HomeMy WebLinkAbout10 LEGACY PK BLDGS C-4&93 09-02-08g 10
AGENDA REPORT Reve e'd m
City Manager
Finance Director
MEETING DATE: SEPTEMBER 2, 2008
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: PARKS & RECREATION SERVICES DEPARTMENT AND
REDEVELOPMENT AGENCY
SUBJECT: TUSTIN LEGACY PARK BUILDINGS C-4 AND 93
SUMMARY
A Facility Architectural and Needs Assessment to determine the feasibility of effectively
renovating Building 93 and C-4 on the Tustin Legacy 25-Acre Park site has been
recently completed.
RECOMMENDATION
It is recommended that the City Council concur with Staff's recommendation for
demolition of Building C-4 and 93 as part of the design and planning process for the
future Tustin Legacy Community Park.
FISCAL IMPACT
The FY 2008-09 Capital Improvement Program Budget provides $13,346,473 for the
development of the park master plan, implementation of security and property occupancy,
and construction of improvements at the 25-acre existing park at the Tustin Legacy. The
demolition cost to remove buildings C-4 and 93 will be handled as a separate City Council
action in conjunction with any demolition contract bid award and no action with this staff
report is necessary.
BACKGROUND
The proposed Tustin Legacy 25-Acre Park site currently contains a number of
abandoned military buildings that are being removed. As part of the conceptual master
plan process supervised by the previous Parks and Recreation Director, there was an
expectation that two abandoned military buildings (the Officers Club, building C-4 and
Bachelor's Officers Quarters, building 93) on the future park site would have potential
reuse potential. Prior to proceeding with next steps in the design and planning process
for the community park, it was felt critical by both the Parks and Recreation Department
and Redevelopment Agency that a more detailed analysis be conducted on the
buildings. The architectural firm of Dougherty + Dougherty, LLP, was hired to perform
an Architectural and Needs Assessment of each building.
Page 2
Building C-4 (the former Officers Club) is a 6,700 square foot wood frame structure with
stucco exterior and plaster interior wall finishes. The sixty-six year old building was
constructed in 1942 and most recently remodeled in 1971.
Building 93 (the former Bachelor Officer's Quarters) is a 8,200 square foot structure was
constructed in 1952 of masonry and concrete. Building 93 was most recently
remodeled in 1989.
At the August 20, 2008 Community Services Commission Meeting staff presented the
attached Tustin Legacy Park Facility Needs Executive Summary to the Commission for
their review.
According to the attached Tustin Legacy Park Facility Needs Assessment Executive
Summary the proposed location of the two buildings on the 25 acre park site would be
ideal for supporting the envisioned recreational programs. However, the existing
buildings C-4 and 93 would require major building modifications and reconstruction
making remodeling of the existing buildings cost prohibitive for adaptive community
reuse particularly within the parameters of the existing budget while supporting the
envisioned community recreational programs at the future community park.
The Executive Summary also states the existing buildings floor plans and layouts are
not conducive to facilitate program requirements and would be ultimately more
exp sive to remod I th n to construct a new facility of the appropriate layout and
s a footage. It i , t refore, recommended that Building C-4 and Building 93 be
d~mol shed to provid s ce for a new community building on the Tustin Legacy Park.
r
i
Christine Shingleton
Assistant City Mana r
avi A. Wilson
' ctor, Parks and Recreation Services
Attachment
CITY OF TUSTIN
TUSTIN LEGACY NEEDS ASSESSMENT
BUILDINGS C-4 and 93
Executive Summary
Prepared July 28, 2008
The Tustin Legacy Buildings C4 and 93 Facility Needs Assessment has been conducted to determine if the
existing facilities may be remodeled within the available budget to effectively support the City of Tustin envisioned
program for community recreational facilities for the Tustin Legacy Park site. The following strategies have been
implemented in the development of this assessment and in the resulting recommendations:
• Goals have been defined
• Detailed architectlengineer site visits have been conducted at both buildings and findings well
documented
• Archival plans for both buildings have been obtained and reviewed
• The previous Master Plan Concept C has been used as the basis of design
• Previous studies and assessments have been reviewed and referenced
• Regular meetings with City staff have been conducted
• City-provided recreational program information has been provided
• A program for the delivery of services has been developed
• Architect and engineer assessments of both buildings have been provided
• A proposed project schedule has been developed
• An independent professional cost estimator has developed estimates in response to the detailed
Needs Assessments
The available site area is ideal for a responsive site plan and community center design to support the optimum
utilization of the park and building for community recreational activities. The existing building locations are
appropriate, and would also be the appropriate location for a new building. This facility could provide supportive
space for toilet rooms, storage and concession areas for sports activities at the adjacent playfields. The ideal
program of approximately 13,000 gross square feet may exceed the available budget, and may require the
phasing of construction or a core and shell of a portion of the area to be completed at a later date. The existing
total square footage of Buildings C4, at 8,290 square feet, and Building 93 at 11,307 square feet, exceed the
required program area. The layouts of the existing buildings do not lend themselves to the program requirements,
and would ultimately be more expensive to remodel than to build a new building of the appropriate square
footage. A detailed summary and recommendation is as follows:
Building C4
A visit to the Building C4 site illustrates the state of disrepair and vandalism that has taken place at this facility.
Building C4, the former Officer's Club, is essentially one large space with along bar, a large kitchen, and non-
compliant and insufficient toilet rooms. Two murals on the walls of the meeting room may have sentimental value,
r~oscH~~~c~s :~.P
The building is challenged with extensive hazardous materials removal requirements (including the roof and
resilient floors), the absence of any lateral structural design (including roof and wall sheathing and connections), a
lack of accessibility with the exception of a ramp to the front door, and all new fire and life safety, mechanical,
plumbing and electrical systems due to vandalism and to meet code compliance, The building currently does not
meet California Title 24 for energy compliance.
The extent of the required building modifications equates to a major reconstruction of this building, with an
estimated construction cost of $2,939,207, Anew building of 8,290 square feet, constructed at $425/s.f., would
equal $3,523,250, or less than 20% more than the modernization of a less usable building. These estimated
costs are for the building only, and do not include site development costs. It is therefore our recommendation
that Building C4 be demolished to provide space for a new building. The two murals in the meeting room
could be removed and preserved and located within the new facility.
Building 93
Building 93 is a concrete and brick masonry two-story structure that housed the Bachelor Officer's Quarters.
Although there are two stairways, there is no elevator. The first floor has a small lobby, office, lounge, mail room,
restrooms and storage rooms. The remainder of the first floor is adouble-loaded corridor flanked by living units.
Each unit consists of a living space and sleeping room divided by a restroom and closet. Also on the first floor is a
large utility room that supplies forced air to both floors. The second floor is located over the double-loaded
corridor, and replicates the first floor plan.
The first impression of Building 93 is that it is sound, but that the very small rooms on either side of the corridor do
not lend themselves to the needs of most group recreational activities. An addition would be required to add
multi-purpose rooms to support larger group community center programs, The upper floors could not
accommodate small children's programs or recreational gymnasium equipment. Upon further investigation, it was
discovered that structural connections between the foundation and walls, the second floor and walls, and the roof
and walls were only simple key connections with no lateral ties or continuous reinforcing. Also, the long exterior
walls that parallel the corridor do not have sufficient shear strength. The weight of the masonry walls would
require additional lateral support in both directions. Similar to Building C4, Building 93 also requires all new fire
and life safety, mechanical, plumbing and electrical systems due to vandalism, and to meet code compliance.
This building also does not meet California Title 24 energy requirements.
The extent of the required building modifications equates to a significant reconstruction of this building, with an
estimated construction cost of $2,807,449 plus a seismically separate elevator tower and activity roam building
expansion estimated at a cost of $3,466,733, for a total estimated construction cost of $6,274,182. Anew building
of 11,307 square feet, constructed at $425/s.f., would equal $4,805,475, less than the cost of modernization and
expansion. These costs do not include site development costs. It is therefore our recommendation that
Building 93 be demolished to provide space for a new building.
Please refer fo the following contents of the Tustin Legacy Buildings C4 and 93 Facility Needs Assessment for
supporting material.
^^