home campus.
•
North Seattle College also has partnerships with businesses including Boeing,
Phillips Health Care, Rolex, and Fluke Inc. who provide financial resources,
equipment, and curricular input for the engineering, electronics, health care, and
technology programs. The college partners with local K-12 Schools, including
programs with Ingraham High School Readiness Academy and College in High
School at Ingraham and Nathan Hale high schools.
B. PROGRAM AND RELATED SPACE TABLE
Program
Existing
Proposed
Change
17,728
19,100
1,372
952
1,270
318
Teaching & Learning Center
Offices, Lab and Conference
1,274
1,240
(34)
E-Learning
Offices, Learning Lab and Conference
1,048
1,670
622
0
550
550
2,874
9,906
7,032
11,469
4,989
(6,480)
Assignable Square Feet (ASF)
35,345
38,725
3,380
Support Spaces
22,832
19,452
(3,380)
Gross Square Feet (GSF)
58,177
58,177
0
Efficiency
61%
67%
6%
Library
Reading Room, Reference Area, Makers Space,
Periodicals, Circulation and Reference Desk, Study
Rooms, Shipping and Receiving and Library Support
Student Media Center
Offices, Media Studio, Editing Lab and Work Room
Shared Spaces
Conference Room and Collaboration Lounge
Shared Instructional Space
Classrooms, Seminar, Study & Breakout Rooms
Music/Performance/Lecture
Multi-Purpose Hall, Support Spaces, Rehearsal Areas
Library Building Renovation Project
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C. INCREASED FTES ACCOMMODATED BY THIS PROJECT
Demand for education in the college’s service district is growing. The 2017 CAM projects
that college’s Type 1 FTES will increase by 140 students and that Type 2 FTES will grow to
172 by 2024.
Increased public transit access to the college is projected to further increase enrollment at the
college. Sound Transit’s Northgate light rail station will serve over 15,00 passengers a day
when it opens in 2021. A major pedestrian and bicycle bridge will connect the college to the
light rail station and the existing Northgate multi-modal center. The bridge will land at the
north end of campus and is anticipated to be used by 7,000 people every day.
D. TABLE OF EXISTING BUILDINGS WITH UNIQUE FACILITY IDENTIFIERS
UFI
A09018
*
Building Name
Library Building
Year Built
FCS Survey
Score
Project Type
FCS GSF*
1969
460
Renovation
80,192
Total
80,192
58,177 gross square feet will be renovated for the project. Reconfiguring the tiered
lecture halls reduces the amount of square footage that needs to renovated on the ground
floor of the building. See Page 62 in the Appendix for floor plans that indicate area to be
renovated.
3. PRIOR PLANNING
A. HISTORY OF THE BUILDING & ORIGINAL FUNDING SOURCE
The Library Building was constructed in 1969 as part of the original North Seattle College
campus. The project was funded by the State.
The building remains as it was originally constructed. Improvements consist of minor
changes to interior walls. No upgrades have been made to the building systems which are at
the end of their service life.
B. INSTITUTIONAL GOALS, STRATEGIC PLAN, & FACILITIES MASTER PLAN
1. INSTITUTIONAL GOALS & STRATEGIC PLAN
The 2013 Northwest Commission on Colleges and Universities Year Three Evaluation
Report indicated that renovation of the Library Building was required to adequately
support academic and other programs that are integral to the college’s Strategic Plan
focuses on three core themes. See Page 109 in the Appendix for highlighted sections of
NSC’s strategic plan.
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North Seattle College
Strategic Plan Core Theme
Library Building Renovation Project
1. ADVANCING STUDENT SUCCESS
Create a culture that intentionally places
student learning and growth at the center of
what the college does;
Promote student engagement with
coursework, faculty and staff, and cocurricular activities;
Foster active, collaborative, self-directed
learning;
Support student perseverance and goal
completion;
Provides flexible classrooms that enable
student centered, collaborative learning.
Provides student study rooms and informal
learning spaces for project based learning
that enables learning to continue outside
the classroom.
Provides learning environments that enable
students to learn marketable business world
skills along with the academic material.
Provides informal student study spaces that
foster social and academic conversations
enabling students to build the social
connections that contribute to retention.
2. EXCELLING IN TEACHING & LEARNING
Engage in the work of teaching and
learning with passion, vision, and
creativity;
Adapt to the needs of a rapidly changing
world by changing curriculum, services,
and practices;
Ensure the effectiveness and quality of
work through ongoing assessment and
professional development.
Provides a-state-of-the-art Teaching and
Learning Center to enable faculty and staff
to explore new styles and methodologies of
instruction, classroom support and delivery
of student services.
Provides adjacencies of space that enable
the Teaching and Learning Center to
collaborate and share resources with the e
learning Support Center
3. BUILDING COMMUNITY
Create a diverse, inclusive, and safe
environment accessible to all;
Strengthen college community
through open communication, civility,
accountability, and mutual respect;
Reach outside the institution to form local
and global partnerships and pursue civic
engagement;
Work in ways that are environmentally,
socially and fiscally sustainable.
Provides an appropriate mix of
instructional and informal gathering
spaces that attract, retain and promote a
community of learners.
Extends the life of a 40 plus-year old
campus structure for another generation.
Meets goals for energy-efficiency as
outlined by LEED Silver standards.
Supports existing partnerships with state
universities.
Library Building Renovation Project
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2. FACILITY MASTER PLAN
The facility master plan identifies renovation of the Library Building as the college’s
first priority for major capital development. Previous major project priorities outlined in
the plan have been implemented. See Pages 105-107 in the Appendix for excerpts from
NSC’s Long Range Campus Plan.
The Long Range Campus Master Plan is based on a commitment to renewing the
college’s aging, original buildings through a series of comprehensive renovations that will
extend their life for future generations of college students. The existing buildings have
the capacity to serve the college’s long range needs but they do not serve contemporary
instructional programs. Deficient structural, mechanical and electrical systems in the
aging facilities threaten their usefulness.
A major goal of the master plan is to update structural systems to ensure the life safety
of occupants, replace mechanical and electrical systems to meet current codes and
reduce maintenance and operating costs. The master plan also calls for the development
of interior common spaces to create a sense of community and provide safe access to
restrooms and other building services which are lacking in the original structures.
C. SBCTC SYSTEM DIRECTION GOALS
1. ECONOMIC DEMAND
Strengthen state and local economies by meeting the demands for a well-educated
workforce.
Employers want employees to be able to work in groups, communicate effectively and
to think critically. The Library Building renovation will provide instructional spaces to
enable project based, active learning. Project based learning requires collaboration and
group work outside the classroom. The renovation will provide a variety of spaces to
support learning beyond the classroom.
The Student Media Center in the library provides North Seattle’s students with access
to media resources and basic instruction enabling them to incorporate digital and analog
audiovisual media into their course assignments and presentations. The Student Media
Center will be reconfigured to provide students with better access to media equipment
and staff support that enables students to hone their communications skills. In the context
of learning academic content, students are able to develop marketable skills employers
seek.
2. STUDENT SUCCESS
Achieve increased educational attainment.
Access to instructional spaces, information technologies, library, and support services is
critical to improving student success at all levels, from basic skills to degree attainment.
This is particularly true in the college’s catchment area, where the population is
becoming older and more diverse, and the average income level is declining. The Library
Building renovation will provide a balance of group instruction and individual study
8
North Seattle College
spaces that support both formal and informal learning to support increased educational
attainment.
3. INNOVATION
Use technology, collaboration, and innovation to meet the demands of the economy and
improve student success.
Reconfiguration of the Student Media Center, the Teaching and Learning Center and the
e-Learning Support Center provides opportunities for collaboration through adjacencies.
These programs build upon the College’s goal to create an information and innovation
commons where students and staff inspire one another. Specialty spaces within the
Library Building become readily available and include:
•
Presentation/ Seminar rooms
•
Collaboration rooms with access to video conferencing software
•
Makers Space
•
Media Production Rooms
The Makers Space is an innovation laboratory that uses digital and other technologies
to create and test prototypes. This lab will give students access to and instruction in
operating equipment that businesses will expect students to be familiar with. It will be
another project based learning venue that students will utilize to fulfill their assignments.
4. NEEDS ANALYSIS
A. THE CAPITAL PROBLEM
1. BUILDING AGE & CONDITION
The 46-year-old Library Building is in the worst condition of any building on campus,
does not meet the needs of its programs and represents a life safety hazard due to its
inability to resist seismic forces and lack of a fire suppression system. The state’s 2015
Facility Conditions Survey (FCS) recommended that the building be renovated. It is a
long standing problem – the 2011 and 2013 Facility Condition Surveys also called for a
comprehensive renovation of the facility. The facility is at a pivotal moment in its service
life. Each succeeding biennium that nothing happens accelerates the deterioration.
A summary of the state board’s FCS comments follows. See Page 95-104 in the Appendix
for applicable excerpts from the 2015 FCS report.
Library Building Renovation Project
9
Category
2015 Library Building Facility Conditions Survey
Score
460, Needs Improvement/Renovation
Structure: Seismic improvements needed.
Primary
Systems
Secondary
Systems
Service
Systems
Exterior Closure: Some deterioration of exterior closure is evident.
Roofing: Leaking and deterioration, a new roof is required
Floor Finishes: Extensive deterioration and unevenness
Doors and Hardware: Original door hardware is old, worn and failing.
Renovation of the library calls for all new doors and hardware.
Plumbing: Some leaking apparent.
HVAC: Air handler fan and drive motor bearings are at the end of their
useful life, failing and should be replaced. In-line fan motors have become
unreliable due to component failure. Duct sealant has deteriorated allowing
air to escape. Inadequate capacity, zoning and distribution; equipment
deteriorating. No A/C in office areas, no ventilation in hazardous areas.
Chilled/ hot water cooling/ heat with VAV from central plant; bad electric
re-heat boxes funded for replacement
Electrical: Capacity does not accommodate future needs.
Life/ Safety: The aluminum handrails on the elevated walkways and
stairwells are original/46 years old and in various stages of deterioration.
Deficiencies include badly cracked and spalling cement at post bases, bent
and broken balusters, and damaged and broken top rails. The damaged rails
should be repaired or replaced depending on the level of damage to each
section to meet current codes.
Quality
Standards
Heat Loss
Fire/ Safety: The building is not equipped with a fire suppression system.
Maintenance: Deferred maintenance is evident.
Comments: Good renovation candidate.
Insulation: Present but does not meet current energy code standards.
2. FUNCTIONALITY
Library Services
The library’s service model has changed significantly since the Library Building was
constructed nearly fifty years ago. It has evolved from its role as a book depository and
quiet study to an information commons that should be a digital hub with places for group
study that is capable of serving the broad needs of the college’s diverse community. The
existing facility does not serve those needs.
The Library Building is not conducive to research or study for students, faculty and staff.
It does not support the library’s goal of fostering information literacy. As instruction
moves to on-line and web-enhanced delivery, the importance of the Library as a physical
place on the campus where students engage and collaborate with their peers and faculty
increases. In the context of North Seattle College, a campus characterized by exterior
10
North Seattle College
public circulation and limited common space, the Library Building is the only place
where students can gather for group study.
There are limited places for individual or group study. The library’s major open space,
on the upper level, is filled with under-utilized ranges of book shelves. Consolidating the
shelving to meet the current book count would open this space up for tables and chairs,
putting students in the heart of the library.
The building lacks the digital infrastructure to support the multiple digital resources that
students must access to complete their assignments. It does not have adequate wireless
data and electrical power to support mobile computing. Lighting does not support
individual or group work.
Digital Resources
The library’s core resources include the Student Media Center, the Teaching and
Learning Center, and the e-Learning Support Center which provide critical support
services to students and faculty. They should work together as an integrated unit,
increasing access and sharing space. However, space for these functions was created
piecemeal. The result is three nearly unusable service areas. None of the departments
have enough space to function properly.
For example, the Student Media Center is too small to serve the number of students who
use it every quarter. Presentation practice rooms lack the resources required to provide
students with media equipment experience or develop communication skills for business
and industry. The configuration of the Teaching and Learning Center (TLC) and eLearning Support Center make them difficult to secure. Thefts occur even though the
staff is present.
Classrooms and Multi-purpose Space
The college’s instructional model has changed significantly since the Library Building
opened in 1969. Five steeply raked halls, three with 150 seats and two with 60 seats,
were designed for the static, instructor-centered pedagogy of the time. They do not serve
contemporary student-centered pedagogy, which utilizes active learning, group work and
peer-to-peer engagement.
One of the large halls was designated as a multi-purpose performance venue but does not
contain the variable acoustics, sound reinforcement or projection systems necessary to
accommodate a wide range of uses. Another of the large halls was converted to a theater
for use by the drama program.
There is no adjacent break out rooms or informal study space for students. The facilities
get limited use because they do not support project-based learning or collaboration.
Power and Data
Electrical systems are beyond their service life. The main service switchboard and power
distribution equipment need to be replaced. The building needs substantial improvements
in terms of wireless infrastructure, cable pathways, server rooms and mechanical systems
to cool computer equipment. See Page 91-94 in the Appendix.
Library Building Renovation Project
11
3. HEALTH, LIFE SAFETY & BUILDING CODE
The Library Building has significant life safety and building code deficiencies. Inability
to resist an earthquake and lack of a fire suppression systems are foremost among the
college’s concerns for its students, faculty and staff.
Seismic Issues
A Tier 1 Structural Analysis found that this building does not have adequate capacity
to resist significant lateral loads from an earthquake (see pages 71-73 and 75-85 in the
Appendix), which represents a life safety hazard. It cites specific deficiencies including:
•
The existing concrete shearwalls lack adequate capacity to resist seismic loads. Shear
stresses exceed the Tier 1 evaluation limit of 100 psi by a significant margin.
•
One inch seismic joints are too small to accommodate expected lateral displacements
and could result in pounding of adjacent structures in a seismic event.
•
Structural irregularities between the Library Buildings concrete walls and floor could
contribute to the adverse overall seismic performance.
•
Deficient precast concrete wall connections could lead to falling building
components.
•
Deficient concrete shearwall connections weaken an already deficient lateral system.
Other Life Safety Issues
•
The facility does not have a fire sprinkler system, which is required for a building of
this type larger than 5,000 square feet. See Page 87 in the Appendix.
•
Handrails on the elevated walkways and stairwells are unsafe. Badly cracked and
spalling cement at post bases, bent and broken balusters, and damaged and broken top
rails have weakened the system. It is no capable of resisting a typical lateral force.
•
Building ventilation does not meet code requirements for outside air. See Page 87 in
the Appendix.
•
Emergency lighting does not meet code. See Page 92 in the Appendix.
ADA/Barrier-Free Access
The Library Building presents significant obstacles to barrier-free access. The fire alarm
system does not have audible and visual alarms required to meet intelligibility and ADA
requirements. See Page 93 in the Appendix. Toilet rooms do not have adequate capacity
to serve the building’s occupants and do not meet ADA accessibility standards.
See Page 87 in the Appendix.
Energy Codes
•
12
The mechanical system is driven by electrical power which does not meet the
requirements of the Seattle Energy code. It operates 24/7 because it is a constant
heating and ventilation system without variable speed drives or an energy
North Seattle College
management system to reset the temperature within the air handlers. See Page 87 in
the Appendix.
•
The building’s envelope and lighting controls do not comply with the energy code.
See Page 92 in the Appendix.
B. OBVIOUS AND CRITICAL NEEDS
1. NEW SPACE FOR ENROLLMENT DEMAND
No new space is proposed by this project.
2. RENOVATION/REPLACEMENT
a. Program Mix Changes
The Library Building will continue to house the college’s library and instructional
spaces that will be shared by all programs on campus. Space will be reconfigured to
serve contemporary program needs.
•
Library space currently apportioned to book shelving will be reduced and
reapportioned to student study areas.
•
Four static, steeply raked lecture halls will be converted to six flat floor
classrooms that are right-sized for contemporary active learning environments
that support project-based learning and can be adapted for use by a wide range
of programs. Break out rooms and informal student study areas will be added
adjacent to the classrooms.
•
Space previously converted for use as a theater will be returned to instructional
use.
•
One tiered performance space will remain and will be renovated for multiple
uses by music and theater programs, and other campus-wide issues.
b. Simplifying Space Relationships
•
The library’s core digital resources, the Student Media Center, e-Learning
Support Center and Teaching and Learning Center will be reconfigured to provide
the adjacencies that enable them to share space and resources. This will increase
opportunities to provide support services to staff and students.
•
Creation of common, circulation space inside the building will improve access
and security.
•
Gross to net square footage efficiency will be increased from 61% to 67%.
C. ACCREDITATION NEEDS
The 2013 Northwest Commission on Colleges and Universities Year Three Evaluation Report
stated that the Library Building, as well as the college’s Instructional Building, needed a
major renovation. Excerpts from the report are included on Page 123-124 in the Appendix.
Library Building Renovation Project
13
The report said that “ HVAC systems, lighting systems, window systems, furniture systems,
and other infrastructure systems in the Library & Theater Building and the Instructional
Building are in real need of renovation/upgrade, as identified in the Physical Infrastructure
section”.
The evaluators recommended that the college take the steps necessary to implement the
recommendations of the 2011 Facility Condition Survey (FCS), which called for renovation
of both buildings. The Library Building is in the worst condition of any facility on campus
as reflected by its FCS score and needs a comprehensive renovation to continue to serve its
programmatic goals and provide adequate life safety to its occupants.
D. ALTERNATIVES CONSIDERED
The college considered a range of alternatives to renovating the Library Building.
1. PROGRAMMATIC & FACILITY RELATED
There are no programmatic alternatives to renovating the Library Building. The library
and its related learning spaces are fundamental to the instructional mission of the college.
There are no facility-related alternatives to comprehensively renovating the facility.
Addressing the wide range of seismic deficiencies with the envelope, structure,
mechanical and electrical systems cannot be done incrementally. Improving seismic
resistance requires demolishing a significant portion of the interiors in order to connect
new elements to the existing structure. Reconfiguring the lecture halls to create
classrooms that serve contemporary pedagogy will trigger building wide code upgrades.
The building cannot be replaced. It is one of the five original, concrete buildings which
were constructed together. The original assembly forms an integral whole. Four of the
buildings are built over a common below-grade parking garage. The fifth, the Library
Building is immediately adjacent and connected to the campus infrastructure. Replacing
the structure would not be cost-effective because portions of the remaining structures
would have to be shored, existing circulation paths and egress patterns would be
disconnected.
The only practical way to deal with the aging building is to comprehensively renovate it
and renew the life of the overall structure for the next 50 years or more.
2. CONSEQUENCES OF DOING NOTHING
According to the 2011, 2013 and 2015 Facilities Conditions Surveys, North Seattle’s
Library Building needs to be renovated. Deferring the renovation further creates the
potential for significant negative consequences:
•
14
The facility will continue to be a hazard in terms of life safety. It is not capable of
resisting a significant seismic event and does not have a fire suppression system.
North Seattle College
•
The roof, envelope, mechanical and electrical systems have the potential to fail. At
some point incremental maintenance and repairs will not be adequate to keep them in
operation.
•
The building will continue to be under-utilized. Instructional space will be further
vacated over time.
•
The college’s library services will continue to lag behind needs, reducing the
college’s ability to recruit, support and retain students, faculty and staff.
•
North Seattle College students will not have access to the support services and
instructional spaces required to teach information competency, teamwork and
collaboration.
5. ISSUES ANALYSIS
A. USEFUL LIFE OF THE PROPOSED FACILITY
Renewing the library will create a flexible, durable facility that serves the college and the
changing needs of its students for the next 50 years. The exterior envelope will be improved
to meet energy code requirements. The structural system will be improved to meet seismic
requirements. The mechanical and electrical systems will be completely replaced.
B. DISCUSSION OF SUSTAINABILITY
The building is planned and budgeted to maximize building system performance and reduce
the total cost of ownership.
•
The building is targeted for LEED Silver v4 certification, which places significant
emphasis on energy efficiency and material selection. See Page 125 in the Appendix.
•
Eight of the State’s required Best Practices to Reduce Greenhouse Gas Emissions have
been identified as achievable for this project (see Page 121 in the Appendix).
C. IMPACT ON DEFERRED MAINTENANCE AND REPAIR BACKLOG
The deferred maintenance and repair backlog costs identified in the 2015 Facility Condition
Survey (FCS) would be eliminated by a comprehensive renovation of the building. The cost
to maintain a building of this age are significant as indicated by $780,000 roof replacement
currently listed as a Minor Works Preservation project for the 2015-17 capital budget. The
renovation project would replace finishes, roof, envelope, mechanical and electrical systems
that are beyond their service life and no longer cost effective to maintain.
6. SITE FEASIBILITY
A. ACQUISITION, MITIGATION, AND NEIGHBORHOOD ISSUES
The renovation project is located on the North Seattle College campus. No land acquisition is
required. There are no neighborhood or mitigation issues.
Library Building Renovation Project
15
B. PARKING EXPANSION
No parking expansion is required for the project.
C. PERMIT ISSUES
Renovation of the Library Building is part of the Major Institution Master Plan adopted by
the City of Seattle. The college will obtain a Master Use Permit under the guidelines of the
master plan.
D. UTILITY AND OTHER INFRASTRUCTURE NEEDS
Existing campus water, sanitary sewer and electrical lines will serve the renovation project.
Electrical switchgear, switchboards, and transformers will be replaced.
E. STORMWATER
No stormwater improvements are required for the renovation project since it does not
increase impermeable surfaces.
F. ROADS AND TRAFFIC SIGNALS
Off campus roads and traffic signals will not be affected by this project.
G. DAHP REVIEWS
The project will comply with the Executive Order 05-05. An EZ-1 Project Review Sheet has
been submitted to Department of Archaeology and Historic Preservation initiating the formal
review process of any ground disturbances. At the time of issuance for this Project Request
Report all necessary steps with DAHP have been completed and no further action is required
until the project receives funding.
7. SPACE UTILIZATION
A. FALL 2014 UTILIZATION OF CAMPUS INSTRUCTIONAL SPACE
1. EXISTING SPACE UTILIZATION TABLE
Space utilization yields the following recent data for classrooms and labs (See Page 127
in the Appendix.)
16
Quarter
Program Space
Utilization (hours per week)
Fall Quarter 2014
Classrooms
Labs
10.25
6.13
North Seattle College
B. NEW PROGRAMS, CHANGING MIX OF PROGRAMS
The renovated Library Building will contain its existing programs. This includes the library
with its Student Media Center, Teaching and Learning Center, and e-Learning Support
Center, the music program, drama program, and instructional spaces that are used by all
programs on campus. Music and drama will share the 150-seat multi-purpose performance
seat. The existing theater, which occupies one of the original 150-seat tiered lecture halls,
will be converted back to instructional space.
C. USE OF VACATED SPACE
No floor space will be vacated as part of the renovation project. The five existing tiered
lecture halls are two-story volumes. they will be reduced to one-story volumes when their
floors are levelled to create flexible, adaptable classrooms. The residual space below will be
utilized as a mechanical plenum.
D. NEED & AVAILABILITY FOR SURGE SPACE
The library, music programs and classrooms will be relocated during the construction phase
of the project. Surge space was anticipated in the Long Range Campus Plan. Vacated space
in the college’s old cafeteria will provide a place for these programs to function until the
Library Building is ready for occupancy.
E. FLEXIBILITY & ADAPTABILITY OF PROPOSED SPACE
Flexibility is the ability to support multiple learning activities in one classroom. The
proposed renovation would create classrooms that are sized for flexible furnishings that may
be arranged in different configurations to support lecture, group work and individual work.
Classrooms will accommodate active group learning by allowing students and instructors to
move between digital and analog tools for collaboration during class. Student study rooms
and informal student study space are adjacent to classrooms to encourage interdisciplinary
collaboration.
The adjacencies provide flexibility to adapt pedagogies that utilize group learning and group
problem-solving. The informal learning spaces adjacent to classrooms facilitate learning
outside the classroom and support evolving pedagogies.
Adaptability is the ability to adapt the building to growth and changes over time. The
proposed adjacencies in the renovation between library services allow these spaces to flex
and integrate over time as services change.
Library Building Renovation Project
17
8. CAPITAL COST DEVELOPMENT
A. PREDICTION OF OVERALL PROJECT COST
1. PROJECT BUDGET
Category
Cost
% Total Budget
$0
0%
$4,562,681
14.68%
$24,658,764
$1,566,595
$102,268
$173,228
$31,064,000
79.38%
5.04%
.33%
.57%
100.00%
Acquisition
Consultant Services
Construction Contracts
Equipment
Artwork
Other Costs
Total (Rounded to $1,000)
2. EXPECTED COST CALCULATION*
The project budget is lower than the expected cost.
Facility Type
CTC Libraries
Classrooms
Expected $/GSF
GSF by Type
Expected $
$504
$587
37,082
21,095
58,177
$18,967,792
$12,375,102
$31,072,984
Total
* From Expected Cost Calculation Table provided by SBCTC.
B. COMPARABLE SBCTC PROJECT COST/FTE
1. Project Budget / Net New FTES Comparison
Current SBCTC Projects
Project Cost
New FTES
$/Net New FTES
Whatcom Community College
Learning Commons
$31,624,000
*181
$174,718
**$27,333,205
*172
$158,914
65,195 square feet
North Seattle College
Library Renovation Project
58,177 square feet
*
New FTES is calculated using Type 2 = Day On-Campus + On-line; Project types
serve combined FTES -Academic, Vocational and Basic Skills/Development.
** North Seattle College cost is in unescalated dollars to align with costs from SBCTC
Status Reports.
18
North Seattle College
9. OPERATING BUDGET IMPACTS
A. ANTICIPATED ANNUAL IMPACT ON COLLEGE’S O&M BUDGET
There is no anticipated impact on the college’s operations and maintenance budget due to the
fact that the renovated facility does not add new square footage, which requires additional
maintenance and operations costs.
10. SCHEDULE
Phase
Start
Complete
Sep-2016
Mar-2017
Design
Jul-2017
Jun-2019
Construction
Jul-2019
Jan-2021
Predesign
11. IMPLEMENTATION
A. TIMING OF THE BUDGET REQUEST
This request is for a project that would be funded for design in the 2017-2019 Biennium
and for construction in the 2019-2021 Biennium. The Library Building renovation is North
Seattle College’s number one capital priority.
B. JUSTIFICATION FOR DESIRED METHOD OF CONSTRUCTION
The college evaluated three methods of project delivery.
ALTERNATIVE PROJECT DELIVERY
GCCM (General Contractor/Construction Manager)
•
GCCM may be utilized on projects with construction costs of $10 million or more
where early involvement of the contractor is a benefit in terms of scheduling, phasing,
or coordination, construction at an occupied facility; a complex or technical work
environment; or specialized work on a building that has historic significance.
•
GCCM may involve increased costs for design fees related to working with the contractor
and preparing multiple bid packages; and for the GCCM risk contingency.
Design Build
•
Design Build may be utilized on projects with construction costs of $2 million or more
where construction activities are highly specialized; there is an opportunity for greater
innovation or efficiencies between the designer and the builder; or significant savings in
project delivery time would be realized.
•
Design Build may involve increased costs due to the effort to prepare the RFQ/RFP,
stipends for competitors in the RFP phase and the ongoing participation of programming
consultants.
Library Building Renovation Project
19
CONVENTIONAL PROJECT DELIVERY
Design Bid Build
•
Design Bid Build is used to procure the majority of public works in Washington State and
almost all projects for the State Board of Community and Technical College. The process
encourages price competition. Responsibility criteria may be utilized to ensure that a
qualified contractor is awarded the project.
•
The college is experienced with this delivery type. It successfully utilized Design Bid
Build for two comparable renovations – in terms of scope, complexity and cost – to the
proposed project.
•
Design and construction contingencies adequate to manage project have been included in
budget.
As a result of the evaluation, the college identified Design Bid Build procurement as the
desired method of construction for the project.
20
North Seattle College
ATTACHMENTS
Library Building Renovation Project
21
22
North Seattle College
Project Budget (Form C-100)
PROJECT BUDGET (FORM C-100)
STATE OF WASHINGTON
AGENCY / INSTITUTION PROJECT COST SUMMARY
Agency
Project Name
OFM Project Number
SBCTC
North Seattle College - Library Building Renewal
Contact Information
Name
Phone Number
Email
Gross Square Feet
Usable Square Feet
Space Efficiency
Construction Type
Remodel
Alternative Public Works Project
Inflation Rate
Sales Tax Rate %
Contingency Rate
Base Month
Project Administered By
Predesign Start
Design Start
Construction Start
Construction Duration
Statistics
MACC per Square Foot
Escalated MACC per Square Foot
0.0%
A/E Fee Class
College classroom facilit
A/E Fee Percentage
Yes
Projected Life of Asset (Years)
Additional Project Details
No
Art Requirement Applies
3.08%
Higher Ed Institution
9.60%
Location Used for Tax Rate
10%
November-15
DES
58,177
September-16
July-17
July-19
18 Months
Schedule
Predesign End
Design End
Construction End
$307
$352
B
10.28%
50
Yes
Yes
Seattle
March-17
June-19
January-21
Green cells must be filled in by user
Total Project
Project Cost Estimate
$27,333,205 Total Project Escalated
Rounded Escalated Total
C-100(2014)
Page 1 of 2
$31,063,536
$31,064,000
12/22/2015
Library Building Renovation Project
23
Project Budget (Form C-100)
STATE OF WASHINGTON
AGENCY / INSTITUTION PROJECT COST SUMMARY
Agency
Project Name
OFM Project Number
SBCTC
North Seattle College - Library Building Renewal
Cost Estimate Summary
Acquisition Subtotal
Predesign Services
A/E Basic Design Services
Extra Services
Other Services
Design Services Contingency
Consultant Services Subtotal
Acquisition
$0
Acquisition Subtotal Escalated
Consultant Services
$385,000
$1,395,619
$881,500
$1,103,017
$376,514
$4,141,649
Consultant Services Subtotal Escalated
$0
$4,562,681
Construction
Construction Contingencies
Maximum Allowable Construction
Cost (MACC)
Sales Tax
Construction Subtotal
Equipment
Sales Tax
Non-Taxable Items
Equipment Subtotal
Artwork Subtotal
$1,788,677
$17,886,768
$1,888,843
$21,564,288
Construction Contingencies Escalated
Maximum Allowable Construction Cost
(MACC) Escalated
Sales Tax Escalated
Construction Subtotal Escalated
Equipment
$1,250,000
$120,000
$0
$1,370,000
Equipment Subtotal Escalated
Artwork
$102,268
Artwork Subtotal Escalated
$2,045,352
$20,453,520
$2,159,892
$24,658,764
$1,566,595
$102,268
Agency Project Administration
Agency Project Administration
Subtotal
DES Additional Services Subtotal
Other Project Admin Costs
$0
$0
Project Administration Subtotal
$0
Other Costs Subtotal
Total Project
$0
Project Administation Subtotal Escalated
Other Costs
$155,000
Other Costs Subtotal Escalated
Project Cost Estimate
$27,333,205 Total Project Escalated
Rounded Escalated Total
C-100(2014)
24
North Seattle College
Page 2 of 2
$0
$173,228
$31,063,536
$31,064,000
12/22/2015
Project Budget (Form C-100)
Cost Estimate Details
Item
Purchase/Lease
Appraisal and Closing
Right of Way
Demolition
Pre-Site Development
Other
Insert Row Here
ACQUISITION TOTAL
Acquisition Costs
Escalation
Base Amount
Factor
$0
NA
Escalated Cost
Notes
$0
Green cells must be filled in by user
Cost Details - Acquisition
Page 1 of 1
12/22/2015
Library Building Renovation Project
25
Project Budget (Form C-100)
Cost Estimate Details
Item
1) Pre-Schematic Design Services
Programming/Site Analysis
Environmental Analysis
Predesign Study
Tenant Relocation
Sub TOTAL
$385,000
$1,395,619
3) Extra Services
Civil Design (Above Basic Svcs)
Geotechnical Investigation
Commissioning
Site Survey
Testing
LEED Services
Voice/Data Consultant
Value Engineering
Constructability Review
Environmental Mitigation (EIS)
Landscape Consultant
$30,000
$12,000
$25,000
$0
$15,000
$120,500
$30,000
$65,000
$65,000
$5,000
$35,000
Site Measurement and Verification
$5,000
Renderings, Models, Presentations
$10,000
Lighting Consultant
Signage Consultant
Acoustical Consultant
Audio/ Visual Consultant
Hazardous Materials Consultant
Security Consultant
Interior -Equipment and Furnishings
Design
$45,000
$37,000
$18,000
$17,000
$25,000
$7,500
Theatre/ Perfoming Arts Consultant
$125,000
Building Envelope Consultant
MUP/ Legal Services- Permit
Coordination
Tenant Relocation Design
$22,000
Energy Conservation Model (ELCCA)
$50,000
Life Cycle Cost Analysis Tool
Artwork Design Coordination
Document Reproduction Services for
VE & Constructability
$25,000
$5,000
North Seattle College
Escalated Cost
Notes
$185,000
$200,000
2) Construction Documents
A/E Basic Design Services
Other
Insert Row Here
Sub TOTAL
Cost Details - Consultant Services
26
Consultant Services
Escalation
Base Amount
Factor
1.0518
$1,395,619
$404,943 Escalated to Design Start
69% of A/E Basic Services
1.0829
$1,511,316 Escalated to Mid-Design
$27,000
$18,000
$35,000
$7,500
Page 1 of 2
12/22/2015
Project Budget (Form C-100)
Insert Row Here
Sub TOTAL
4) Other Services
Bid/Construction/Closeout
HVAC Balancing
Staffing
Testing and Inspections
Hazardous Material Testing and
Monitoring
Building Envelope (WAB) Testing and
Inspections
Document Reproduction
(Bid/Construction)
$881,500
1.0829
$954,577 Escalated to Mid-Design
$627,017
$75,000
31% of A/E Basic Services
$90,000
$15,000
$58,000
$32,000
Additional Construction Observation
$162,000
As-Built Documentation
Advertising
Equipment Training
Insert Row Here
Sub TOTAL
$36,000
$3,000
$5,000
$1,103,017
5) Design Services Contingency
Design Services Contingency
Other
Insert Row Here
Sub TOTAL
$376,514
CONSULTANT SERVICES TOTAL
$4,141,649
1.1435
$1,261,301 Escalated to Mid-Const.
1.1435
$430,544 Escalated to Mid-Const.
$376,514
$4,562,681
Green cells must be filled in by user
Cost Details - Consultant Services
Page 2 of 2
12/22/2015
Library Building Renovation Project
27
Project Budget (Form C-100)
Cost Estimate Details
Construction Contracts
Escalation
Base Amount
Factor
Item
1) Site Work
Notes
G10 - Site Preparation
G20 - Site Improvements
G30 - Site Mechanical Utilities
G40 - Site Electrical Utilities
G60 - Other Site Construction
Other
Insert Row Here
Sub TOTAL
$0
1.1176
$0
2) Related Project Costs
Offsite Improvements
City Utilities Relocation
Parking Mitigation
Stormwater Retention/Detention
Other
Insert Row Here
Sub TOTAL
$0
1.1176
$0
1.1435
$20,453,520
3) Facility Construction
A10 - Foundations
A20 - Basement Construction
B10 - Superstructure
B20 - Exterior Closure
B30 - Roofing
C10 - Interior Construction
C20 - Stairs
C30 - Interior Finishes
D10 - Conveying
D20 - Plumbing Systems
D30 - HVAC Systems
D40 - Fire Protection Systems
D50 - Electrical Systems
F10 - Special Construction
F20 - Selective Demolition
General Conditions
$1,831,373
$1,787,969
$111,041
$1,130,361
$36,439
$1,404,413
$55,695
$765,986
$3,281,904
$454,884
$3,583,073
$459,750
$760,486
$1,728,893
Insert Row Here
Sub TOTAL
$17,886,768
4) Maximum Allowable Construction Cost
MACC Sub TOTAL
Cost Details - Construction Contracts
28
Escalated Cost
North Seattle College
$494,500
$17,886,768
$20,453,520
Page 1 of 2
12/22/2015
Project Budget (Form C-100)
This Section is Intentionally Left Blank
7) Construction Contingency
Allowance for Change Orders
Other
Insert Row Here
Sub TOTAL
$1,788,677
$1,788,677
1.1435
$2,045,352
Other
Insert Row Here
Sub TOTAL
$0
1.1435
$0
Sub TOTAL
$1,888,843
$2,159,892
CONSTRUCTION CONTRACTS TOTAL
$21,564,288
$24,658,764
8) Non-Taxable Items
Sales Tax
Green cells must be filled in by user
Cost Details - Construction Contracts
Page 2 of 2
12/22/2015
Library Building Renovation Project
29
Project Budget (Form C-100)
Cost Estimate Details
Item
E10 - Equipment
E20 - Furnishings
F10 - Special Construction
Other
Insert Row Here
Sub TOTAL
Equipment
Escalation
Base Amount
Factor
$350,000
$900,000
Escalated Cost
Notes
$1,250,000
1.1435
$1,429,375
Other
Insert Row Here
Sub TOTAL
$0
1.1435
$0
Sub TOTAL
$120,000
$137,220
EQUIPMENT TOTAL
$1,370,000
$1,566,595
1) Non Taxable Items
Sales Tax
Green cells must be filled in by user
Cost Details - Equipment
30
North Seattle College
Page 1 of 1
12/22/2015
Project Budget (Form C-100)
Cost Estimate Details
Item
Artwork
Escalation
Factor
Base Amount
Escalated Cost
Notes
Project Artwork
$0
0.5% of Escalated MACC for
new construction
Higher Ed Artwork
$102,268
Other
Insert Row Here
ARTWORK TOTAL
0.5% of Escalated MACC for
new and renewal
construction
$102,268
NA
$102,268
Green cells must be filled in by user
Cost Details - Artwork
Page 1 of 1
12/22/2015
Library Building Renovation Project
31
Project Budget (Form C-100)
Cost Estimate Details
Item
Agency Project Management
Additional Services
Other
Insert Row Here
PROJECT MANAGEMENT TOTAL
Project Management
Escalation
Base Amount
Factor
$0
$0
Escalated Cost
1.1435
Notes
$0
Green cells must be filled in by user
Cost Estimate Details
Item
Mitigation Costs
Hazardous Material
Remediation/Removal
Other Costs
Escalation
Base Amount
Factor
$25,000
Escalated Cost
Notes
$0
Historic and Archeological Mitigation
$0
Building Permit/ Master Use
Insert Row Here
OTHER COSTS TOTAL
$130,000
$155,000
1.1176
$173,228
Green cells must be filled in by user
Cost Details - Project Management
32
North Seattle College
Page 1 of 1
12/22/2015
Project Parameters Form
PROJECT PARAMETERS FORM
Type of Space
Renovation of Existing
Project Parameters
Square Footage
(S1) = 58,177
Percent
100%
New Space
(S2)
Demolished Area
(S3)
Total Affected Area
58,177
Net Area Change = New – Demo
0
Costs
Dollars
Acquisition
0
Consultant Services
$4,562,681
14.68%
Construction Contracts (w/o eligible Infrastructure)
$24,658,764
79.38%
Equipment
$1,566,595
5.04%
Artwork
$102,268
.33%
Other Costs
$173,228
.57%
Total Project Cost (C1)
$31,064,000
100%
Funding
Dollars
Percent
State Appropriation
$31,064,000
100%
100%
Percent
Eligible Infrastructure Contracts (from C100)
Project Management
Financed – backed by State Appropriation
Local Funds – Cash (see list of qualifying funds)
Ma
Financed – backed by Local Funds
Mb
Total Project Funding
$31,064,000
100%
Matching
Variance = Cost – Funding
0
Project Weighting
Equivalent Area
Percent
58,177
100%
58,177
100%
Matching
Infrastructure
Renovation
Replacement
New
Total
Library Building Renovation Project
33
Project Parameters Form
34
North Seattle College
Minimum & Overarching Criteria
MINIMUM & OVERARCHING CRITERIA
Library Building Renovation Project
35
Minimum & Overarching Criteria
36
North Seattle College
DAHP Application Material
DAHP APPLICATION MATERIAL
PROJECT REVIEW SHEET – EZ1
HISTORIC & CULTURAL RESOURCES REVIEW
PROPERTY / CLIENT NAME:
FUNDING AGENCY: Washington State Board for
North Seattle College
Community and Technical Colleges
Project Applicant:
Contact Person:
Address:
City, State:
Phone/ FAX:
E-Mail:
Funding Agency:
Organization:
Address:
City, State:
Phone:
North Seattle College
Jason Francois, Director of Facilities
North Seattle College
Seattle, WA
9600 College Way N
Zip:
98103
County:
King
206.934.3701
Kirsten.Jones@seattlecolleges.edu
State of Washington Enterprise Services
1500 Jefferson St. SE
Olympia, WA
Zip:
98501
360.407.2200
PLEASE DESCRIBE THE TYPE OF WORK TO BE COMPLETED
PLEASE DESCRIBE THE PROPOSED WORK AND DETAIL ALL GROUND DISTURBING ACTIVITIES AND PROVIDE
(Be as detailed as possible to avoid having to provide additional information)
PHOTOS OF AREAS OF WORK.
Provide a detailed description of the proposed project:
Execute substantial rennovation, code compliance, and seismic retrofit to existing, forty six (46) year old, four
(4) level, North Seattle College library buidling. Existing windows to be replaced.
Describe the existing project site conditions:
The existing building sits within the campus of North Seattle College. Exterior paths and walkways allow for
circulation of students around and into the building.
Describe the proposed ground disturbing activities:
Ground disturbances are expected only within the footprint of the building at discrete points where substantial
seismic retrofit requires strengthened foundation elements of the structure.
Check if building(s) will be altered or demolished. If so please complete a DAHP
Determination of Eligibility “EZ2 form” using our on-line Historic Property Inventory
Database for each building, 45 years or older, effected by the proposed project.
Library Building Renovation Project
37
DAHP Application Material
PLEASE ATTACH A COPY OF THE RELEVANT PORTION OF A 7.5 SERIES
USGS QUAD MAP AND OUTLINE THE PROJECT INPACT AREA.
USGS Quad maps are available on-line at http://maptech.mytopo.com/onlinemaps/index.cfm
Project Location
Township: 26
Range: 4 Section: 32
Address: 9600 College Way N
City: Seattle, WA
Mail this form to:
( W i t h in
County: King
Department of Archaeology and Historic Preservation or E-mail to:
1063 S. Capitol Way, Suite 106
P.O. Box 48343
Olympia, WA 98504-8343
3 0
d ay s
DAHP
wi l l
ma i l
th e i r
op i ni o n
Robert Whitlam, Ph.D.
State Archaeologist, DAHP
(360) 586-3080
rob.whitlam@dahp.wa.gov
b a ck
t o
y o u . )
Please be aware that this form may only initiate consultation. For some
projects, DAHP may require additional information to complete our review
such as plans, specifications, and photographs. An historic property
inventory form may need to be completed by a qualified preservation
professional.
38
North Seattle College
DAHP Application Material
DETERMINATION OF ELIGIBILITY FORM – EZ2
FOR THE NATIONAL REGISTER OF HISTORIC PLACES
North Seattle College
Address: (in rural areas also include section, 9600 College Way N
Township, and range)
City: Seattle, WA
County: 98103
PROPERTY / CLIENT NAME:
Built Date: 1969
Information source: North Seattle College
Optional Information: (property description, list of alterations, historic significance, historic use, etc…)
Funding Agency:
Manager Name:
Organization:
Address:
City, State, Zip:
Phone:
Indra Jain
State of Washington Enterprise Services
1500 Jefferson St. SE
Olympia, WA
Zip: 98501
360.407.2200
.
PLEASE ATTACH ONE OR TWO CLEAR PHOTOS OF BUILDING
(You may use 35mm film, Polaroid or a digital image. Photocopies of images are not acceptable)
STATE HISTORIC PRESERVATION
OFFICER OPINION
(To be completed by the Department of Archaeology and Historic
Preservation)
I understand that the above said agency/jurisdiction is requesting the
opinion of the State Historic Preservation Officer concerning the
eligibility of the listed property for inclusion in the National Register of
Historic Places. This statement confirms that I have consulted with the
State Historic Preservation Office (SHPO) as required by the National
Historic Preservation Act of 1966.
(1)
In my opinion, the property is eligible for
inclusion in the National Register. As such further
review by the SHPO is required for any alteration to the
property. Please fill out Building Rehabilitation
Worksheet completely and return to the SHPO office for
further review.
(2)
In my opinion, the property is not eligible
for inclusion in the National Register. No further review
is required by the SHPO.
Signed:
Representative of State Historic Preservation Officer
Date:
_
Mail this form to:
(W i t h in
Log #:
_____________
Department of Archaeology and Historic Preservation or E-mail to:
1063 S. Capitol Way, Suite 106
P.O. Box 48343
Olympia, WA 98504-8343
3 0
d ay s
DAHP
wi l l
ma i l
th e i r
op i ni o n
Russell Holter
Preservation Design Reviewer
(360) 586-3533
russell.holter@dahp.wa.gov
b a ck
t o
y o u . )
Library Building Renovation Project
39
DAHP Application Material
December 2, 2015
Mr. Indra Jain
Architect
Department of Enterprise Services
1500 Jefferson St SE
Olympia, WA 98501
In future correspondence please refer to:
Log:
120215-10-DES
Property: Seismic retrofit and rehabilitation of North Seattle Community College Library
Re:
Area of Potential Impact Concur
Dear Mr. Jain:
We have reviewed the materials forwarded to our office for the above referenced project. Thank
you for your description of the area of potential impact (API) for the project. We concur with the
definition of the API. We look forward to the results of your cultural resources survey efforts,
your consultation with the concerned tribes, and receiving the survey report. We would
appreciate receiving any correspondence or comments from concerned tribes or other parties
that you receive as you consult under the requirements of Governor’s Executive Order 05-05
(GEO 05-05) and the Historic Property Inventory when it is available.
These comments are based on the information available at the time of this review and on behalf
of the State Historic Preservation Officer in conformance with GEO 05-05. Should additional
information become available, our assessment may be revised.
Thank you for the opportunity to review and comment. If you have any questions, please feel
free to contact me.
Sincerely,
Russell Holter
Project Compliance Reviewer
(360) 586-3533
russell.holter@dahp.wa.gov
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
40
North Seattle College
Construction Cost Estimate
CONSTRUCTION COST ESTIMATE
C&N Consultants
Construction Cost Consultants
105 South Main Street, Suite 300A
Seattle, WA 98104
Telephone 206-624-8539
Fax 206-624-8955
North Seattle College Library Renovation
November 26, 2015
Seattle, WA
PRR Estimate
Library Building Renovation Project
41
Construction Cost Estimate
November 26, 2015
North Seattle College
Library Renovation
PRR Estimate
Building
Exclusions from Construction Cost:
INTRODUCTION
Escalation
Design fees
Owners administration costs
Building and land acquisition fees
Legal and accounting fees
Removal of unforeseen underground obstructions
Owner’s furniture, furnishings and equipment
Owners supplied materials
Work outside the construction site boundary.
Moving owners equipment and furniture
Compression of schedule, premium or shift work, and restrictions on the contractor's working hours
Assessments, finance, legal and development charges
Assumption used in establishing the estimate:
Open and competitive bidding among all proportions of the work
Items that may affect the cost estimate:
Modifications to the scope of work included in this estimate.
Special phasing requirements other than mentioned above.
Restrictive technical specifications or excessive contract conditions.
Any non-competitive bid situations.
Bids delayed beyond the projected schedule.
Page 1
42
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
OVERALL SUMMARY CONSTRUCTION COST
Gross Area
Building
Escalation, excluded
TOTAL CONSTRUCTION COST
58,177 SF
Date: November 26, 2015
AC
Prepared By:
$/SF
307.45
$
17,886,767
N/A
17,886,767
Alternates:
Alternate 1: Replace Elevator
355,500
Alternate 2: Exterior lighting at building
51,594
Alternate 3: Softscape enhancements at water feature
63,406
Alternate 4: Level 3 roof terrace
141,291
Page 2
Library Building Renovation Project
43
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
58,177 SF
Gross Floor Area:
Date: November 26, 2015
Prepared By:
AC
Summary of Estimate
No.
Element Description
A10
FOUNDATIONS
A1010
A1020
A1030
A20
Standard Foundation
Special Foundation
Slab on grade
BASEMENT WALL CONSTRUCTION
Element Totals
Group Totals
Cost Per SF
494,500
352,349
121,178
20,973
8.50
6.06
2.08
0.36
-
A2010 Basement Excavation
-
A2020 Basement Wall Construction
-
B10
SUPERSTRUCTURE
B1010 Floor & Roof Construction
B20
B2020 Exterior Windows
B2030 Exterior Doors
31.48
31.48
1,787,969
30.73
236,806
4.07
1,428,120
24.55
123,042
2.11
ROOFING
B3010 Roof Covering
C10
1,831,373
EXTERIOR ENCLOSURE
B2010 Exterior Walls
B30
1,831,373
111,041
111,041
INTERIOR CONSTRUCTION
1.91
1.91
1,130,360
19.43
C1010 Partitions
566,807
9.74
C1020 Interior Doors
362,859
6.24
C1030 Fittings
200,695
3.45
C20
STAIRS
C2010 Stair Construction
C30
36,438
36,438
INTERIOR FINISHES
0.63
0.63
1,404,413
24.14
C3010 Wall Finishes
249,675
4.29
C3020 Floor Finishes
639,561
10.99
C3030 Ceiling Finishes
515,177
8.86
D10
CONVEYING
D1010 Elevators & Lifts
D20
55,695
PLUMBING
D2010 Plumbing
D30
55,695
HVAC
0.96
0.96
765,986
765,986
13.17
13.17
3,281,904
56.41
Page 3
44
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
58,177 SF
Gross Floor Area:
Date: November 26, 2015
Prepared By:
AC
Summary of Estimate
No.
Element Description
Element Totals
D3010 HVAC
D40
3,281,904
FIRE PROTECTION
ELECTRICAL
7.82
3,583,072
EQUIPMENT
61.59
61.59
29,129
29,129
FURNISHINGS
0.50
0.50
430,621
E2010 Fixed Furnishings
F10
7.82
3,583,072
E1010 Equipment
E20
56.41
454,884
D5000 Electrical
E10
Cost Per SF
454,884
D4010 Sprinkler System
D50
Group Totals
430,621
SPECIAL CONSTRUCTION
7.40
7.40
-
-
F1010 Special Structure
F1020 Special Construction
F20
SELECTIVE BUILDING DEMOLITION
760,486
F2010 Building Demolition
760,486
Sub-Total
16,157,874
277.74
Sub-Total
16,157,874
277.74
1,728,893
17,886,767
29.72
307.45
17,886,767
307.45
General Conditions
10.70%
Sub-Total
November 2015 Construction Cost
13.07
Escalation Included at Overall Summary
TOTAL CONSTRUCTION COST
$17,886,767
307.45
Page 4
Library Building Renovation Project
45
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
A10
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
FOUNDATIONS
A1010 Standard Foundation
A1011 Foundations
Reinforced concrete footings and pile caps at brace frames and new
and existing shear walls, allow
240
CY
1,468.12
352,349
352,349
Total For Standard Foundations
A1020 Special Foundation
A1021 Pile foundations
Allowance for micropiles
1
LS
121,178.20
121,178
121,178
Total For Special Foundations
A1030 Slab on Grade
A1031 Standard slab on grade
Reinforced concrete slab on grade patch and repair
1
LS
20,973.15
20,973
Total For Slab on Grade
A20
20,973
BASEMENT CONSTRUCTION
A2010 Basement Excavation
A 2010 Basement Excavation
Excavation and removal for pile caps foundations included in foundation
and piling costs
N/A
Total For Basement Excavation
A2010 Basement Walls
A2021 Basement wall construction
Concrete shear wall included in floor construction
N/A
Total For Basement Walls
B1010 Floor & Roof Construction
B 1010 Floor Construction
Northern portion of building - renovation
Level 1 floor slab at large lecture hall, theater and lecture halls
Structural steel, 4#/SF
Steel stud bearing walls at 4'-0" o.c. including bracing
Metal deck
Reinforced concrete slab on metal deck
Level 3 floor slab reinforcement
24
21,824
10,600
10,600
T
SF
SF
SF
7,457.12
5.24
4.89
8.86
181,805
114,430
51,874
93,866
Page 5
46
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Structural steel reinforcement at level 3 for relocated book stacks,
allow 2#/SF across level 3 slab
Northern portion of building - seismic
Tie concrete slabs together at seismic joint including infill
Widen Southermost seismic joint
Widen Southermost seismic joint from 1" to 4"
Brace frames
Wide flange steel columns at brace frames
Wide flange steel beams at brace frames
Brace frame at Level 1
Brace frame at Level 2
Brace frame at Level 3
Tie brace frames into existing concrete "H" columns and steel collector
plates to tie into floors, allow
Intumescent paint at brace frames, not required
Southern portion of building - seismic
Widen Southermost seismic joint from 1" to 4" included in Northern
portion of the building improvements
Strengthen connections from existing concrete walls to existing slabs
and columns
Reinforced concrete shear wall, 1'-0" thick
Allowance for structural modifications to multi purpose theater
Allowance for suspended slab modifications
B 1020 Roof Construction
Steel framing at Level 3 roof slab for reinforcement of mechanical
equipment penetrations and openings
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
24
T
7,457.12
180,878
150
LF
264.43
39,664
128
LF
343.73
43,997
43
26
12
10
9
T
T
EA
EA
EA
7,457.12
7,457.12
12,397.46
10,766.22
11,418.72
317,673
190,716
148,770
107,662
102,768
1
LS
72,240.85
72,241
N/A
N/A
1
1,080
1
1
LS
SF
LS
LS
27,964.20
69.91
23,303.50
34,955.25
27,964
75,503
23,304
34,955
1
LS
23,303.50
23,304
1,831,373
Total For Floor Construction
B20
EXTERIOR CLOSURE
B2010 Exterior Walls
B2011 Exterior wall construction
Metal stud framing
Batt insulation
Gypsum board, 5/8"
Paint exposed steel
Graffiti resistant coatings over vertical concrete surfaces, allow
B2013 Exterior louvers, screens and fencing
Louvers, fixed extruded aluminum, allow
168
168
168
1
1
SF
SF
SF
LS
LS
10.25
1.17
3.26
9,321.40
9,321.40
1,723
196
548
9,321
9,321
1
LS
5,825.88
5,826
B2014 Exterior sun control devices
Exterior sun control devices assumed not required
B2015 Balcony walls and handrails
Exterior guardrails with perforated metal panels and wood handrails at
level 2 walkways
N/A
798
LF
221.38
176,664
Caulking, sealants and firestopping
Page 6
Library Building Renovation Project
47
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Caulking, sealants and firestopping
Unit
1
LS
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
33,207.49
Miscellaneous
Canopy's not required
33,207
N/A
236,806
Total For Exterior Walls
B2020 Exterior Windows
B2022 Curtain walls
Aluminum framed thermal glazed fixed curtain wall system at Level 1
B2023 Storefronts
Aluminum framed thermal glazed fixed entrances and storefront glazing
at Level 2
Aluminum framed thermal glazed fixed entrances and storefront glazing
at Level 3
4,634
SF
110.69
512,945
6,180
SF
78.65
486,053
5,456
SF
78.65
429,122
1,428,120
Total For Exterior Windows
B2030 Exterior Doors
B 2030 Exterior Doors
Aluminum glazed entrance doors and frame including hardware
Double
Single
Specialty hardware
16
3
1
EA
EA
LS
6,350.20
3,262.49
11,651.75
101,603
9,787
11,652
123,042
Total For Exterior Doors
ROOFING
B3010 Roof Covering
B3011 Roof finishes
Bituminous membrane roofing replacement included under separate
project in 2016
Bituminous membrane roofing, patching at skylights, allow
1
LS
7,573.64
N/A
7,574
B3014 Flashings and trim
Sheet metal flashings and trim
1
LS
37,285.60
37,286
320
SF
134.00
42,878
1
LS
23,303.50
23,304
B3021 Glazed roof openings
Aluminum framed skylight system
Miscellaneous
Rough carpentry
Total For Roofing
111,041
Page 7
48
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
C10
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
INTERIOR CONSTRUCTION
C1010 Partitions
C1011 Fixed partitions
Level 1
Metal stud framing
Batt insulation
Gypsum board, 5/8"
Gypsum board underlayment
Furring and gypsum board at H columns
Level 2
Metal stud framing
Batt insulation
Gypsum board, 5/8"
Gypsum board underlayment
Furring and gypsum board at H columns
Level 3
Metal stud framing
Batt insulation
Gypsum board, 5/8"
Gypsum board underlayment
Furring and gypsum board at H columns
13,944
11,852
27,888
9,064
2,688
SF
SF
SF
SF
SF
4.03
0.99
2.68
2.21
7.69
56,215
11,739
74,737
20,065
20,671
8,388
7,130
16,776
5,452
2,100
SF
SF
SF
SF
SF
4.03
0.99
2.68
2.21
7.69
33,816
7,061
44,958
12,070
16,149
12,416
10,553
24,831
8,070
4,883
SF
SF
SF
SF
SF
4.03
0.99
2.68
2.21
7.69
50,053
10,452
66,545
17,866
37,547
C1013 Operable and folding panel partitions
Operable partitions, not required
N/A
C1016 Interior balustrades and screens
Interior guardrails with perforated metal panels and wood handrails at
level 3 open to below area
129
LF
314.60
40,583
C1017 Interior windows and storefronts
Sound booth glazing at level 1
Interior glazing at level 2
Interior glazing at level 3
40
189
119
SF
SF
SF
93.21
68.16
68.16
3,729
12,883
8,111
1
1
LS
LS
7,573.64
13,982.10
7,574
13,982
Miscellaneous
Gypsum board bulkheads
Blocking and backing, allow
566,807
Total For Interior Partitions
C1020 Interior Doors
C1021 Interior doors
Interior doors, frames and hardware
Hollow metal / wood / glazed door and frame including hardware
Level 1
Single
Double
Level 2
Single
25
11
EA
EA
2,388.61
4,369.41
59,715
48,063
28
EA
2,388.61
66,881
Page 8
Library Building Renovation Project
49
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Double
Level 3
Single
Double
Specialty hardware, allow
C1025 Interior door sidelights and transoms
Interior door glazed sidelights
C1026 Interior hatches and access doors
Access doors
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
3
EA
4,369.41
13,108
24
2
1
EA
EA
LS
2,388.61
4,369.41
12,234.34
57,327
8,739
12,234
57
EA
1,642.90
93,645
1
LS
3,145.97
3,146
362,859
Total For Interior Doors
C1030 Specialties
C1032 Fabricated compartments and cubicles
Toilet partitions
ADA toilet partition
STD toilet partition
Urinal screens
C1033 Storage shelving and lockers
Janitors mop rack and shelf
C1035 Identifying devices
Code signage
Wayfinding and room identification signage
Building signage, assume FF&E
C1037 General fittings and misc. metals
Miscellaneous metals, allow 0.4#/SF
Fire extinguisher cabinets
Corner guards, stainless steel
Grab bars at restrooms per set
Mirrors, custom, wall mounted
Restroom accessories
Markerboards / tackboards
6
15
2
EA
EA
EA
1,328.30
1,205.96
594.24
7,970
18,089
1,188
3
EA
535.98
1,608
58,177
58,177
SF
SF
0.17
0.70
10,168
40,672
N/A
23,271
16
1
7
1
1
1
LB
EA
LS
EA
LS
LS
LS
2.74
272.65
10,253.54
219.05
1,631.25
17,128.07
22,371.36
63,719
4,362
10,254
1,533
1,631
17,128
22,371
200,695
Total For Fittings and Specialty Items
C20
STAIRS
C2010 Stair Construction
C 2010 Stair Construction including railings and finish
Handrail replacement at stairs
Replace treads at main stairs and landings
80
265
Total For Stair Construction
LF
SF
314.60
42.53
25,168
11,270
36,438
Page 9
50
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
INTERIOR FINISHES
C3010 Wall Finishes
C3012 Wall finishes to interior walls
Paint to new and existing walls
Ceramic tile at restrooms
Acoustical wall treatments
Wood wall panels, allow
Fabric wrapped wall panels
1
2,331
1
1,500
504
LS
SF
LS
SF
SF
81,562.25
19.23
60,589.10
34.96
20.39
81,562
44,814
60,589
52,433
10,277
249,675
Total For Wall Finishes
C3020 Floor Finishes
C3024 Flooring including base
Level 0
Carpet tile at music studio and corridor
Rubber base
Level 1
Floor finishes at multi purpose performance and green room
Ceramic tile at public corridors and lobby
Ceramic tile at restrooms
Carpet tile at classrooms and study areas
Walk off mat at vestibules
Rubber base
Ceramic tile base
Level 2
Linoleum at smaller workrooms and copy rooms
Ceramic tile at public corridors and lobby
Ceramic tile at restrooms
Carpet tile
Walk off mat at vestibules
Rubber base
Ceramic tile base
Level 3
Access flooring system
Ceramic tile at restrooms
Carpet tile
Walk off mat at vestibules
Rubber base
Ceramic tile base
530
140
SF
LF
4.89
2.62
2,594
367
4,015
6,011
466
8,383
340
2,210
165
SF
SF
SF
SF
SF
LF
LF
8.16
17.24
17.24
4.89
11.65
2.62
17.48
32,747
103,657
8,036
41,024
3,962
5,794
2,884
2,881
8,025
392
4,034
95
1,387
867
SF
SF
SF
SF
SF
LF
LF
8.04
17.24
17.24
4.89
11.65
2.62
17.48
23,162
138,388
6,760
19,741
1,107
3,636
15,153
8,185
523
20,050
70
2,116
149
SF
SF
SF
SF
LF
LF
13.98
17.24
4.89
11.65
2.62
17.48
114,443
9,019
98,119
816
5,547
2,604
639,561
Total For Floor Finishes
C3030 Ceiling Finishes
C3031 Ceiling finishes
Ceiling finishes, allow
58,177
Total For Ceiling Finishes
SF
8.86
515,177
515,177
Page 10
Library Building Renovation Project
51
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
D10
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
CONVEYING
D1010 Elevator & Lift
D1011 Passenger elevators
Upgrade existing elevator cab finish
Upgrade elevator controls, allowance
1
1
EA
LS
12,583.89
9,903.99
12,584
9,904
D1013 Lifts
Wheelchair lift
1
EA
33,207.49
33,207
55,695
Total For Elevator & Lifts
D20
PLUMBING
D2010 Plumbing
Fire sprinkler estimate completed by Hargis engineers dated November
23rd, 2015
Plumbing, waste and vent
Plumbing, cold and hot water piping
Plumbing, fixtures and water heaters
Plumbing, insulation
58,177
58,177
58,177
58,177
SF
SF
SF
SF
3.96
2.56
5.83
0.82
765,986
Total For Plumbing
D30
HVAC
D3010 HVAC
HVAC estimate completed by Hargis engineers dated November 23rd,
2015
HVAC, General provisions
HVAC,Hydronic chilled / heating piping
HVAC, Ductwork and insulation
HVAC, Built up HVAC units
HVAC, Run around heat recovery loop
HVAC, Rooftop air to water heat pump
HVAC, Variable air volume units
HVAC, Outlets, inlets, exhaust fans, etc.
HVAC, Energy management system
58,177
58,177
58,177
75,630
75,630
152
64
58,177
58,177
SF
SF
SF
CFM
CFM
Tons
EA
SF
SF
3.50
8.39
7.92
12.12
3.96
1,398.21
1,631.25
1.63
8.62
203,359
488,062
460,947
916,472
299,616
212,528
104,400
94,901
501,619
3,281,904
Total For HVAC
D40
230,474
149,130
338,932
47,450
FIRE PROTECTION
D4010 Fire Protection
Fire sprinkler estimate completed by Hargis engineers dated November
23rd, 2015
Fire sprinkler system
Fire riser, backflow, FDC and dry system
82,600
1
Total For Fire Sprinkler System
SF
LS
4.66
69,910.50
384,974
69,911
454,884
Page 11
52
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
D10
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
CONVEYING
D1010 Elevator & Lift
D1011 Passenger elevators
Upgrade existing elevator cab finish
Upgrade elevator controls, allowance
1
1
EA
LS
12,583.89
9,903.99
12,584
9,904
D1013 Lifts
Wheelchair lift
1
EA
33,207.49
33,207
55,695
Total For Elevator & Lifts
D20
PLUMBING
D2010 Plumbing
Fire sprinkler estimate completed by Hargis engineers dated November
23rd, 2015
Plumbing, waste and vent
Plumbing, cold and hot water piping
Plumbing, fixtures and water heaters
Plumbing, insulation
58,177
58,177
58,177
58,177
SF
SF
SF
SF
3.96
2.56
5.83
0.82
765,986
Total For Plumbing
D30
HVAC
D3010 HVAC
HVAC estimate completed by Hargis engineers dated November 23rd,
2015
HVAC, General provisions
HVAC,Hydronic chilled / heating piping
HVAC, Ductwork and insulation
HVAC, Built up HVAC units
HVAC, Run around heat recovery loop
HVAC, Rooftop air to water heat pump
HVAC, Variable air volume units
HVAC, Outlets, inlets, exhaust fans, etc.
HVAC, Energy management system
58,177
58,177
58,177
75,630
75,630
152
64
58,177
58,177
SF
SF
SF
CFM
CFM
Tons
EA
SF
SF
3.50
8.39
7.92
12.12
3.96
1,398.21
1,631.25
1.63
8.62
203,359
488,062
460,947
916,472
299,616
212,528
104,400
94,901
501,619
3,281,904
Total For HVAC
D40
230,474
149,130
338,932
47,450
FIRE PROTECTION
D4010 Fire Protection
Fire sprinkler estimate completed by Hargis engineers dated November
23rd, 2015
Fire sprinkler system
Fire riser, backflow, FDC and dry system
82,600
1
Total For Fire Sprinkler System
SF
LS
4.66
69,910.50
384,974
69,911
454,884
Page 11
Library Building Renovation Project
53
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
D50
Quantity
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
ELECTRICAL
D5000 Electrical
Electrical estimate completed by Hargis engineers dated November 23rd,
2015
Electrical selective demolition, see demolition section
Building electrical (Division 26)
Main electrical switchgear replacement
Theater lighting allowance
Theater lighting controls allowance
Building telecommunications (Division 27)
Building Audio Visual (Division 27)
Theater Audio Visual system Allowance
Building fire alarm (Division 28)
Building electronic security (Division 28)
58,177
1
1
1
58,177
58,177
1
58,177
58,177
SF
LS
LS
LS
SF
SF
LS
SF
SF
33.21
151,472.75
116,517.50
34,955.25
6.99
9.32
87,388.13
3.03
2.33
3,583,072
Total For Electrical
E10
EQUIPMENT
E1010 Equipment
E1094 Residential equipment
Residential equipment, assumed not required
N/A
E1022 Library equipment
Library equipment, assumed not required
N/A
E1023 Theater and stage equipment
Assumed not required
N/A
E1025 Audio-visual equipment
Projection screens, allow
E20
N/A
1,931,912
151,473
116,518
34,955
406,718
542,291
87,388
176,245
135,573
FURNISHINGS
E2010 Fixed Furnishing
E2012 Fixed casework
Level 1 casework
Breakout bar countertop
Casework at theater / control booth
Miscellaneous casework, allow
Restroom vanities
Level 2 casework
Casework at TLC lab
Circulation reference desk
Miscellaneous casework, allow
Restroom vanities
Level 3 casework
Library book stacks
1
LS
29,129.38
29,129
29,129
Total For Equipment
144
1
1
18
LF
LS
LS
LF
145.65
2,796.42
4,078.11
188.76
20,973
2,796
4,078
3,398
1
32
1
12
LS
LF
LS
LF
8,389.26
448.59
4,078.11
188.76
8,389
14,355
4,078
2,265
910
LF
342.56
311,731
Page 12
54
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Countertop to open stair area
Restroom vanities
E2013 Blinds and other window treatments
Window treatments, allow
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
35
13
LF
LF
104.87
188.76
3,670
2,454
1
LS
52,432.88
52,433
E2014 Fixed floor grilles and mats
Walk off mats included in floor finish section of the estimate
N/A
430,621
Total For Furniture
F10 SPECIAL STRUCTURES
F1010 Special Structure
No work anticipated
N/A
Total For Special Structure
F1020 Special Construction
No work anticipated
N/A
Total For Special Construction
F20 SELECTIVE BUILDING DEMOLITION
F2010 Building Element Demolition
F2011 Building interior demolition
Remove and dispose architectural elements
Level 0
Miscellaneous architectural elements
Level 1
Interior partitions
Interior doors, per leaf
Interior finishes
Miscellaneous architectural elements
Level 2
Interior partitions
Interior doors, per leaf
Interior finishes
Miscellaneous architectural elements
Level 3
Interior partitions
Interior doors, per leaf
Interior finishes
Miscellaneous architectural elements
Electrical selective demolition
Mechanical selective demolition
1
LS
1,631.25
1,631
1,366
29
20,517
20,517
LF
EA
SF
SF
16.90
68.63
1.63
3.03
23,079
1,990
33,468
62,155
735
27
17,787
17,787
LF
EA
SF
SF
12.58
68.63
1.63
1.75
9,249
1,853
29,015
31,087
953
32
22,137
22,137
57,000
57,000
LF
EA
SF
SF
SF
SF
12.58
68.63
1.63
1.75
1.46
1.63
11,992
2,196
36,111
38,690
83,019
92,981
F2012 Building exterior demolition
Remove and dispose
Page 13
Library Building Renovation Project
55
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Building
DETAIL OF ESTIMATE
Item Description
Quantity
Level 1
Exterior doors, per leaf
Exterior cladding system including temporary works
Level 2
Exterior doors, per leaf
Exterior cladding system including temporary works
Level 3
Exterior doors, per leaf
Exterior cladding to create openings for new exterior doors at roof
terrace area
Exterior cladding system including temporary works
Roof
Remove roofing and structure to accommodate level 3 skylight
including temporary protection
F 2020 Hazardous Components Abatement
Hazardous Components Abatement, allow
Unit
Gross Floor Area:
58,177 SF
Date:
November 26, 2015
Prepared By:
AC
Unit Cost
Totals
6
4,802
EA
SF
73.41
4.78
440
22,940
10
6,180
EA
SF
73.41
4.78
734
29,523
6
EA
73.41
440
1
5,456
LS
SF
908.84
4.78
909
26,064
320
SF
34.96
11,186
1
LS
209,731.50
209,732
Total For Selected Demolition
760,486
Page 14
56
North Seattle College
Construction Cost Estimate
North Seattle College
Library Renovation
PRR Estimate
Enhancements
Date:
Item Description
Quantity
November 26, 2015
Prepared By:
AC
Unit
Unit Cost
Totals
LS
EA
EA
SF
10,740.00
11,150.00
140,000.00
27.00
Alternate 1: Replace Elevator
Demolition of existing elevator
Elevator pit and ladder
New elevator
Shaft walls / Cladding
1
1
1
4,212
275,614
Sub-Total
Estimating / Design Contingency
11.50%
31,696
307,310
10.70%
32,882
340,192
4.50%
15,309
355,500
Sub-Total
General Conditions
Sub-Total
GC Fee
10,740
11,150
140,000
113,724
Sub-Total
Escalation, excluded
N/A
355,500
Total Construction Cost Alternate 1:
Alternate 2: Exterior lighting at building
Exterior lighting
1
LS
40,000.00
40,000
Sub-Total
Estimating / Design Contingency
11.50%
4,600
44,600
10.70%
4,772
49,372
4.50%
2,222
51,594
Sub-Total
General Conditions
Sub-Total
GC Fee
40,000
Sub-Total
Escalation, excluded
N/A
51,594
Total Construction Cost Alternate 2:
Alternate 3: Softscape enhancements at water feature
Demolishing at water feature
Topsoil at water feature. 1'-6" thick
Softscape planting at water feature
Irrigation system, complete
4,400
4,400
4,400
4,400
SF
SF
SF
SF
11.50%
Sub-Total
9,680
9,778
23,100
6,600
49,158
Sub-Total
Estimating / Design Contingency
2.20
2.22
5.25
1.50
5,653
54,811
Library Building Renovation Project
57
Construction Cost Estimate
General Conditions
10.70%
5,865
60,676
4.50%
2,730
63,406
Sub-Total
GC Fee
Sub-Total
Escalation, excluded
N/A
63,406
Total Construction Cost Alternate 3:
Alternate 4: Level 3 roof terrace
B3012 Traffic toppings and paving membranes
Precast concrete paver system at level 2 roof for new level 3 roof
terrace
3,090
SF
23.50
72,615
Waterproofing system at level 2 roof for new level 3 roof terrace
Modifications to Level 2 roof to accommodate new terrace
3,090
3,090
SF
SF
10.20
1.75
31,518
5,408
109,541
Sub-Total
Estimating / Design Contingency
11.50%
12,597
122,138
10.70%
13,069
135,206
4.50%
6,084
141,291
Sub-Total
General Conditions
Sub-Total
GC Fee
Sub-Total
Escalation, excluded
N/A
Total Construction Cost Alternate 3:
58
North Seattle College
141,291
DIAGRAMS & SKETCHES
Library Building Renovation Project
59
60
North Seattle College
Existing Campus Plan
EXISTING CAMPUS PLAN
2
3
4
1
5
6
N
8
1.
2.
3.
4.
Library Building
Instructional Building
Arts & Sciences
Physical Education
5.
6.
7.
8.
7
Education Building
Health Science & Student Resource
Opportunity Center
College Center
Library Building Renovation Project
61
Building Area Takeoff Plan
BUILDING AREA TAKEOFF PLAN
DN
UP
UP
DN
DN
UP
3
Level 3 GSF - 21,092 SF
Facility Type: Library
2
Level 2 GSF - 15,990 SF
Facility Type: Library
UP
UP
UP
UP
DN
ELEC VAULT (E)
-
N
UP
DN
1
62
Level 1 GSF - 19,995 SF
Facility Type: Classroom
North Seattle College
0
Level 0 GSF - 1,190 SF
Facility Type: Classroom
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 0
Building Plans
BUILDING PLANS
UP
UP
UP
ELEC VAULT (E)
-
Dashed red lines
indicate new
load-bearing walls
to support floor
structure above.
N
0
8
16
LEGEND
MUSIC / REHEARSAL
RESTROOMS
E - LEARNING
E-Learning
INFORMAL LEARNING SPACE
STUDENT MEDIA
CENTER
Student
Media
Center
STUDY ROOMS
LIBRARY
/ LIBRARY
SUPPORT
MUSIC
/ REHEARSAL
Library
/ Library
Support
SEMINAR / CLASSROOM
ING AND LEARNING CENTER
MUSIC / REHEARSAL
RESTROOMS
Music
/ Rehearsal
ING
AND LEARNING CENTER
RNING
RESTROOMS
INFORMAL
LEARNING SPACE
Restrooms
RNING
NT
MEDIA CENTER
INFORMAL
LEARNING SPACE
STUDY
ROOMS
Study
Rooms
NT/ MEDIA
CENTER
RY
LIBRARY
SUPPORT
STUDY ROOMS
SEMINAR
/ CLASSROOM
Seminar
/ Classroom
RY / LIBRARY SUPPORT
SEMINAR / CLASSROOM
32'
TEACHING AND
CENTER
Teaching
andLEARNING
Learning
Center
Level 0 Plan
Note: Facility Type Construction = Classrooms (1,190 GSF)
1
LEVEL 0 PLAN
1/32"=1'
NOTE: FACILITY TYPE CONSTRUCTION = CLASSROOMS (1,100 GSF)
Library Building Renovation Project
63
Building Plans
N
LEGEND
MUSIC / REHEARSAL
TEACHING AND
CENTER
Teaching
andLEARNING
Learning
Center
RESTROOMS
E - LEARNING
E-Learning
INFORMAL LEARNING SPACE
STUDENT MEDIA
CENTER
Student
Media
Center
STUDY ROOMS
LIBRARY
/ LIBRARY
SUPPORT
MUSIC
/ REHEARSAL
Library
/ Library
Support
SEMINAR / CLASSROOM
ING AND LEARNING CENTER
MUSIC / REHEARSAL
RESTROOMS
Music
/ Rehearsal
ING
AND LEARNING CENTER
RNING
RESTROOMS
INFORMAL
LEARNING SPACE
Restrooms
RNING
NT
MEDIA CENTER
INFORMAL
LEARNING SPACE
STUDY
ROOMS
Study
Rooms
NT
CENTER
Y / MEDIA
LIBRARY
SUPPORT
STUDY ROOMS
SEMINAR
/ CLASSROOM
Seminar
/ Classroom
Y / LIBRARY SUPPORT
SEMINAR / CLASSROOM
Level 1 Plan
Note: Facility Type Construction = Classrooms (19,995 GSF)
1
LEVEL 0 PLAN
1/32"=1'
64 North
College = CLASSROOMS (1,100 GSF)
NOTE: FACILITY
TYPE Seattle
CONSTRUCTION
Building Plans
DN
UP
UP
DN
UP
0
8
32'
LEGEND
16
N
MUSIC / REHEARSAL
TEACHING AND
CENTER
Teaching
andLEARNING
Learning
Center
RESTROOMS
E - LEARNING
E-Learning
INFORMAL LEARNING SPACE
STUDENT MEDIA
CENTER
Student
Media
Center
STUDY ROOMS
LIBRARY
/ LIBRARY
SUPPORT
MUSIC
/ REHEARSAL
Library
/ Library
Support
SEMINAR / CLASSROOM
ING AND LEARNING CENTER
MUSIC / REHEARSAL
RESTROOMS
Music
/ Rehearsal
ING
AND LEARNING CENTER
RNING
RESTROOMS
INFORMAL
LEARNING SPACE
Restrooms
RNING
NT
MEDIA CENTER
INFORMAL
LEARNING SPACE
STUDY
ROOMS
Study
Rooms
NT/ MEDIA
CENTER
RY
LIBRARY
SUPPORT
STUDY ROOMS
SEMINAR
/ CLASSROOM
Seminar
/ Classroom
RY / LIBRARY SUPPORT
SEMINAR / CLASSROOM
Level 2 Plan
Note: Facility Type Construction = Library (15,990 GSF)
1
LEVEL 0 PLAN
1/32"=1'
NOTE: FACILITY TYPE CONSTRUCTION = CLASSROOMS (1,100 GSF)
Library Building Renovation Project
65
Building Plans
DN
0
8
16
LEGEND
32'
N
MUSIC / REHEARSAL
TEACHING AND
CENTER
Teaching
andLEARNING
Learning
Center
RESTROOMS
E - LEARNING
E-Learning
INFORMAL LEARNING SPACE
STUDENT MEDIA
CENTER
Student
Media
Center
STUDY ROOMS
LIBRARY
/ LIBRARY
SUPPORT
MUSIC
/ REHEARSAL
Library
/ Library
Support
SEMINAR / CLASSROOM
ING AND LEARNING CENTER
MUSIC / REHEARSAL
RESTROOMS
Music
/ Rehearsal
ING
AND LEARNING CENTER
RNING
RESTROOMS
INFORMAL
LEARNING SPACE
Restrooms
RNING
NT
MEDIA CENTER
INFORMAL
LEARNING SPACE
STUDY
ROOMS
Study
Rooms
NT
CENTER
Y / MEDIA
LIBRARY
SUPPORT
STUDY ROOMS
SEMINAR
/ CLASSROOM
Seminar
/ Classroom
Y / LIBRARY SUPPORT
SEMINAR / CLASSROOM
Level 3 Plan
Note: Facility Type Construction = Library (21,092 GSF)
1
LEVEL 0 PLAN
1/32"=1'
66 North
College = CLASSROOMS (1,100 GSF)
NOTE: FACILITY
TYPE Seattle
CONSTRUCTION
Building Sections
BUILDING SECTIONS
1
N/S SECTION
1/64"=1'
1
N/S SECTION
North-South
1/64"=1'
0
10
20
40'
0
10
20
40'
0
10
20
40'
0
10
20
40'
Section
East-West Section
2
E/W SECTION
1/64"=1'
2
E/W SECTION
1/64"=1'
Library Building Renovation Project
67
68
North Seattle College
APPENDIX
Library Building Renovation Project
69
70
North Seattle College
Design Team Conditions Analysis (Engineer’s Reports)
DESIGN TEAM CONDITIONS ANALYSIS (ENGINEER’S REPORTS)
November 20, 2015
Jay A. Taylor, P.E., S.E.
Senior Principal
Mr. Eric Aman
Schacht Aslani Architects
901 Fifth Avenue, Suite 2720
Seattle, WA 98164
Subject:
Library Building Renewal, North Seattle College
Seattle, Washington
Re:
Structural Needs Analysis
Dear Mr. Aman:
As part of North Seattle College’s implementation of their Master Plan, the existing Library building is
slated for renovation and renewal. The scope of the proposed renovation includes but is not limited to
the following:
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Infill the raked seating at the existing Theatre and two Medium Lecture Rooms to add square footage
at the First Floor Level for new Classrooms
Repurpose the existing Musical Performance Room to be a new multi-purpose “black box” theater
(mostly non-structural modifications)
Demolish significant portions of the existing, east and west perimeter concrete walls at the First Floor
Level and infill with a new curtain wall system
Demolish non-structural partitions and re-organize the Second and Third Floor Levels to create new
Offices, Meeting and Study Rooms, and an open Reading Room, including relocating and
consolidating the book stacks at the north end of the Third Floor
Provide new mechanical equipment penetrations through the existing Third Floor Level Mechanical
Mezzanine concrete slab
Provide new skylight openings in the roof above the Third Floor Reading Room
The existing Library Building (identified as the Instructional Resources Center in the original 1968
construction drawings by Edward Mahlum & Associates, Architects) is a three-story, concrete-framed
structure supported on continuous and isolated spread footings.
A seismic assessment completed in 2007 by Magnusson Klemencic Associates (included in the Appendix)
found that this building is seismically deficient. Because the proposed renovation will substantially extend
the useful life of the building, the City of Seattle Department of Planning and Development will require
that the structure be upgraded to meet current seismic performance level objectives.
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Mr. Eric Aman
November 20, 2015
Page 2
The anticipated structural scope of work required to address the identified seismic deficiencies and
renovation scope noted above are as follows:
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Northern Portion of Building - Seismic Strengthening:
— Eliminate the two seismic joints at the four-story, north portion of the building by mechanically
tying the concrete slabs together across the joint.
— Widen the southernmost seismic joint from 1 to 4 inches to keep the shorter, two-story south
wing of the building separate.
— Add four approximately 30-foot-long by 12-inch-thick concrete shear walls or six steel braced
frames oriented in the north-south direction at the Second and Third Floor Levels. The walls or
braced frames should tie into the existing concrete “H” columns.
— Add three approximately 30-foot-long by 12-inch-thick concrete shear walls or four steel braced
frames oriented in the east-west direction at the Second and Third Floor Levels. The walls or
braced frames should tie into the existing concrete “H” columns.
— Retain and strengthen four approximately 30-foot-long bays of existing perimeter concrete shear
walls in the north-south direction at the First Floor Level or replace the demolished concrete walls
with six steel braced frames.
— Retain and strengthen four approximately 30-foot-long bays of existing concrete shear walls in
the east-west direction at the First Floor Level or add six new steel braced frames.
— Tie new concrete shear walls or steel braced frames
— Provide new foundations at all added concrete shear walls or steel braced frames. Foundations
would likely utilize micropiles to minimize foundation excavation and footing sizes.
— Add new steel collector elements to tie existing floors to new concrete shear walls or steel braced
frames.
Northern Portion of Building – Renovation
— Infill the raked seating at the existing Theater and two Medium Lecture Rooms with steel stud
bearing walls spaced at 4 foot-on-center and a composite concrete slab on metal deck at the
First Floor Level.
— Reinforce the new mechanical equipment penetrations through the existing Third Floor Level
Mechanical Mezzanine concrete slab with new steel framing.
— Remove the existing concrete roof slab but retain the existing concrete roof joists at the new
skylight openings in the roof above the Third Floor Reading Room.
— Reinforce the existing Third Floor to support the code-required increased floor loading at the
relocated book stacks with new steel framing.
Southern Portion of Building - Seismic Strengthening
— Widen the southernmost seismic joint from 1 to 4 inches to keep the shorter two-story, south
wing of the building separate from the north wing.
— Utilize the existing perimeter concrete walls by strengthening connections to the existing concrete
floor slabs and columns.
— Add new approximately 30-foot-long by 12-inch-thick concrete wall oriented in the east-west
direction extending from Level 0 to Level 2 adjacent and parallel to the expanded seismic joint.
— Provide new foundations under the new shear wall. Foundations would likely utilize micropiles to
minimize foundation excavation and footing sizes.
North Seattle College
Design Team Conditions Analysis (Engineer’s Reports)
Mr. Eric Aman
November 20, 2015
Page 3
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Southern Portion of Building – Renovation
— Repurpose the existing Musical Performance Room to be a new multi-purpose “black box”
theater (mostly non-structural modifications)
Thank you for the opportunity to assist with the structural assessment of the North Seattle College Library
project.
Sincerely,
Magnusson Klemencic Associates, Inc.
Jay Taylor
jtaylor@mka.com
JAT/ls
L:\NSCCSeis\corresp\Aman_NSCLibraryStructuralAnalysis_2015-11-20_final.docx
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SEISMIC ASSESSMENT
North Seattle Community College
Seattle, Washington
April 4, 2007
Structural + Civil Engineers
1301 Fifth Avenue, Suite 3200
Seattle, Washington 98101-2699
T: 206 292 1200 F: 206 292 1201
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North Seattle College
Design Team Conditions Analysis (Engineer’s Reports)
I N T R O D UC T I O N
This report provides an assessment of the expected seismic performance of the main buildings on the
North Seattle Community College (NSCC) campus. It includes an evaluation of the seismic-loadresisting ability of the lateral system, identifies potential deficiencies, and contains recommendations for
seismic upgrades.
SCOPE OF ASSESSMENT
The assessment is based on visual observation of the building, a review of the available construction
drawings, and limited structural calculations. The assessment is primarily concerned with the expected
performance of structural elements. Nonstructural elements are only addressed if they pose significant
life-safety hazards, such as blocking a primary means of egress.
The seismic evaluation is based on the American Society of Civil Engineers standard Seismic Evaluation
of Existing Buildings (ASCE 31). The evaluation is based on a Life Safety performance level (as defined
by ASCE 31), which is consistent with common practice for buildings of this construction type and
occupancy. The recommendations for seismic upgrades, where warranted, are based on the ASCE
standard Seismic Rehabilitation of Existing Buildings (ASCE 41). The criteria and methodology for the
seismic evaluation and rehabilitation are discussed in greater detail in a subsequent section.
B UI L D I N G D E S C R I P T IO N S
This seismic assessment focuses on the five main buildings that form the heart of the campus. These
buildings are listed in the table below. Since the building names have changed somewhat from the
original construction drawings, this table also includes a cross reference to the original building name.
Table 1. NSCC Campus Buildings
Abbreviation
Building Name
Name on Original Drawings
CC
College Center
College Community Center
LB
Library Building
Instructional Resources Center
IB
Instructional Building
West Classroom Wing
AS
Arts and Science Building
Science
TB
Technology Building
Electronics
All five buildings are documented in a single set of construction drawings by Edward Mahlum &
Associates, Architects, dated September 1968. The structural design was based on the 1967 Uniform
Building Code. The buildings have similar structural systems consisting of concrete floors and roofs
supported by concrete columns on spread footings or pile foundations. The floor and roof systems
consist of post-tensioned slabs and joists spanning between post-tensioned girders on the column lines.
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The buildings are architecturally interconnected by a series of bridge and tunnel structures, but these
structures typically are seismically separated from one of the adjacent main buildings. Each main
building also has exterior stair and mechanical tower structures that are structurally connected to the
building.
The typical floor and roof framing consist of a 4-1/2-inch-thick, post-tensioned slab and 30-inch-deep
post-tensioned joists at 5 feet on center. The joists span to post-tensioned girders at the column lines.
The columns are cast-in-place concrete with various configurations. The major columns are often U- or
H-shaped, though some are box columns, others are double rectangles, and some minor columns are
standard square-shaped columns. The column detailing at the floor level is somewhat unusual,
consisting of a sliding joint located just below the underside of the girder. There is a positive
interconnection between the column section above and below this sliding joint, which appears to be
related to the construction sequencing of the post-tensioned floor system.
The lateral system appears to consist primarily of the large U- and H-shaped columns (typically about
5 feet by 5 feet in plan dimension) acting as slender shear walls. Some buildings have concrete shear
walls at some floors, and the concrete walls at the stairs and mechanical towers provide additional
lateral resistance. The concrete floor and roof slabs act as structural diaphragms to deliver lateral
forces into the walls and wall-columns, which in turn transfer the forces down to the foundation
elements.
COLLEGE CENTER
The College Center (CC) building consists of two primary wings, a three-story plus basement east wing
and a two-story plus basement west wing. The plan dimensions are approximately 320 feet by 90 feet
at the east wing and 180 feet by 150 feet at the west wing. The structural system is the typical system of
the campus buildings, and the foundation consists of spread footings. Seismic joints separate the west
wing from the east wing, and two additional seismic joints divide the east wing into three similar-sized
separate portions.
LIBRARY BUILDING
The Library Building (LB) has three stories plus a basement and measures approximately 310 feet by
120 feet in plan. The building is cascading in height, with the north-end roof at the third-floor level and
the south-end roof at the second-floor level. The structural system is the typical system of the campus
buildings, and the foundation consists of spread footings. Seismic joints divide the building into four
similar-sized portions.
INSTRUCTIONAL BUILDING
The Instructional Building (IB) has three stories plus a basement and measures approximately 470 feet
by 90 feet in plan. The structural system is the typical system of the campus buildings, with single-span
joints spanning between exterior girder and column lines. The foundation consists of concrete-filled
steel pipe piles with concrete pile caps. Seismic joints divide the building into five similar-sized portions.
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ARTS AND SCIENCE BUILDING
The Arts and Science Building (AS) has one story plus a full basement and measures approximately
310 feet by 125 feet in plan. The structural system is the typical system of the campus buildings, with
double-span joints spanning between exterior and interior girder and column lines. The foundation
consists of concrete-filled steel pipe piles with concrete pile caps. Seismic joints divide the building into
three similar-sized portions.
TECHNOLOGIES BUILDING
The Technologies Building (TB) has one story plus a full basement and measures approximately 290 feet
by 125 feet in plan. The structural system is the typical system of the campus buildings, with doublespan joints spanning between exterior and interior girder and column lines. The foundation consists of
concrete-filled steel pipe piles with concrete pile caps. Seismic joints divide the building into three
similar-sized portions.
S T R U C T UR A L C O N D I T IO N
Minor cracking and spalling is typical at the exposed exterior of all the buildings; however, the buildings
are generally in good condition.
Minor cracking was noted at isolated locations at elevated walkway beams. Minor cracking or concrete
staining is typical at the elevated walkway metal handrail connections as well as at precast panel
connections between the precast panel handrails and the elevated walkway perimeter concrete beams.
Minor cracking of the beams was noted in isolated locations in the garage. This cracking appears to be
at locations where there is plaza area above. Maintenance reported excessive cracking in the garage
beams below the kitchen of the College Center building. At the time of MKA's review, the beams have
been repaired and a concrete pilaster installed at the retaining wall to provide additional support to the
cracked beams. The repaired beams are in good condition, and no further deterioration has occurred.
The post-tension anchors are concealed in slab pour-back strips per the historic drawings. They are not
visible; however, the slabs do not show any indication of corrosion or spalling in the vicinity of the
anchors, and the anchors are assumed to be in good condition.
S E I S M I C E V A L UA T I O N
INTRODUCTION TO THE SEISMIC EVALUATION
The design of new buildings in Seattle typically is governed by the International Building Code (IBC).
However, this code is neither intended for the evaluation of existing buildings nor is it typically
appropriate for that use. Codes for new buildings, including the IBC, contain three basic types of
requirements: strength, stiffness, and detailing. The strength and stiffness requirements are easily
transferred to the evaluation of existing buildings, but the detailing provisions are not. The detailing
requirements (for example, the proportioning of structural members and connections) in the IBC are in
place to ensure that the systems that provide the building's strength and stiffness perform as intended.
These requirements have been significantly revised throughout the code update cycles as the knowledge
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base of building performance has increased, either through observations from earthquakes or as a
result of various research programs. Since the strength and stiffness of an existing building cannot be
adequately addressed without assurances of proper detailing, guidelines have been developed
specifically for the seismic evaluation of existing buildings.
Evalu ation Gu idelin es
The basis of the seismic evaluation is the American Society of Civil Engineers (ASCE) Standard 31-03,
Seismic Evaluation of Existing Buildings, commonly referred to as ASCE 31. This document represents
the most current practice for seismic evaluations, using a performance-based methodology. The
purpose of ASCE 31 is to provide guidance in the review of an existing building's response to a
predetermined level of earthquake based on a selected performance level. The ASCE 31 methodology
consists of three phases, or tiers. The first phase is used to screen for any potential deficiencies in the
lateral-load-resisting system. Potential deficiencies are then examined in more detail during the second
phase, and if necessary, a rigorous, full-building evaluation can be performed as a third phase.
The first phase, Tier 1, is a screening phase utilizing a series of checklists designed to identify potential
flaws and weaknesses common to specific building types. Each checklist is a collection of evaluation
statements describing building characteristics that are considered to be necessary to achieve the desired
performance level.
The second phase, Tier 2, is a further evaluation of the deficiencies identified during the Tier 1
evaluation. This analysis is typically performed on just those elements that were identified as being noncompliant with the Tier 1 acceptance criteria.
ASCE 31 contains a Tier 3 phase, which involves performing a very detailed seismic evaluation of the
building. This detailed analysis is beyond the scope of the current assessment program.
ASCE 31 is intended to identify seismic deficiencies that may require mitigation. Although a seismic
upgrade design is not included in the scope of this assessment, conceptual upgrade recommendations
will be provided for any identified deficiencies. However, the design of the seismic upgrade is beyond
the scope of the ASCE 31 standard. Where they are warranted, the conceptual upgrade approaches
will be based on ASCE 41. ASCE 41 provides design requirements for new elements within an existing
building and includes provisions that are intended to ensure adequate performance of the existing
elements that are relied upon to provide lateral resistance or to support gravity loads. This standard
provides a rational method for combining the strength and stiffness of new and existing elements within
the strengthened building and includes provisions for the interconnection of these elements to form a
complete and adequate lateral load path.
It should be noted that ASCE 41 might require a greater scope of rehabilitation than that identified in
the prior ASCE 31 evaluation. As stated in FEMA 35, Section C1.3, "ASCE 31 is specifically intended to
accept somewhat greater levels of damage within each performance level than permitted by this
standard, which is consistent with the historic practice of evaluating existing buildings for slightly lower
criteria than those used for design of new buildings." In other words, once the decision has been made
to seismically rehabilitate a building, the standard of care increases.
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Seismic Performan ce Objectives
In traditional and current codes for new buildings, seismic performance is considered implicitly.
Specified seismic force levels are used to provide adequate strength and stiffness based on implicit
performance objectives, and prescriptive detailing requirements are used to provide a high degree of
confidence that these performance objectives will be achieved. As indicated previously, this method is
not applicable for existing buildings because the level of seismic detailing cannot be controlled in most
cases. For this reason, the current seismic evaluation and rehabilitation guidelines are based on explicit
performance objectives; such an approach is also known as "performance-based design." A specific
seismic performance objective consists of two parts: a performance level and a seismic hazard
(magnitude or frequency of earthquake).
The seismic evaluation of the NSCC campus is based on the ASCE 31 Life Safety performance criteria
for the seismic hazard level specified by ASCE 31. The design-level seismic hazard is taken as twothirds of the maximum considered earthquake (MCE). The MCE represents an earthquake with an
average recurrence interval of approximately 2,500 years. A similar approach would be used for a
seismic rehabilitation in accordance with ASCE 41.
A building that achieves the Life Safety requirements of ASCE 31/ASCE 41 for this design-level seismic
hazard is considered to provide a degree of protection against life-threatening injury resulting from a
major earthquake that is roughly similar to that of a building conforming to the current building code,
although with somewhat less reliability. Moreover, the subject building, like most buildings of this
vintage, lacks the detailing that would serve to reduce the expected level of damage in smaller, more
frequent earthquakes. Therefore, even if the building achieves a Life Safety performance level, it would
be expected to provide less protection against economic loss (both direct and indirect resulting from
temporary loss of use) than a new building.
Since this type of performance-based design falls beyond the scope of the building code, it will be
important to confirm building department acceptance of the performance objectives and design
methodologies early in the design process. Based on our experience with similar buildings, the
proposed criteria should be acceptable to the City of Seattle. We will propose to meet with the building
department to present the stated seismic performance objectives, the proposed methodologies, and the
findings of this report in order to obtain "preapproval" of the evaluation/rehabilitation concepts to be
used for the renovation design.
It should be noted that this seismic performance objective is consistent with the Seattle Building Code
seismic requirements for buildings undergoing "Substantial Alterations."
Seismic Hazard D etermin ation
The seismic hazard in the Puget Sound region is governed by three types of events: (1) somewhat
frequent, deep events below Puget Sound (similar in nature to but larger in magnitude than the events of
the last century); (2) rare, deep events in the Cascadia Subduction Zone in coastal Washington and
Oregon (last major event was in the year 1700); and (3) very rare, shallow crustal faulting in the local
region (last major event was around the year 900). All of these events contribute to the probabilistic
seismic hazard determination in the Seattle area, but the seismicity tends to be dominated by the close,
shallow events.
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For a specified earthquake frequency, the level of ground shaking is related to the location of the
building site as well as the type of soils at the site. The seismic response parameters for the NSCC
campus are based on United States Geological Survey mapping using the site location of 47.699°N,
122.335°W. The site soils are assumed to conform to Site Class D.
Table 2. Design Ground Motion Parameters
Design Ground Motion Parameter
Value
Short-period spectral response acceleration parameter (SDS)
0.828
Spectral response acceleration parameter at a one-second period (SD1)
0.447
SUMMARY OF FINDINGS
The five main buildings on the NSCC campus were designed and constructed prior to the adoption of
modern seismic codes. There have been no global seismic improvement projects at these buildings.
Although the buildings possess a complete seismic-force-resisting system, the system lacks adequate
lateral strength to achieve the seismic performance objective of ASCE 31.
We have performed an ASCE 31 Tier 1 evaluation on each of the buildings and partial Tier 2
evaluations on two buildings. A representative summary of the results follows:
Sh ear Walls
The existing concrete shear walls lack adequate capacity to resist the specified seismic loading. The
shear stress in the walls exceeds the Tier 1 evaluation limit of 100 psi by a significant margin, especially
at the three-story buildings. This indicates that the buildings do not possess an adequate amount of
concrete shear walls to resist seismic loading effectively.
For the CC, LB, and IB, the level of shear wall overstress determined in the Tier 1 calculations is such
that a Tier 2 analysis would not result in a different conclusion.
However, for the AS and TB, which have only one above-grade floor, a more detailed Tier 2 analysis of
the existing shear walls indicates that the shear walls themselves could have adequate capacity.
Nevertheless, these buildings have deficiencies associated with the shear wall detailing (sliding joints as
discussed below) and with narrow seismic joints, such that even though the shear walls appear to have
adequate capacity, some seismic rehabilitation work is required to achieve the specified seismic
performance objective.
Adjacen t Bu ildin gs
The existing 1-inch seismic joints within and among the buildings and adjacent structures are too small,
in particular at the upper floors of the three-story buildings. Seismic joints that are too small to
accommodate the expected lateral displacements can result in "pounding" from the adjacent structures
in a seismic event.
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Structural Irregularities
It appears that some of the buildings (for example, the LB) have solid exterior concrete walls at some
floors instead of the typical wall-columns. These walls, whether intended to act as shear walls or not,
will act like shear walls and will cause those floors with these walls to be substantially more rigid than the
floors without the solid walls. This condition could lead to adverse overall seismic performance during
an earthquake.
D eformation Compatibility
At some of the buildings (for example, the LB), there are exterior precast concrete walls. It is possible
that these walls were not detailed in such a manner that the connections could accommodate the
expected lateral deflection of the buildings. The concern is damage to the precast concrete wall
connections and potential falling hazards.
Concrete Sh ear Wall Connections
As indicated above, the typical shear walls have an unusual sliding joint connection at each floor. This
joint impacts the continuity of the walls and could serve to further weaken an already deficient lateral
system.
R E C O M M E N D A T IO N S FO R S E I S M I C R E H A B I L I T A T I O N
In order to mitigate these deficiencies and improve the building performance level to a Life Safety
seismic performance objective, seismic upgrades will be required at these buildings. The specific
seismic upgrade program would need to be developed during a subsequent phase, taking into account
program impacts and design coordination. However, for the purposes of this report, the basic elements
of a seismic rehabilitation program are provided in this section.
The recommended seismic upgrade elements for each of the five buildings are similar in nature,
consisting of added reinforced concrete shear walls and associated foundation and collector elements.
The specific requirements for each building are discussed below, but the following section provides a
general description of the seismic upgrade elements.
GENERAL SEISMIC UPGRADE ELEMENTS
Concrete Sh ear Walls
Adding concrete shear walls will mitigate the deficiencies associated with the lack of adequate lateral
strength and stiffness. In addition, by reducing the seismic loads on the existing shear walls, the
potential deficiency due to a lack of continuity at the sliding joint is also effectively mitigated.
Utilizing concrete shear walls for the seismic upgrade is the preferred solution based on compatibility
with the existing concrete structures. For each building, we have indicated the approximate number of
30-foot-long by 12-inch-thick concrete shear walls based on a limited structural analysis. The 30-foot
length is a reasonable minimum length that will allow some wall penetrations and minimize the amount
of foundation work. The locations of the walls would need to be coordinated with the current or future
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programmed space of the buildings. The walls are assumed to be continuous from the basement to the
roof, but it is possible that the wall length or thickness could be reduced at the upper floors. This level
of refinement is beyond the scope of an evaluation report.
To minimize the foundation work and to take advantage of the existing basement walls, it will be
beneficial to align the new shear walls over the existing basement walls and to run the walls continuous
between the existing wall/columns. This is the case, in particular, for the walls in the north-south
direction where the column grid is typically 30 feet. Since the column spacing typically exceeds 30 feet
in the east-west direction, we recommend that the walls be located in line with the existing column grid
and that at least one end of each shear wall is connected to an existing wall/column.
Foundations
The new concrete shear walls will require new or strengthened foundations. As noted above, if the new
walls align with the existing basement walls, this strengthening could be minimized or even eliminated
depending largely on the final layout of the shear walls. For the purposes of this report, we assume that
the new foundations at shear walls would match the existing foundation system at each building—that
is, the new shear walls would be on spread footings at buildings with existing spread footings and would
be on piles at buildings with existing pile foundations. We assume that micropiles will be the preferred
option based on the limited overhead clearances within the existing basements. A geotechnical study
will be required to evaluate pile options prior to the design of the upgrades. Where the shear walls do
not run continuous between the existing columns at buildings with spread footings, it may be
advantageous to provide micropiles at these foundations in order supplement the overturning resistance
provided by the weight of the wall and footing themselves.
Collectors
The new concrete shear walls require collector elements at the connection between the walls and the
existing floor and roof diaphragms. Based on the construction type, we recommend reinforced concrete
collectors cast in-between existing joists. Based on limited analysis, we assume that each new concrete
shear wall would require a 30-foot-long collector at the roof and all floor levels. The required collector
length could be reduced by utilizing the existing girders located at the north-south column lines.
Seismic Join ts
As discussed in more detail below, we recommend either increasing the size of the existing seismic joints
or closing the joints to interconnect the adjacent portions of the buildings. This upgrade is required since
the joints are too narrow to protect against damaging contact due to pounding of adjacent structures.
We recommend infilling several joints in order to minimize the number of new shear walls that are
required. The existing seismic joint spacing is fairly close together, and this results in the buildings being
divided into a relatively high number of independent structures. Since each independent structure would
require a minimum of three new shear walls for lateral stability, the total number of added shear walls
can be significantly greater than the minimum number of walls required for lateral strength. Therefore,
we recommend infilling some of the joints. The joints are typically located in mild-reinforced pour strips,
and thus connecting the two structures across the joints could be accomplished relatively easily by
infilling with reinforced concrete or utilizing structural steel straps that are epoxy-bonded to the existing
concrete slabs.
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SPECIFIC SEISMIC REHABILITATION RECOMMENDATIONS
This section provides specific recommendations for each of the five subject buildings.
College Center
For the purposes of this seismic study, we have divided the building into two separate wings: the east
and west wings as described previously.
The three-story east wing is divided into three portions by means of two seismic joints located
approximately at one-third points along the 320-foot-long direction of the building. To mitigate the
deficiency associated with the insufficient joint width and to minimize the number of shear walls added,
we recommend eliminating both seismic joints in this wing at all floors. For a single continuous structure
at this wing, the recommended seismic upgrade involves adding four 30-foot-long by 12-inch-thick
concrete shear walls in each of the building's primary axes, for a total added wall length of 240 feet.
The two-story west wing has no internal seismic joints. The recommended upgrade of this portion of the
building involves adding two 30-foot-long concrete shear walls in each main direction, essentially one
wall on each of the four sides of the building.
The shear walls in both portions of the building would require new spread footing foundations.
Collector elements to transfer seismic loads from the existing structure to the shear walls also would be
required.
Finally, we recommend enlarging the seismic joint between the two buildings to at least 4 inches at all
floors.
Library Building
For the Library Building, we recommend eliminating the two seismic joints at the three-story north
portion of the building, while maintaining and enlarging the southernmost seismic joint to keep the
shorter wing of this building separate. The added shear walls will eliminate the stiffness and strength
discontinuity above the first floor and will increase the lateral stiffness of the building in order to reduce
the potential for failures of the precast concrete panel connections.
For a single continuous northern portion of this building, the recommended seismic upgrade involves
adding four 30-foot-long by 12-inch-thick concrete shear walls in each of the building's primary axes,
for a total added wall length of 240 feet. In addition, if the walls in the north-south orientation could
align with the existing walls along the perimeter of the first floor, this would minimize the improvements
required at this floor as well as minimize the foundation work.
The seismic rehabilitation of the south wing would required three to four new shear walls that likely
could be limited to 20 feet in length given the relatively small size of this structure. Ideally, the new walls
would be located in line with the existing concrete walls at the first floor.
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The shear walls in both portions of the building would require new spread footing foundations.
Collector elements to transfer seismic loads from the existing structure to the shear walls also would be
required.
Finally, we recommend enlarging the seismic joint between the two buildings to at least 4 inches at the
second-floor level.
I n stru ction al Bu ildin g
The Instructional Building has four existing seismic joints, dividing the building into five portions. As part
of the seismic upgrade, we recommend removing two or three of the joints and enlarging the remainder
of the joints. This would result in two or three separate structures and will minimize the amount of new
shear walls required. Assuming that three joints are infilled and there are two separate buildings, the
seismic upgrade will require approximately five 30-foot-long shear walls in each direction for a total
added wall length of 300 feet, distributed somewhat uniformly in both portions of the building.
The shear walls in both portions of the building would require new or strengthened pile foundations.
Collector elements to transfer seismic loads from the existing structure to the shear walls also would be
required.
Finally, we recommend enlarging the seismic joints that remain to at least 4 inches at all floors.
Arts an d Scien ce Bu ildin g
Since the Arts and Science Building has only one story above grade, the seismic demand on the firstfloor shear walls is substantially less than that for the multi-story buildings. Mitigation of the identified
seismic deficiencies could involve one of two possible options for upgrade:
New Concrete Sh ear Walls
The first option is to add concrete shear walls similar to the other buildings. In conjunction with the
shear walls, we would recommend eliminating both of the two existing seismic joints in order to
combine the portions into one continuous structure. As indicated above, this will substantially
reduce the amount of new shear walls that are required.
Once the building is tied together, we estimate that two 30-foot-long by 12-inch-thick shear walls
would be required in each direction, for a total added wall length of 120 feet. The shear walls
would require new or enhanced foundations likely consisting of micropiles and would require new
collector elements at the first floor and roof to transfer loading from the existing structure to the
shear walls.
The seismic joints would be tied together in a similar manner as for the other buildings described
above.
Seismic Assessment
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Existing Sh ear Wall Enhancemen ts
Our more detailed, Tier 2 evaluation indicates that the existing shear walls are not significantly
overstressed and that the seismic deficiencies could be mitigated by using localized improvements to
the existing elements rather than adding new shear walls.
This seismic rehabilitation program would involve the following elements:
„
Eliminate the existing seismic joints at the floor and roof (two per building per floor)
„
Eliminate the seismic joint in the shear walls from the basement to roof (four walls per building)
„
„
Strengthen the existing sliding joint in the shear walls just below the first floor (20 walls per
building)
Improve the collectors at the roof and floor level
With the improvements described above, the existing shear walls have adequate capacity to meet
the seismic performance objective, and new shear walls are not required. This option has
potentially less overall structural scope (especially when considering that foundation work is not
required), but the work is distributed throughout the building rather than located at discrete shear
wall locations.
Tech n ologies Bu ildin g
The Technologies Building is very similar to the Arts and Sciences Building. Refer to the description of
the two upgrade options in the previous section.
Seismic Assessment
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MECHANICAL NARRATIVE
Information Resource
A.
Existing record drawings, provided by NSC
B.
Field investigation performed November 6th, 2015.
C.
Various existing drawings of the facility from NSC.
General Overview
The existing Library Building at North Seattle College is a late 60’s/early 70’s vintage building
with various program spaces including a library, lecture halls and theater spaces. In general,
the overall mechanical systems appear to be in fair condition, but at 40+ years old, many of the
systems are at or near the end of their economic and useful life.
The proposed mechanical systems use the existing locations for routing of all new ductwork,
piping and energy management system infrastructure. The HVAC equipment will be modified
in the same location and upgraded with all new dampers, heating/cooling coils and a fan array.
The central plant system will be completely new to maximize the efficiency of existing electrical
heating infrastructure. A run around refrigerant heat recovery system will be used to increase
the efficiency on the ventilation component of the system.
Description of the Existing Mechanical Systems
HVAC System
1.
Supply/Ventilation Air and HVAC Equipment: The supply air is provided from built‐up
HVAC equipment located at the West side of the building. Large louvers centralize the
equipment into four main units. There are two units dedicated for floors 0 and 1 and
another two units for floors 2 and 3. This arrangement mitigates the requirements for
fire/smoke dampers or fire dampers. The built‐up air handlers allow for full
recirculation and full airside economizer. The built‐up units do not contain any heating
coils ore electric heat. There are chilled water coils located in the HVAC units that come
with eliminators and cooling coils. The supply and return/exhaust fans are from the
original construction. The ductwork distribution is routed through a chase on the west
side the building on floor 0 to serve floors 0 and 1. The ductwork distribution for floors
2 and 3 are served by a ‘doughnut’ that circulates the entire 3rd floor on the outside
surface of the building. The 3rd floor has enough volume to allow offices below this
routing. The ventilation quantity itself at the existing louvers appears to be enough to
support the reconfiguration.
2.
Exhaust Air: The building has exhaust provided at the restroom spaces. Exhaust is not
provided at the heavy copy areas not meeting current health code requirements.
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3.
Central Plant: There is no existing central plant for this building. Heating is through
electric re‐heat coils at variable air volume (VAV) boxes serving various zones. Chilled
water is being provided through the central plant.
4.
Heat Recovery: There is no heat recovery for this building.
5.
Energy Management Control System: The control system within the building is a
partially original pneumatic system with some upgrades to an energy management
system. Some of the main air handlers and VAV boxes have been upgraded to an
energy management system as systems have failed. The hydronic convectors at the
exterior have all been disabled as the controls are stand alone. There is no scheduling
at the thermostats or setback controls. The current system does not meet the current
energy code.
Plumbing Systems
1.
Piping: The domestic water system is primarily galvanized and copper with some spot
repairs and minimal ADA upgrades completed. The waste and vent system could not be
viewed as part of this site study with the exception of some vent lines replaced with
ABS as part of repair work. The system is original.
2.
Domestic Water Heating: The domestic water heating system has been replaced at
least once over the course of the buildings life. The current unit is beyond its service
life and in need of replacement.
3.
Plumbing Fixtures: The plumbing fixtures are a mix of original and conservation saving
fixtures based on limited ADA upgrade work throughout the facility. The corresponding
lavatories were not replaced in unison with the water closets and an attempt was made
to make them ADA. The original water closets use 3.6 Gals/flush and urinals use 1.6
gals/flush wasting significant water and not meeting current environmental standards.
The drinking fountains do not meet ADA requirements.
Life Safety / Fire Protection system
1.
Fire Sprinklers: There is no fire sprinkler system for this building. The building is over
5,000 SF requiring a fire sprinkler system.
Mechanical Code / Health Code / Energy Code
1.
The ventilation for the building does not currently meet the requirements for outside
air. A demand control ventilation system has not been installed on the 4 main air
handlers serving the building. The mechanical system is a constant heating and
ventilation system without variable speed drives or the proper energy management
system to reset the temperature within the air handlers appropriately. Many of the
thermostats and air handler components are still using pneumatic controls that operate
24/7 and are not connected to the energy management system. The mechanical
systems and controls installed have not met the energy code for at least the last ten
years.
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Description of Proposed Mechanical System Approach
HVAC System
1.
Supply/Ventilation Air and HVAC Equipment: The existing built‐up air handlers can be
modified in the current location and reuse the ductwork pathway for supply and
return/exhaust air. The existing air handlers could reuse the existing louver locations.
The existing cooling coil and eliminators would be removed along with the single belt
driven vanaxial fans. The space created from the fan removal would allow space for a
new heat recovery run around loop to be put in place between the outside air and
exhaust louvers allowing for 50‐60% energy savings on the ventilation air for both
heating and cooling. The proposal also includes a new heating and cooling coil within
the unit as well as a new fan wall system. Based on the size of the fan units, we would
expect around a 12 to 24 fan wall arrangement. Demand control ventilation through
CO2 sensors and air flow measuring stations will be utilized at the main air handlers.
VAV boxes with a hydronic reheat coil, but without fans and filters would provide the
temperature control for each of the zones. The ductwork distribution path would
remain the same, however, new ductwork would be provided throughout to support
the reconfiguration of the spaces and zones.
The air filtration system will be located at the main air handler and will be provided
with both a 2” pre‐filter and a 4” filter meeting MERV 13 requirements or higher.
Split system heat pumps will be used at MDF, IDF or elevator equipment room locations
to support spot cooling.
2.
Exhaust Air: The restroom spaces will be enlarged to support the restroom upgrades.
The exhaust system will be replaced with new and updated to support the increased
fixture count. Where heavy copying is shown on the plans, a dedicated exhaust system
will be provide to meet the current health code.
3.
Central Plant: The proposed system includes a central plant air to water heat pump
located on the roof. The system will be modular and based on the Airstack equipment.
The pumps, expansion tank, air separator, etc. will be included with the equipment.
The system will be designed to work down to 0F outside air temperature. The heat
pump itself will be designed with variable speed compressors and condenser fans to
optimize the efficiency as well as a refrigerant based heat recovery system. Hydronic
chilled water will be routed to the main air handlers. Hydronic heating water will be
routed to the main air handlers and all of the VAV boxes.
4.
Heat Recovery: Heat recovery will be provided through a refrigerant run around loop
with the configuration noted in item A1 above.
5.
Energy Management Control System: The college utilizes a Siemens energy
management system (EMS). There was a recent upgrade for a couple of the main air
handlers. The entire system will be updated and brought up to current energy code
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and campus standards. The EMS system will have a connection to the fire alarm and
security systems.
Plumbing Systems
1.
Piping: The domestic water system will replaced with new throughout with the
exception of the sanitary waste piping. It is suggested that a scoping exercise be done
to understand the condition of the existing piping and to quantitate the exact location
of the piping and its depth for building upgrades.
2.
Domestic Water Heating: The domestic water heating system will be new. The
proposed system is a combination of an instantaneous hot water heater and a heat
pump based hot water system as gas has not been brought to this location on site. The
smaller tank size will allow for some capacity and recirculation. Since no showers or
heavy hot water use is required, the instantaneous will save energy and provide the hot
water when needed.
3.
Plumbing Fixtures: The plumbing fixtures will be replaced with new throughout
including water closets, urinals, lavatories, drinking fountains with bottle fillers, mop
sinks and general use sinks as indicated on the architectural plans.
4.
Storm Draining: The existing storm drainage risers will be upgraded with new piping
and re‐routed as required to support the new reconfiguration of spaces.
Life Safety / Fire Protection System
1.
Fire Sprinklers: A new fire sprinkler system will be provided throughout the facility
utilizing quick response heads. The most likely location for the main fire riser is within
the basement area where the main switchgear and compressor for the pneumatic
system is located. The riser with backflow device would be located in this location. The
fire department connection would be located outside the building on the East wall
adjacent this room. Piping would be distributed throughout. A dry system is likely
based on the size of the louver plenums for the HVAC equipment. The dry risers would
be located adjacent the HVAC equipment. Dry heads off a wet system are likely a
requirement of the AHJ at all exits and entrances to the facility. A standpipe system
may be required by the AHJ.
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ELECTRICAL NARRATIVE
Information Resource
A.
Existing record drawings, provided by NSC
B.
Field investigation performed November 6th, 2015.
C.
Various existing drawings of the facility from NSC.
General Overview
The existing Library Building at North Seattle College is a late 60’s/early 70’s vintage building
with various program spaces including a library, lecture halls and theater spaces. In general,
the overall electrical systems appear to be in fair condition, but at 40+ years old, many of the
electrical systems are at or near the end of their economic and useful life.
Description of the Electrical Systems
Power Distribution
The Library building electrical is fed from Seattle City Light utility service at 480/277 Volts wye,
3‐phase, 4 wire. The existing electrical service size is adequate for the facility and the proposed
renovation.
The electrical main service equipment consists of switchboard construction manufactured by
General Electric (GE), utilizing robust GE AK‐series drawout low‐voltage power circuit breakers.
This equipment appears to be in fair condition, and is utilizing the original protective relays and
trip units. This equipment has an expected life of approximately 50 years, but with upgrades
and rebuilding of the power circuit breakers, as well as regular maintenance testing, we would
anticipate that an additional 10 to 15 years of life could be realized. Since the library building
renovation is a 40 to 50 year project, this switchgear should be considered for replacement.
The building power distribution system consists of panelboards and feeders, most of which are
original and 40+ years old. Selective upgrades have occurred over the years as spaces were
renovated. This power distribution equipment is at the end of useful life, and will need to be
replaced.
A new system will includes provisions for building lighting, mechanical and miscellaneous
power loads as well as specialty considerations for the Theater/Concert Hall. A minimum of
20% spare capacity and circuit breaker provisions will be provided in all switchboards and
panelboards to allow for future growth and flexibility.
Fixed‐mounted molded case circuit breakers will be utilized downstream of the main
switchboard for overcurrent protection. Panelboards will have bolt‐on circuit breakers. Copper
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bus will be provided. Equipment will be fully rated for the available fault current; series‐rated
devices will not be utilized.
To enhance power quality and facilitate tracking of energy consumption, the electrical
distribution system will be segregated by load type as much as practical. Separate panelboards
for lighting, mechanical equipment, equipment power and classroom power will be provided.
Large electrical loads and motors sized at 3/4 HP and larger will be served at 480 Volts, 3 phase.
Lighting will be primarily 277 Volts and small convenience loads as well as power receptacles
will be 120 Volts.
Power monitoring will be provided at the main switchboard to allow for capturing the building
energy data. In addition, power monitoring will be provided at major feeders to allow for
capturing segregated data by load type (e.g. lighting, mechanical, etc.). Integration of this
system with the building management system is anticipated.
Emergency and Standby Power
An emergency/standby generator system is not anticipated for this project. Anticipated code‐
required emergency loads will consist of emergency egress and exit lighting as well as the fire
alarm system. A central emergency lighting battery/inverter system will be utilized for backup
of emergency lighting, and will incorporate self‐diagnostics for monthly testing.
Wiring Methods
Feeders and branch circuits will utilize copper conductors with 600 Volt THWN/THHN
insulation. Raceways will primarily consist of electrical metallic tubing with steel compression
fittings.
Lighting and Lighting Controls Systems
The existing lighting system consists primarily of fluorescent sources, complemented with
compact fluorescent and some incandescent where original dimming was utilized. The
majority of fluorescent fixtures have been upgraded to T8 lamps and ballasts within the last 10
years. Existing lighting controls are generally pretty basic, utilizing relays and contactors for
control of banks of lights. Some occupancy sensing controls have been added over the years.
New lighting systems will be provided for the renovated building throughout. The lighting
system will address specific “visibility” requirements for the project and each individual space.
“Visibility” includes issues such as light quality, occupant comfort and aesthetics as well as
industry standards including the Illuminating Engineering Society (IES). Energy‐efficient lighting
sources such as LED will be utilized throughout. Lamp types will be specified in accordance
with campus standards, while minimizing the number of different lamps.
Lighting controls will be provided to meet the programmatic requirements for each space while
optimizing energy performance and meeting energy code and project sustainability goals.
Occupancy sensors will be utilized for many spaces including classrooms, offices and restrooms.
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Supplemental time‐of‐day controls are anticipated for areas such as building common areas
and exterior lighting. Automatic daylight harvesting controls will be provided.
The Theater / Concert Hall space will have specialty requirements for lighting and lighting
controls systems. New LED theatrical lighting will be provided to supplement existing lighting.
A new theatrical dimming system will be provided.
Fire Alarm System
The existing building fire alarm system is a Siemens system matching the campus standard,
utilizing a voice command system and speaker notification. The system appears to be in fair
condition, but additional audible and visual alarms would be required to meet intelligibility and
ADA requirements. A new building fire alarm system will be provided and connected to the
existing campus fire alarm system. The system will be an intelligent, software‐controlled
addressable voice fire alarm and detection system manufactured by Siemens, the campus
standard manufacturer. Building fire alarm wiring will be installed within a designated raceway
system.
Telecommunications Structured Cabling System
The telecommunications structured cabling system for the North Seattle College Library
building will be designed in accordance with TIA industry and North Seattle College standards.
The structured cabling system will include telecommunications rooms and spaces, horizontal
and backbone cabling infrastructure and pathways to provide the infrastructure necessary to
transport voice, data, wireless and streaming video applications to support the academic and
administrative programs and objectives of the College.
The students and programs using the College library will require mobility and flexibility and the
ability for students and staff to access and exchange information using a variety of sources and
devices including laptops, cellular phones and tablets from any location in the facility. To
support these requirements the telecommunications infrastructure will include a
comprehensive wireless network. The wireless network will also provide the capacity and
bandwidth to deliver high data transfer rates to large numbers of users throughout the library.
The new and emerging wireless standards can provide the required bandwidth and capacity
but require additional wireless access points to provide the density of coverage and the new
standards will require two Category 6A cables to each access point to power the device and
deliver the necessary bandwidth. Category 6A cables have larger cable diameters and also
require enlarged pathways to allow the cabling to be installed to the access points.
The access points are powered using Power over Ethernet (PoE) network switches located in
the Telecommunication Rooms. New Telecommunications rooms will be required to
accommodate the new equipment and cabling. The PoE switches have higher power and heat
loads and the power and cooling systems for these spaces will be sized to accommodate the
additional power and head loads. The Telecommunication Rooms will include backup power
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supplies and dedicated cooling systems to ensure the networks have a high degree of
operational uptime and availability and minimize unplanned outages.
The structured cabling Infrastructure will use the most current standards for optical fiber
backbone and twisted‐pair copper horizontal cabling to provide capacity to ensure high‐
bandwidth administrative and instructional applications.
Category 6A horizontal cables will be installed from telecommunications outlets in the library,
classrooms and offices and other network device locations to a telecommunication room. The
horizontal cabling will typically terminate on a modular connector mounted in a flush wall
mounted face plate. The location and quantity of the telecommunications outlets for the
building will be based on the programming requirements of the spaces and will include
connections to support mechanical and electrical systems, and other automated building
systems.
The structured cabling will be installed above the accessible ceilings in cable trays or J‐hooks.
Conduit pathways will be used in areas without accessible ceilings or where the spaces are
open to structure.
Audio Visual Systems
The Audio Visual (AV) systems in the Library will facilitate ad hoc and collaborative student
activities. This includes AV systems that allow student and staff to use their personal devices
(e.g. laptops, smartphones and tablets) and present content from their device on a common
display screen so all the members of the team can work together.
The classroom AV systems will distribute audio and video signaling and will typically include AV
input plates, speakers, amplifier, video switcher, control panel, mounting hardware, video
projector or flat panel display, and wireless microphone system, and cabling.
The Theater/Concert Hall will require sound reinforcement and audio visual systems.
Security Systems
The building will be equipped with electronic security systems including intrusion detection,
access control, video surveillance to protect the property and the occupants of the building. A
Distributed Antenna System (DAS) will provide enhanced two‐way radio coverage for
emergency responders and a Rescue Assistance system will provide two‐way communication at
elevator lobbies for persons requiring assistance exiting the building in the event the elevators
have been recalled.
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FACILITY CONDITIONS SURVEY - EXCERPTS
Building
Number
Size (SF)
Previous
Score
Updated
Score
Arts And Sciences (063-AS)
063AS
80,200
222
238
Childcare Center (063-CH)
063CH
7,557
196
211
Chiller Building (063-CB)
063CB
1,826
218
224
College Center (063-CC)
063CC
154,604
324
324
Education Building (063-ED)
063ED
42,117
182
182
Instructional Building (063-IB)
063IB
134,070
486
360
Instructional Building (063-IB) - Partial
063IB
41000
None
360
Library Building (063-LB)
063LB
80,192
474
460
Oce&E (063-OC)
063OC
45,052
146
146
Tech Building (063-TB)
063TB
55,470
546
146
Wellness Center (063-WC)
063WC
38,198
170
182
Grand Total Area (SF)
639,286
Building Name
Weighted Average Score
290
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further evaluate the need for repair work. A deficiency located within a building planned for renovation,
replacement or demolition was typically not considered for funding if the work was not absolutely required to
maintain program functions until the larger project could be funded. It is difficult to justify spending capital funds
on an asset that will likely be removed or replaced within a short period of time. The following table summarizes
the college planning priories.
Master Plan
Campus
Most recent full plan
Most recent update
Main Campus (063A)
2007
N/A
Renovation Priorities
Building
Largest program deficiency or need
Instructional Building (063-IB)
Poor configuration - Inefficient space use
Library Building (063-LB)
Modernize - Improve instructional infrastructure
Replacement Priorities
Building
Largest program deficiency or need
None
-
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Deficiency F01
Carryover from prior survey (not yet funded) : Yes
Location : Main Campus (063A)
Building name : Multiple (063A)
Unique Building Identifier (UBI) : 063A
Funding category in capital budget : Minor Works Facility appropriation
Uniformat category : B20-Exterior Enclosure
Assessment : Asset is near or at the end of its useful life and should be replaced
Quantity : 30
Unit of measurement : EA
Component : Exterior Door Hardware
Location within building or site : Campus wide
Issue clarity : Adequate information was provided to assess deficiency
Main cause of asset degradation or failure : Age/Wear
Detailed description : Original door hardware is old, worn and failing. Replace failing locksets, emergency hardware,
closers and automatic operators. The wood doors commonly warp as seasons change and need to be trimmed and
adjusted. It is recommended that the worst of the doors and hardware be replaced. There are roughly 200 doors
with deteriorated hardware. The worst 50 doors should be replaced with new closers and hardware. Any
salvageable doors and closers should be used as spare parts for the remaining doors.
Recommended funding schedule : Immediate
Estimated remaining life (years) : 3
Estimated average life expectancy (years) : 25
Scoring priority category 1 : High Repair/Repl. Cost
Category 1 percentage : 100 %
Scoring priority category 2 : None
Category 2 percentage : 0 %
Project construction estimate (MACC): $39,000
Total repair estimate (including soft costs): $55,000
Deficiency score : 48
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Deficiency F02
Carryover from prior survey : No
Location : Main Campus (063A)
Building name : Multiple (063A)
Unique Building Identifier (UBI) : 063A
Funding category in capital budget : Minor Works Facility appropriation
Uniformat category : D30-HVAC
Assessment : Asset should be repaired to extend its useful life
Quantity : 6
Unit of measurement : EA
Component : Air handler
Location within building or site : Multiple
Issue clarity : Adequate information was provided to assess deficiency
Main cause of asset degradation or failure : Age/Wear
Detailed description : The air handler fan or drive motor bearings are failing or will fail shortly and should be replaced
and rebalanced. The facility will conduct a vibrational test to determine which are in the worst condition and focus
on those.
Recommended funding schedule : Immediate
Estimated remaining life (years) : 3
Estimated average life expectancy (years) : 20
Scoring priority category 1 : High Repair/Repl. Cost
Category 1 percentage : 60 %
Scoring priority category 2 : System Use
Category 2 percentage : 40 %
Project construction estimate (MACC): $100,000
Total repair estimate (including soft costs): $142,000
Deficiency score : 53
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Deficiency F03
Carryover from prior survey : No
Location : Main Campus (063A)
Building name : Multiple (063A)
Unique Building Identifier (UBI) : 063A
Funding category in capital budget : Minor Works Facility appropriation
Uniformat category : D30-HVAC
Assessment : Asset should be repaired to extend its useful life
Quantity : 20
Unit of measurement : EA
Component : Fan motor
Location within building or site : Ceiling
Issue clarity : Adequate information was provided to assess deficiency
Main cause of asset degradation or failure : Age/Wear
Detailed
D
etailed description : The small in-line fan motors have become unreliable due to small component failure. There are
roughly 100 motors, but only the worst 20 should be replaced. The associated duct work sealant has deteriorated,
allowing air to escape the duct and should be repaired.
Recommended funding schedule : Immediate
Estimated remaining life (years) : 3
Estimated average life expectancy (years) : 20
Scoring priority category 1 : High Repair/Repl. Cost
Category 1 percentage : 90 %
Scoring priority category 2 : System Use
Category 2 percentage : 10 %
Project construction estimate (MACC): $25,000
Total repair estimate (including soft costs): $35,000
Deficiency score : 49
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Deficiency F06
Carryover from prior survey : No
Location : Main Campus (063A)
Building name : Multiple (063A)
Unique Building Identifier (UBI) : 063A
Funding category in capital budget : Minor Works Facility appropriation
Uniformat category : D30-HVAC
Assessment : Asset is near or at the end of its useful life and should be replaced
Quantity : 5
Unit of measurement : EA
Component : Air damper system
Location within building or site : Roof
Issue clarity : Adequate information was provided to assess deficiency
Main cause of asset degradation or failure : Age/Wear
Detailed
De
etailed description : The airflow damper controls in the cooling towers have failed and the blades have become
warped and no longer function reliably. The actuators and fins should be replaced.
Recommended funding schedule : Immediate
Estimated remaining life (years) : 3
Estimated average life expectancy (years) : 25
Scoring priority category 1 : High Repair/Repl. Cost
Category 1 percentage : 90 %
Scoring priority category 2 : System Use
Category 2 percentage : 10 %
Project construction estimate (MACC): $220,000
Total repair estimate (including soft costs): $313,000
Deficiency score : 49
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Deficiency S02
Carryover from prior survey (not yet funded) : Yes
Location : Main Campus (063A)
Building name : Site (063A)
Unique Building Identifier (UBI) : 063A
Funding category in capital budget : Minor Works Site appropriation
Uniformat category : G20-Site Improvements
Assessment : Asset is near or at the end of its useful life and should be replaced
Quantity : 3750
Unit of measurement : LF
Component : Aluminum Elevated Walkway and Stair Railing
Location within building or site : Various locations
Issue clarity : Adequate information was provided to assess deficiency
Main cause of asset degradation or failure : Age/Wear
Detailed description : The aluminum handrails on the elevated walkways and stairwells are 40 years old and in various
stages of deterioration. Deficiencies include badly cracked and spalling cement at post bases, bent and broken
balusters, and damaged and broken top rails. The damaged rails should be repaired or replaced depending on the
level of damage to each section.
Recommended funding schedule : Immediate
Estimated remaining life (years) : 3
Estimated average life expectancy (years) : 25
Scoring priority category 1 : High Repair/Repl. Cost
Category 1 percentage : 90 %
Scoring priority category 2 : Health/Safety
Category 2 percentage : 10 %
Project construction estimate (MACC): $250,000
Total repair estimate (including soft costs): $355,000
Deficiency score : 53
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BUILDING CONDITION RATING
Library Building (063-LB)
STATE UFI: A09018
Main Campus (063A)
AREA: 80,192 SF
BUILT: 1969
REMODELED: No
PREDOMINANT USE: Library
CONSTRUCTION TYPE: Heavy
CRV/SF: $301
REPLACEMENT VALUE: $24,137,792
Primary Systems
COMPONENT:
Structure
RATING: 3 x WEIGHT: 8 = SCORE: 24
Some cracking evident but does not likely affect structural integrity; Visible defects apparent but are nonstructural
COMMENTS:
Poured in place concrete; seismic improvements needed
COMPONENT:
Exterior Closure
RATING: 3 x WEIGHT: 8 =
Sound and weatherproof but with somee deterioration evident
COMMENTS:
Spalling concrete areas need repair; wood
w
window trim
COMPONENT:
Roofing
RATING: 5 x WEIGHT: 10 =
Leaking and deterioration is to point where new roof is required
COMMENTS:
Bad BUR w many blisters; funded for replacement 2015
102
North Seattle College
SCORE: 24
SCORE: 50
Facility Conditions Survey - Excerpts
Secondary Systems
RATING: 5 x WEIGHT: 6 =
COMPONENT:
Floor Finishes
Extensive deterioration and unevenness
COMMENTS:
Carpet, concrete, vinyl tile, quarry tile
SCORE: 30
COMPONENT:
Wall Finishes
RATING: 3 x WEIGHT: 6 = SCORE: 18
Aging surfaces but sound; some maintenance is required
COMMENTS:
Gypsum board, demountable partitions, brick, concrete, ceramic tile, CMU, vent wood
COMPONENT:
Ceiling Finishes
RATING: 3 x WEIGHT: 6 = SCORE: 18
Some wear and tear; Minor staining or deterioration
COMMENTS:
Lay-in ceiling tile; gypsum board; aluminum channels; concealed spline tile; concrete
structure
COMPONENT:
Doors & Hardware
RATING: 3 x WEIGHT: 6 = SCORE: 18
Functional but dated
COMMENTS:
Interior/exterior wood doors w HM frames; deteriorated door hardware
Service Systems
COMPONENT:
Elevators
RATING: 1 x WEIGHT: 6 =
Appropriate and functional for occupancy and use
COMMENTS:
3 stop; elevators refurbished in 2010
COMPONENT:
Plumbing
RATING: 3 x WEIGHT: 8 =
Fixtures are functional but dated; somee leaks; maintenance required
COMMENTS:
Copper, steel, cast iron and PVC piping; porcelain fixtures
SCORE: 6
SCORE: 24
COMPONENT:
HVAC
RATING: 5 x WEIGHT: 8 = SCORE: 40
Inadequate capacity, zoning and distribution; equipment deteriorating; No A/C in office areas; no ventilation
in hazardous areas
COMMENTS:
Chilled/hot water cooling/heat w VAV from central plant; bad electric re-heat boxes funded
for replacement
COMPONENT:
Electrical
RATING: 3 x WEIGHT: 8 =
Service capacity meets current needs butt inadequate for future
COMMENTS:
2400amp 480v
SCORE: 24
COMPONENT:
Lights/Power
RATING: 3 x WEIGHT: 8 = SCORE: 24
Adequate work area illumination; adequate outlets for current use
COMMENTS:
Suspended strip, hanging can and recessed can fluorescent lighting. New outlets 2014.
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Library Building Renovation Project
103
Facility Conditions Survey - Excerpts
Safety Systems
COMPONENT:
Life/Safety
RATING: 3 x WEIGHT: 10 =
Generally meets codes for vintage of construction
COMMENTS:
No data
COMPONENT:
Fire Safety
RATING: 3 x WEIGHT: 10 =
Extinguishers and signed egress; no violations; no alarm or sprinklers
COMMENTS:
Addressable FA system, no sprinklers
SCORE: 30
SCORE: 30
COMPONENT:
Modifications
RATING: 1 x WEIGHT: 7 = SCORE: 7
Modifications appear to be in compliance with codes and sound construction practices; HVAC/electrical
service properly provided
COMMENTS:
Recent third floor media area and computer room remodel; good quality
Quality Standards
COMPONENT:
Maintenance
RATING: 3 x WEIGHT: 7 = SCORE: 21
Routine maintenance is required; deferred maintenance is evident; impact is minor to moderate
COMMENTS:
Deferred maintenance evident: exterior wall repair, roof replacement, doors and hardware
COMPONENT:
Remaining Life
RATING: 3 x WEIGHT: 6 =
Life expectancy is 5-15 years; moderate system deterioration
COMMENTS:
Good renovation candidate
SCORE: 18
COMPONENT:
Appearance
RATING: 3 x WEIGHT: 6 =
Average construction; average interior and exterior appearance
COMMENTS:
SCORE: 18
Heat Loss
COMPONENT:
Insulation
RATING: 3 x WEIGHT: 6 =
Insulation present, butt not to current standards (installed prior to 2010)
COMMENTS:
COMPONENT:
Glazing
RATING: 3 x
Double glazing with aluminum/metal window frames
COMMENTS:
WEIGHT: 6 =
SCORE: 18
SCORE: 18
TOTAL SCORE = 460
PREVIOUS BIENNIUM SCORE = 474
CONDITION: Needs Improvement/Renovation
78
104
North Seattle College
NSC Master Plan - Excerpts
NSC MASTER PLAN - EXCERPTS
Library Building Renovation Project
105
NSC Master Plan - Excerpts
106
North Seattle College
NSC Master Plan - Excerpts
Library Building Renovation Project
107
NSC Master Plan - Excerpts
108
North Seattle College
NSC Strategic Plan - Excerpts
NSC STRATEGIC PLAN - EXCERPTS
The North Seattle Community
College Strategic Plan:
Roadmap to 2016
March, 2013
northseattle.edu
9\nYf[af_Klm\]flKm[[]kk
=p[]ddaf_afL]Y[`af_Yf\D]Yjfaf_
:mad\af_;geemfalq
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NSC Strategic Plan - Excerpts
Our world, our country, our city and the North Seattle community are changing rapidly.
The pace of technological innovation, the reach of social media, the need for more
sustainable practices and the new, shifting economy and job markets have impacted us
in profound ways. Our service area is more diverse than ever and our neighborhoods are
now beginning to reflect the changing face of America.
And throughout our history, our “True North” has been our commitment to making a
difference in our student’s lives. How we make that difference (e.g., our support services,
instruction, etc.) has evolved over the years and will continue to evolve in the future, but
our commitment to this mission remains our guiding star.
Within this context of change and tradition, our strategic planning process helped us
redefine what “changing lives through education” means. It means “Advancing Student
Success”, “Excelling in Teaching and Learning” and “Building Community” (our core
themes).
This is North Seattle Community College’s Strategic Plan through the year 2016 and
I encourage you to read it.
As I mentioned on President’s Day of 2012, this is our “roadmap” that outlines our
institutional direction over the next three and a half years. This document represents
research, comments and recommendations from across our campus and from the
communities we serve. Several special planning events and meetings and surveys were
conducted to establish our core themes, objectives and benchmarks. The input from our
community provided greater clarity regarding what we mean when we say we want to
advance student success, excel in teaching and learning and build community in order to
change our student’s lives. The benchmarks related to each of the themes establish very
specific milestones along the path to our preferred future. We have until 2016 to meet
these benchmarks which coincides with our Year Seven accreditation visit.
While these benchmarks do not describe every inch of our journey over the next few years,
they do serve as “mileage markers” that point to key achievements on the way to 2016
and our preferred future.
110
North Seattle College
NSC Strategic Plan - Excerpts
Core Theme One: 9\nYf[af_Klm\]flKm[[]kk
Advancing Student Success means that we
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Student Achievement Indicators
"OOVBM4UVEFOU"DIJFWFNFOUQPJOUTQFSTUVEFOU
Retention Measures
Baseline [Date]
Benchmark [Date]
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Baseline [Date]
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Baseline [Date]
Benchmark [Date]
Progression Measures: Developmental Math
1FSDFOUPGTUVEFOUTDPNQMFUJOHEFWFMPQNFOUBMNBUI
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<TUBSUT>
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1FSDFOUPGTUVEFOUTXIPFBSO243XJUIJOFJHIURVBSUFST
<TUBSUT>
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Baseline [Date]
Benchmark [Date]
Progression Measures: Developmental English
1FSDFOUPGTUVEFOUTDPNQMFUJOHEFWFMPQNFOUBM&OHMJTITFRVFODF
XJUIJOTJYRVBSUFST
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Progression Measures: ESL Transition
Baseline [Date]
Benchmark [Date]
1FSDFOUPGVQQFSMFWFM&4-TUVEFOUTUSBOTJUJPOJOHUPDPMMFHFMFWFM
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<TUBSUT>
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Baseline [Date]
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<TUBSUT>
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Baseline [Date]
Benchmark [Date]
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Completion Measures
1FSDFOUPGEFHSFFTFFLJOHTUVEFOUTFBSOJOHEFHSFFDFSUJĕDBUJPO
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Student Self-Report of Goal Achievement
1FSDFOUPGTUVEFOUTSFQPSUJOHUIBUUIFZBSFiEFĕOJUFMZNFFUJOHw
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Advancing Student Success con’t on next page
Library Building Renovation Project
111
NSC Strategic Plan - Excerpts
Advancing Student Success con’t
Transfer Ready
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TUBUVTXJUIJOUISFFZFBSTPGUIFJSĕSTUDPMMFHFMFWFMDPVSTF
Job Placement Rates
1FSDFOUPGQSPGFTTJPOBMUFDIOJDBMDPNQMFUFSTXIPBSF
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Equity of Academic Outcomes
'PSFBDIPGUIFBCPWFTUVEFOUTVDDFTTJOEJDBUPST
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QFSDFOUEJČFSFODFJOBDIJFWFNFOUMFWFMTPGEJTBHHSFHBUFE
TUVEFOUHSPVQTGSPNUIFBDIJFWFNFOUPGBMMTUVEFOUT
Baseline [Date]
Benchmark [Date]
<PWFSBMM>
<GPSTUBSUT>
Baseline [Date]
Benchmark [Date]
<PWFSBMM>
<>
Baseline [Date]
Benchmark [Date]
7BSJFTCZHSPVQ
CZTUVEFOUTVDDFTT
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TUVEFOUT'PSEJTBHHSFHBUFEHSPVQT
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Core Theme Two: =p[]ddaf_afL]Y[`af_Yf\D]Yjfaf_
Excelling in Teaching and Learning means that we
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Af\a[Ylgjkg^9[`a]n]e]fl
Faculty assessment of student learning outcomes
Baseline [Date]
Benchmark [Date]
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<>
<>
Baseline [Date]
Benchmark [Date]
Student self-assessment achievement of learning outcomes
"OOVBMTVSWFZPGHSBEVBUFTBTLJOHIPXNVDIUIFDPMMFHF
DPOUSJCVUFEUPMFBSOJOHUIFTLJMMTMJTUFEJO$$44&2VFTUJPO
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Institutional effectiveness assessments
1FSDFOUPGBENJOJTUSBUJWFPďDFTBOETVQQPSUTFSWJDFT
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Professional development activities
112
Baseline [Date]
Benchmark [Date]
4FUCBTFMJOFJO
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Baseline [Date]
Benchmark [Date]
1FSDFOUPGFNQMPZFFTQBSUJDJQBUJOHJOQSPGFTTJPOBM
EFWFMPQNFOUBDUJWJUJFTBOOVBMMZ
4FUCBTFMJOFJO
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&NQMPZFFSBUJOHTPGQSPGFTTJPOBMEFWFMPQNFOUBDUJWJUJFT
4FUCBTFMJOFJO
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North Seattle College
NSC Strategic Plan - Excerpts
Core Theme Three: :mad\af_;geemfalq
Building Community means that we
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Employee and student diversity
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Activities to promote community and respect for diversity
Baseline [Date]
Benchmark [Date]
<>
<>
Baseline [Date]
Benchmark [Date]
1FSDFOUPGFNQMPZFFTQBSUJDJQBUJOHJOTQFDJĕFEBDUJWJUJFTUPCVJME
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Employee and student satisfaction
Baseline [Date]
Benchmark [Date]
&NQMPZFFSBUJOHTPOBOOVBMDMJNBUFTVSWFZ EJTBHHSFHBUFECZ
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Building Community con’t on next page
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NSC Strategic Plan - Excerpts
Building Community con’t
Community partnerships
Baseline [Date]
Benchmark [Date]
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114
North Seattle College
Photographs of Existing Conditions
PHOTOGRAPHS OF EXISTING CONDITIONS
PHOTOS OF EXISTING CONDITIONS
PHOTOS OF EXISTING CONDITIONS
View
west to
to the
the Library
LibraryBuilding’s
Building’sLevel
Level0 0&&1
from
View looking
looking west
1 from
college’s
central
plaza.
Image
shows
concrete
framed
structure
View
looking
west
to the
Library
Building’s
Level 0structure
&1 from and
college’s
central
plaza.
Image
shows
concrete framed
columns
that
do not
current
seismic
code
requirements.
college’s
central
plaza.
shows
concrete
framed
structure and
and columns
that
do meet
notImage
meet
current
seismic
code
requirements.
Opaque
concrete
walls
prevent
daylight
to
interiors.
columns
that do not
meet
current
seismic
requirements.
Opaque concrete
walls
prevent
daylight
to code
interiors.
Opaque concrete walls prevent daylight to interiors.
View looking south with Library Levels 0 and 1 to the right and
upper
levels overhead.
Guardrails
in image
do1not
meet
current
View looking
south
Library
00and
and
View
south with
with
LibraryLevels
Levels
and
1totothe
theright
right
and
code.
upper levels overhead.
upper
overhead. Guardrails
Guardrailsininimage
imagedo
donot
notmeet
meetcurrent
current
code.
code.
Library Building Renovation Project
115
Photographs of Existing Conditions
View looking
lookingsouthwest
southwestfrom
fromadjacent
adjacentInstruction
InstructionBuilding
Buildingtoward
toward
View
Library Building.
Building. Top
Toptwo
twolevels
levelsarearelarger
larger
and
offset
from
than
Library
and
offset
from
than
the
the lower
levels.
Building
requires
the structure
be upgraded
to
lower
levels.
Building
requires
the structure
be upgraded
to meet
meet current
seismic
performance
level objectives.
current
seismic
performance
level objectives.
View of
oflecture
lecturehall
hall(level
(level00and
and1).
1).Original
Originaltables
tablesand
andchairs
chairsare
areat
View
at end
of useful
many
broken
or missing.
Technical
end
of useful
life,life,
many
are are
broken
or missing.
Technical
systems
systems
(HVAC,
lighting
and
much
of
the
A/V)
are
original,
(HVAC, lighting and much of the A/V) are original, inadequate or
inadequateTiered
or deficient.
Tierednolecture
longerpedagogy
serves
deficient.
lecture space
longerspace
servesnocurrent
current
pedagogy
and
is
inflexible.
and is inflexible.
116
North Seattle College
Photographs of Existing Conditions
Student media
center
has
been
created
using
left
over/repurposed
using
left
over/re-purposed
Student
mediacenter
centerhas
hasbeen
beencreated
created
using
left
over/repurposed
library
space
and
is
not
efficient
in
its
layout.
Space
notconducive
conducive
itsits
layout.
Space
isisnot
library space and is notefficient
efficientinin
layout.
Space
is
not
conducive
to
supporting
technology.
modern
media
technology.
to supporting modern media technology.
Library stacks make up a majority of the upper library level. The
college
been
reducing
its
collection.
New
information
Library
stacks
make
upa amajority
majority
upper
library
level.
Library has
stacks
make
up
ofof
thethe
upper
library
level.
The The
technology
and
tools
along
with
study
spaces
are
needed
in
lieu
of
college
has
been
reducing
its
collection.
New
information
college has been reducing its collection. New information technology
large
stackalong
area.
Electrical
and
data
services
need
added
technology
andwith
tools
along
with
study
spaces
aretoneeded
in
lieu of
and tools
study
spaces
are
needed
in lieu
ofbelarge
stack
throughout.
large
stack
area.
Electrical
and
data
services
need
to
be
added
area. Electrical and data services need to be added throughout.
throughout.
Library Building Renovation Project
117
Photographs of Existing Conditions
Example images above
Example
above and
and below
belowshow
showmultiple
multiplepoints
pointsofofentry
entry at
library.
Doors
at library.
Doorsnonolonger
longerserve
serveasasaccess
accesspoints
pointsfor
forentry
entrydue
duetoto
Example
images
above
and below show multiple points of entry at
control
security
needs.
control and
library. Doors no longer serve as access points for entry due to
control and security needs.
118
North Seattle College
Photographs of Existing Conditions
Re-purposed rooms
rooms in the
Repurposed
the library
library are
areused
usedfor
forlabs
labsand
andclassroom
classroom
space.
Rooms
are
undersized
and
function
poorly
as
instructional
space. Rooms are undersized and function poorly as instructional
space.
space.
Offices do
Many
areare
remote
in location,
Offices
do not
notsupport
supportstaff
staffasasintended.
intended.
Many
remote
in
and
inadequate
size.
Many
rooms
do
not
meet
ADA/universal
access
location, and inadequate size. Many rooms due not meet ADA/
requirements.
universal
access requirements.
Library Building Renovation Project
119
Photographs of Existing Conditions
Circulation
adapted
over
time
to fit
Circulationdesk
deskand
andstaff
staffarea
areahas
hasbeen
been
adapted
over
time
to fit
Circulation desk and staff area has been adapted over time to fit
into
existing
space.
Configuration
has
been
dictated
by
building
into existing space. Configuration has been dictated by building
into existing
space. Configuration
has been
dictated
by
building
structure
toto
IT/data
andand
power.
A A
structure and
andsystems
systemswhich
whichlimit
limitaccess
access
IT/data
power.
structure and systems
which
limit
access
to IT/data
andinpower.
A
comprehensive
renovation
will
provide
needed
flexibility
this
comprehensive renovation will provide needed flexibility in this
comprehensive
renovation
will
provide
needed
flexibility
in
this
critical
criticalarea
areatotobetter
betterserve
servefaculty
facultyand
andstudents.
students.
critical area to better serve faculty and students.
Hallway
wide
enough
to meet
ADA
Hallwayaccess
accesstotorestrooms
restroomsis isnotnot
wide
enough
to meet
ADA
Hallway access
to restrooms is not wide enough to meet ADA
clearance
requirements.
clearance requirements.
clearance requirements.
120
North Seattle College
Best Practices to Reduce Greenhouse Gas Emissions
BEST PRACTICES TO REDUCE GREENHOUSE GAS EMISSIONS
Included in
Project?
System / Best Practices
Mechanical
Solar water heating
x
Above code HVAC system efficiency
Use natural gas instead of electricity for heating
Geothermal heat pump
x
Post occupancy commissioning
Electrical
Photovoltaic energy systems
Time of day and occupancy programming of lighting
x
Efficient lighting
x
Envelope
Minimize building surface area for necessary floor area
x
Roofing materials with high solar reflectance and reliability
Green roofs to absorb heat and act as insulators for ceilings
Site
Orient building for natural light and reduced heating and cooling loads
x
Trees and vegetation planted to directly shade building
x
Paving materials with high solar reflectance, enhanced water evaporation, or otherwise designed to remain cooler ore require less lighting
than conventional pavements
Increase transportation choices – drive, walk, bike, or public transit
x
Total number of these best practices included in project:
8
Library Building Renovation Project
121
Best Practices to Reduce Greenhouse Gas Emissions
122
North Seattle College
Accreditation Report - Excerpts
ACCREDITATION REPORT - EXCERPTS
Library Building Renovation Project
123
Accreditation Report - Excerpts
124
North Seattle College
Y
Prereq
Credit
Y
4
Credit
2
Credit
Credit
Credit
Credit
1
2
6
1
2
1
Credit
Prereq
Y
1
Prereq
Y
1
Prereq
12
5
1
1
Access to Quality Transit
Bicycle Facilities
Reduced Parking Footprint
2
1
3
2
1
Site Development - Protect or Restore Habitat
Open Space
Rainwater Management
Heat Island Reduction
Light Pollution Reduction
6
2
Indoor Water Use Reduction
Cooling Tower Water Use
18
1
2
3
1
2
Advanced Energy Metering
Demand Response
Renewable Energy Production
Enhanced Refrigerant Management
Green Power and Carbon Offsets
Required
Fundamental Refrigerant Management
Optimize Energy Performance
Required
Building-Level Energy Metering
6
Required
Minimum Energy Performance
Enhanced Commissioning
Required
Fundamental Commissioning and Verification
33
1
2
Water Metering
Required
Outdoor Water Use Reduction
Required
Indoor Water Use Reduction
Building-Level Water Metering
Required
Outdoor Water Use Reduction
11
1
Required
Site Assessment
Construction Activity Pollution Prevention
4 10 Energy and Atmosphere
Y
19
Credit
Credit
2
1
2
Credit
Credit
1
3
Prereq
1
Y
Prereq
Y
1
5
Surrounding Density and Diverse Uses1
5 Water Efficiency
Prereq
2
Credit
Y
4
1
Credit
Credit
1
2
Credit
1
1
Credit
Credit
1
Prereq
2
2
High Priority Site
10
1
Sensitive Land Protection
0 Sustainable Sites
16
LEED for Neighborhood Development Location
16
1
1
1
5
Integrative Process
Green Vehicles
Credit
1
Credit
Credit
Credit
Credit
Credit
Credit
3
2
Credit
Y
5
Credit
5 Location and Transportation
0
N
1
1
1
1
3
6
?
2
1
5
1
Project Checklist DRAFT
LEED v4 for BD+C: New Construction and Major Renovation
1
1
2
2
Credit
Credit
Credit
Credit
Credit
Prereq
Credit
Credit
Credit
Credit
Credit
Credit
Credit
Credit
Regional Priority: Specific Credit
Regional Priority: Specific Credit
Regional Priority: Specific Credit
Possible Points:
Certified: 40 to 49 points, Silver: 50 to 59 points, Gold: 60 to 79 points, Platinum: 80 to 110
Credit
Credit
Credit
Credit
Regional Priority: Specific Credit
LEED Accredited Professional
0 Regional Priority
Credit
Credit
Innovation
Acoustic Performance
110
1
1
1
1
4
1
5
6
1
1
3
Daylight
Quality Views
2
Interior Lighting
1
Indoor Air Quality Assessment
Thermal Comfort
1
2
Construction Indoor Air Quality Management Plan
3
2
Low-Emitting Materials
Required
Enhanced Indoor Air Quality Strategies
16
Required
2
2
2
Environmental Tobacco Smoke Control
2 Innovation
2
1
2
Credit
Prereq
Prereq
Minimum Indoor Air Quality Performance
Building Product Disclosure and Optimization - Material Ingredients
Construction and Demolition Waste Management
2
5
Required
Building Life-Cycle Impact Reduction
Building Product Disclosure and Optimization - Environmental Product
Declarations
Building Product Disclosure and Optimization - Sourcing of Raw Materials
Construction and Demolition Waste Management Planning
13
Required
Storage and Collection of Recyclables
3 Indoor Environmental Quality
1
1
2
Prereq
4 Materials and Resources
Lower Columbia College (LCC) - PRR
Jan-16
51 30 29 TOTALS
1
1
2
1
1
2
1
2
1
1
1
1
1
1
1
5
1
1
1
1
4
1
1
1
1
1
Y
Y
8
1
1
3
Y
Y
5
Project Name:
Date:
LEED Checklist
LEED CHECKLIST
Library Building Renovation Project
125
126
North Seattle College
Campus Space Utilization Calculations
CAMPUS SPACE UTILIZATION CALCULATIONS
CAMPUS UTILIZATION AND POINTS BASED ON 2017-19
MAJOR PROJECT SELECTION CRITIERA.
These values are calculated based on user-input data on the Capture Hours, Room Data, and
Class Data tabs.
Classes
Labs
Campus
New Area Points:
Contact Hours
25,440.50
8,504.67
42,065.50
Workstations
2,483
1,388
3,871
Utilization
10.25
6.13
10.87
Capture Efficiency
88%
87%
88%
0
There are also up to nine points related to utilization available in the Overarching criteria for
every project.
The full data is available in the attached Space Utilization spreadsheet.
Library Building Renovation Project
127
Campus Space Utilization Calculations
128
North Seattle College