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HomeMy WebLinkAboutReport PC - Hudson Reuse StudyPlanning CommissionMemorandum To:Planning Commissioners From:John Hinzman, Community Development Director Date:November 14, 2011 Item:Draft Report: H.D. Hudson Building Reuse Study Planning CommissionActionRequested: Staff will present thedraft report on the H.D. Hudson Building Reuse Study. The report was commissioned by MN DOT to study potential effects to the building from the TH 61 Bridge Project. No formal action is necessary. The report is animportantinitial step to evaluate development scenarios on the Hudson site. Decisions on the demolition versus preservation of the site have yet to be made. Other development scenarios may also by evaluated in the future. Background Information: The project team completed an extensive investigation of the Hudson Building to evaluate its potential for its adaptive use. The investigation entailed a documentation of the history of the property, a thorough inspection of the exterior and interior specifications and conditions (a detailed Historic Structures Report was completed as a separate project and provided to the City); evaluation of the electrical and mechanical systems; personal interviews with over 20 local and regional business people, building owners, community leaders, politicians, real estate professionals, and potential users; and a public meeting where reuse concepts were solicited. Based on the historical and design characteristics of the building and the identified needs of the community, the Reuse Team developed three scenarios for reuse of the building. Additionally, three site plan schematics were developed exploring ways to configure necessary parking, public spaces and new development. Cost estimates for the building and site scenarios were developed, and used to complete a financial analysis for the feasibility of reuse scenarios including three anchors: large inn, small inn, and restaurant/banquet center. Financial Impact: The report was fully paid for by MN DOT. Further investigation of the proposed development scenarios will need to be completed to better determine financial impact. Attachments: Draft Report S.P. Number: 1913-64 MnDOT Agreement Number: 98076 MANAGEMENT SUMMARY TABLE OF CONTENTS TABLE OF FIGURES INTRODUCTION RSP EUSE TUDY ROCESS › › › › THE H.D. HUDSON MANUFACTURING BUILDING PD ROPERTY ESCRIPTION ABHH.D.HSB RIEF ISTORY OF THE UDSON ITE AND UILDING HS ISTORICAL IGNIFICANCE ISSUES ANALYSIS BC UILDING ONDITION › › › › › › › › SI ITE SSUES › › EI NVIRONMENTAL SSUES › › › › › MI ARKET SSUES PI ARKING SSUES › › › › NC EIGHBORHOOD ONTEXT CI OMMUNITY SSUES DI ESIGN SSUES HD ISTORIC ESIGNATION P.(S)D RESERVATION VSELECTIVEEMOLITION REUSE SCENARIOS I NTRODUCTION GP UIDING RINCIPLES ERT VALUATION OF EUSE YPES S1:LIA CENARIO ARGE NN AS NCHOR › › › › › › › › › S2:SIA CENARIO MALL NN AS NCHOR › › › › › › › › › S3:R/BCA CENARIO ESTAURANTANQUET ENTER AS NCHOR › › › › › › SP ITE LANNING FINANCIAL ANALYSIS › › › › › › › › › › › BG RIDGING THE AP CONCLUSIONS AND RECOMMENDATIONS C ONCLUSIONS › › › › › › › › RI ECOMMENDATIONS FOR MPLEMENTATION HUDSON MANUFACTURING BUILDING RE-USE STUDY Prepared for: Stark Preservation Planning Prepared by: engineering design initiative th 1112 north 5 street minneapolis, mn 55411 612-343-5965, Fax 612-343-5982 George Rothenberger, PE Bradley R Johannsen, PE June 30, 2011 Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 1 I. INTRODUCTION A. Stark Preservation Planning has retained Engineering Design Initiative (EDI) for the purpose of recommending and estimating mechanical and electrical systems to be installed in the Hudson Manufacturing Building, and for estimating mechanical and electrical costs associated with adjacent surface and structured parking. The scope of the recommendations includes three usage scenarios and complete systems for shell, interior build-out and finished exterior spaces. A description and estimate of the recommendations is included within. B. The Hudson Manufacturing Building consists of a 100,000 square foot ~100 year old building located in Hastings MN at the intersection of the Highway 61 bridge and the Mississippi River. The building is not currently in use but was previously built and used for the manufacturing of sprayers. C. Demolition of existing equipment associated with the building is outside the scope of this report. D. The three usage scenarios are as follows, see related sections in report by Stark Preservation Planning for greater detail: 1. Scenario 1a: Large Inn as Anchor. Includes hotel with roof plaza, destination restaurant with patio, banquet hall, boutique coffee shop, boutique retail spaces, gallery and visitor interpreter center. 2. Scenario 2b: Small Inn as Anchor. Major features include condominium lofts, enclosed parking, boutique hotel with roof plaza, banquet hall, destination restaurant with patio, boutique retail space, gallery and visitor interpreter center. 3. Scenario 3: Restaurant/Banquet Center as Anchor. Major features include office space, destination restaurant with patio, banquet hall with roof plaza, boutique retail spaces, two-story gallery space and visitor interpreter center. E. Additionally there are three schematic layouts of parking structures and surface lots, see related sections in report by Stark Preservation Planning for greater detail. These schematic layouts are interchangeable with the three usage scenarios and as such the parking estimates are listed separately from the usage estimates. II. MECHANICAL A. HVAC 1. General: Central Plant Chiller: a. An air-cooled chiller is recommended for the cooling medium for the various project scenarios. Economy of scale and energy efficiency is enhanced with a central cooling plant. Sub-metering is possible in order to bill end users. This approach is typical for district cooling applications. The chiller would most likely be air-cooled. (Water cooled systems shall be ruled out due to the proximity to Hwy 61 and the disadvantages of vapor plumes from cooling towers). The estimated chiller size is 200 tons. The size range is a good candidate for a screwed compressor application. The chiller shall be located outside on grade, not blocked by solid walls, and shall have buried supply and return chilled water piping from pumps in a mechanical room. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 2 b. Chilled water hydronic piping shall include insulated supply and return piping to air handlers and other units utilizing the chilled water. Distribution shall incorporate base-mounted pumps with variable frequency drives (VFD). The piping scheme shall be assumed to be variable primary pumping. The chilled water pumps shall reside at the basement level in a central mechanical room. The mechanical room may reside in Building B lower level. c. Pipe sizes and GPM: Estimated at 420 GPM, utilizing water with 25% propylene glycol and 6” steel pipe mains. Buried piping with insulation for buried applications. Piping inside the building insulated with vapor barrier, and metered with BTU meters for point-of-use billing. 2. Decentralized Boilers: a. Choices include a central hot water hydronic boiler system, or heating plants for each respective use. The approach in this study is to utilize independent heating plants for each respective user. Condensing (hot water) boilers are available that are 94% efficient and only require PVC (plastic) combustion and vent piping. They are easily located and offer design flexibility for various programs and scenarios. b. Natural gas piping is readily available at the site. There is little potential for fuel oil storage. Hence it is assumed that the natural gas rate shall be firm. Individual meters can be employed for individual gas users. 3. Controls: a. With the exception of Condo/Loft development, the scenarios assume a central direct digital control (DDC) system. Tenants and end users would integrate their systems with a central DDC system that is operated and maintained by the property manager. The DDC system manufacturer chosen should have multiple authorized installers to avoid proprietary controls pricing. DDC building automation control will greatly enhance energy utilization and efficiency. b. Electronic stand-alone controls are advantageous for the Condo/Loft scenarios. Essentially these are programmable thermostats. 4. Hotel/Banquet/Conference: a. Condensing hot water boilers. Modular multiple boilers with computerized staging. Natural gas, 94% efficient. Heating hot water distribution piping and pumps. b. Central station air handlers. Banquet/assembly areas to have air handlers devoted to those spaces and may utilize heat exchangers with total enthalpy wheels for energy recovery due to higher outdoor air requirements. c. Air handlers for central spaces, lobby and greeting areas shall utilize chilled water cooling coils and hot water heating coils. Provide air handlers with VFD’s and variable air volume systems for energy efficiency. Use variable volume systems with hot water reheat coils for thermostatic control. d. Guest suites: Utilize 4-pipe fan coil units with chilled and hot water piping. ‘Hi-line’ stacked fan coil units or horizontal fan coil units may be employed. e. Hot water base board heating for additional comfort in critical areas. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 3 5. Hotel – Small Inn: a. Similar to the hotel discussion above, except that fan coil units and small blower-coil units may be used exclusively. 6. Restaurant: a. Utilize central station air handler with chilled water and hot water coils. b. Variable volume system with hot water reheat. c. Condensing boiler, hydronic heating pumps dedicated to the restaurant. d. Variable are system with high-end slot diffusers for comfort and aesthetics. e. Hot water fin tube radiation at external windows for comfort. f. Special exhaust and tempered heated/cooled make-up systems for commercial kitchens with grease hoods. g. General exhaust systems as required. 7. Coffee shop / Deli: a. Small central station air handler or blower/coil unit. Chilled water and hot water coils. b. System may be constant volume in lieu of variable volume. c. Constant volume boxes with hot water reheat. d. Condensing boiler and distribution. e. General exhaust systems as required. 8. Condo/lofts: a. Individual metering with gas-fired and direct expansion cooling units. ‘Wall- Pak’ units may be employed, thereby offering greater ease in individual metering. These units reside on external walls and have integral air- conditioning units and gas-fired heating. The units intake air from the external wall and exhaust on the same zone with external wall louvers. They require a utility closet adjacent to the external wall. b. This may be the exception to the general use in the project of the central chilled water plant. c. Alternate approach would be 4-pipe fan-coil systems. Chilled water piping would be routed from a central BTU meter location. Heating could be based on central heating boilers in lieu of individual wall-pak units mentioned above. 9. Public/Tourism and Retail: a. Similar to Coffee shop/Deli discussion above. 10. Interpretive Center: a. Similar to the Public/Tourism Center, except higher electrical lighting load may be experienced due to flood and display lighting. b. Possible zoned HVAC for classrooms. This depends on the architectural program. 11. Arts/ Public Performance: a. Small central station air handler or blower/coil unit. Chilled water and hot water coils. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 4 b. System serving gallery may be constant volume in lieu of variable volume, with constant volume boxes and hot water reheat. c. Condensing boiler and distribution. d. System serving a performance space should/may be separate air handler with chilled water and hot water coils. Performance space AHU may employ a heat exchanger due to high outdoor air requirements. 12. Offices: a. Small central station air handler. Chilled water and hot water coils. b. System should be variable air volume, with variable air volume (VAV) boxes and hot water reheat. c. Condensing boiler and distribution. d. VAV boxes zoned for interior vs. exterior load profiles. e. Hot water fin tube radiation at perimeter zones. f. Conference rooms with individual VAV boxes indexed to occupied mode via motion sensors to save energy when not occupied. g. Possible stand-alone computer A/C may be required for computer and Local Area Network rooms. 13. Parking (Under Cover / Within building): a. Unheated by state code. b. Ventilated with exhaust and make-up air. 14. Parking (Multi Story): a. No heat. b. Natural ventilation. B. PLUMBING: 1. Sanitary for the entire site shall be assumed to drain south to Second Street. The number of new sanitary lines, whether multiple lines or one, is not determined at this time. Sanitary size and invert at Second Street to be determined at a later date. This study assumes the city service is large enough and deep enough. Civil site plan of October 14, 2010 shows one sanitary sewer manhole on the existing sewer leaving the facility south of Building A. 2. Storm water is assumed to communicate directly to the River. The civil site plan dated October 14, 2010 shows no piped storm water from the project site to City services. Multiple easements exist to the North of the building which faces the River. Accommodation of storm lines crossing these easements to be addressed subsequent to this study. This report assumes no problem with storm communicating to the River, and assumes no connection to a City of Hastings storm system. 3. Water currently enters the building with four water lines in the vicinity of the sanitary manhole to the south of building A. This study assumes these water lines shall be capped and new water lines utilized. The new water lines shall connect to City water services on Second Street. Hydrant flow tests of adequate water pressure, pipe size of city service, and other considerations to be determined at a later date. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 5 4. The civil site plan of October 14, 2010 shows several gas lines. Gas lines ‘ring’ the project site to the North, East and West. One gas line includes a 15’ wide easement for Central Natural Gas Co. to the north of the building, facing the river. Gas lines which currently extend into the building south of Building C shall be demolished by others. This study assumes there is sufficient gas capacity and that gas availability is not a problem. 5. Hotel: Plumbing shall include typical restaurant kitchen utilities, commercial laundry, and guest services. Plumbing to include high-end plumbing fixtures in occupied spaces, and whirlpools in some suites. Plumbing to accommodate housekeeping, vending, and typical hotel amenities. There is no reference to a swimming pool. Hotel laundries typically require a stand-alone high pressure steam boiler and associated steam piping. 6. Banquet/Conference: Plumbing shall accommodate typical banquet requirements for a hotel with serving fixtures near the banquet halls. Terraces will require terrace storm drains, parapet drains, and associated piping to storm. See storm discussion above. 7. Public/tourism interpretive center to have plumbing for accessible public restrooms. 8. Trail head to include public restrooms. Showers not provided. See discussion of coffee shop below. 9. Arts Center: Provide plumbing to accommodate arts activity. Gallery will require no special plumbing. Public restrooms as noted above. Special sinks and fixtures with plaster traps may be required dependent on the user program for the space. 10. Boutique Foods/Grocery store: Typical plumbing for grocery store to be provided. Air cooled condenser piping for refrigeration units to be provided by tenant’s refrigeration vendors. Typical grocery plumbing and amenities to be provided. 11. Bank: Provide plumbing and piping for a typical bank (restrooms, break room). 12. Restaurant: A range of plumbing costs should be allowed for. This study utilized the higher cost column from 2011 Mean’s Cost estimating to allow for this. Provide typical plumbing for a commercial kitchen, including grease traps, trench drains, plumbing fixtures, drainage, and numerous rough-ins and connections to commercial kitchen appliances. 13. Coffeeshop/Deli: a Cost factor of 90% of the above costs for restaurants was utilized in the cost estimating to allow for less plumbing requirements than a restaurant. 14. Housing: Condo and loft plumbing shall be provided. Plumbing shall be consistent with requirements for apartments and condominium development. 15. Offices: Provide typical plumbing for private office space, including restrooms, conference room hospitality, and break rooms. 16. Parking: Storm drain system consistent with the parking requirements. Storm water is directed clear to grade (river). C. FIRE PROTECTION AND DOMESTIC WATER MAIN: 1. The existing fire protection assemblies are located on the south wall of building A. The fire protection service takes up a large portion of this exposure and resides in an area that is more desirable for occupied space. Hence it is Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 6 assumed that the service will be moved and the existing services coming into the building will be capped. There are four water lines entering Building A. 2. New fire service is estimated to enter Building B basement from City of Hastings water service on Second Street. The fire service shall be a dedicated fire main, possibly 8” pipe size. Building B basement shall house the new fire assembly. Location of fire department connection to be determined and most likely shall be at Second Street. 3. New dedicated domestic water service shall also be brought into the basement from City service on Second Street. Individual sub-metering is possible, with a main meter at the project water main. Further discussions with the city will reveal the desired meter options. 4. It is assumed the development will be fully sprinkled. The multi-level parking ramp, if not connected to the building, may not need to be sprinkled. The opinion of probable cost provided in this study assumes the ramp (Scenario A or B) is not sprinkled. III. ELECTRICAL A. SERVICE AND DISTRIBUTION 1. The service is estimated at 3000A, 480V, 3 phase 4 wire. The service transformer and primary feeder will be by the utility. The main electrical room and main distribution gear shall be located in the basement in the vicinity of the utility transformer. 2. Individual space types in the building will be separately metered. For instance one meter is required for the restaurant, one for the gallery, one for each condo, multiple meters for office space, etc. Some meters can be consolidated as directed by building developer. Meters shall be ganged in a custom enclosure at the exterior of the building. 3. Feeders and branch circuits will be primarily copper wiring in EMT conduit. Note that due to the historical many areas will be exposed. B. LIGHTING 1. Many areas are described as “boutique” or “destination” and as such the lighting fixtures in retail spaces, restaurant, hotel/inn, banquet/conference, tourism, etc shall be high end decorative, fitting a distinct style as selected by the architect. 2. Fluorescent strip fixtures with wire cage will be used in storage rooms, utility rooms and enclosed Area D parking garage. 3. Linear and monopoint pendants will be used in office spaces. 4. A variety of dimmable LED track fixtures will be used in the art/gallery spaces. 5. The fixtures shall wherever practical be energy efficient. 6. Occupancy sensors will be utilized in private office spaces, conference rooms, storage rooms, toilet rooms, etc. 7. Separate dimming control systems are required in the restaurant, retail, banquet/conference room and gallery spaces. 8. Integral emergency batteries will be installed within standard fixtures where possible, otherwise wall emergency lighting battery packs will be utilized. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 7 C. POWER AND LOW VOLTAGE 1. Power connections will be included for all equipment - cooking, HVAC, elevator, accessible doors, etc. 2. The fire alarm system shall be addressable type with devices and wiring as required by code. 3. Central phone, data, security and television services will be located in the basement level. The low voltage services will branch out to individual tenant spaces as required. D. EXTERIOR PATIO AND ROOF DECK 1. The restaurant and/or hotel will extend to the exterior in the form of an on-grade patio, and a roof deck on top of Area D. 2. The lighting for these areas will be high end decorative fitting a distinct style as selected by the architect. 3. Power will be minimal but may include convenience receptacles, gas grill starters and power for water features. 4. A complete sound system will be included for both the roof deck and the exterior patio. A multimedia AV system including weatherproof projector will be required for the roof deck. E. PARKING STRUCTURE AND SURFACE LOTS 1. The new parking structure will include enclosed and gasketed fluorescent lighting fixtures with cold weather ballasts. A separate service is required to the structure. Power will be supplied for receptacles, access control, elevator and miscellaneous equipment. 2. Surface lots will be provided with 15’ poles with 175W metal halide shoebox heads, spaced to allow a minimum of one footcandle. The lighting heads will be 277V and will be fed from the Hudson Manufacturing Building. IV. SUMMARY A. Detailed opinion of estimated costs for the above systems can be found on the attached estimate reports, and are summarized here: OpinionofEstimatedCosts MechanicalElectricalTotal Scenario1A$1,978,196$1,208,254$3,186,451 Scenario2B$1,677,727$1,039,612$2,717,339 Scenario3$1,995,141$1,448,727$3,443,868 MechanicalElectricalTotal SiteSchematicA$79,800$172,111$251,911 SiteSchematicB$79,800$157,404$237,204 SiteSchematicC$0$83,922$83,922 Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 8 B. Note that the estimate of roof deck and exterior plaza costs are included in the “scenarios”, whereas the estimate of parking structure and surface lot costs are included in the “site schematics”. C. The opinion of estimated costs is based on Means 2011, is in 2011 dollars and includes contractor’s overhead and profit. End of Report. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 9 (Prepared by and sole Property of PPM, Inc.) Project Name: Hudson Manufacturing Building: Summary Page Professional Project Management Location: Hastings, MN Construction Budget Cost Estimate: Concept Design Phase A/ E:Claybaugh Preservation Architecture, Inc. A/E Contact:Robert Claybaugh A/E Commission No.:TBD A/E Client: Summary of Contents: Documents Provided Assumptions & Qualifications Proposed Construction Schedule CSI Division Cost Summary Gross Area Summary Take-Off Breakdown Project Phase: Concept Design Phase Budget Estimate Date Prepared:Number of Pages: Tuesday, October 18, 2011 Pages 1 - 2 Prepared By:PPM Project No.: Douglas L. Holmberg, PE/CPE1120.106.ch.10.18.11 President, PPM, Inc. Professional Project Management, Inc. 1858 East Shore Drive St. Paul, MN 55109 (612) 919-4000 fax: (651) 774-0935 dougppm@gmail.com Prepared by Property of: © PPM Inc. 2011 1 of 2 Professional Project Management, Inc. (Prepared by and sole Property of PPM, Inc.) Concept Design Phase Budget Estimate Prepared by: Project Name: Professional Project Management, Inc. Hudson Manufacturing Building: Summary Page Hastings, MN Project Location: Doug Holmberg, PE. (612) 919-4000 Date: Tuesday, October 18, 2011 Architect: PPM Project No.:1120.106.ch.10.18.11 Claybaugh Preservation Architecture, Inc. Arch. Commission No.: 0.00 "Initial Preliminary" Concept Phase Construction Budget Estimate Summary: LowerUpper Upper Gross AreaCost RangeLowerCost Range Average Cost Design Component(sf)($ / sf)($ / sf) CostCost Building Construction Scenarios 1Scenario No. 1 Total Construction Budget 94,319$168.63$15,905,388$241.69$22,796,073$19,350,730 2Scenario No. 2 Total Construction Budget 94,319$161.08$15,193,175$232.88$21,964,676$18,578,926 3Scenario No. 3 Total Construction Budget 94,319$177.74$16,763,988$253.60$23,919,693$20,341,840 Site-Work Construction Scenarios 1Site Schematic No. 1 Total Construction Budget $6,305,952$9,106,084$7,706,018 Alternate No. 1 Total = $4,523,796$6,608,740$5,566,268 2Site Schematic No. 2 Total Construction Budget $6,398,250$9,314,367$7,856,309 Alternate No. 1 Total = $4,365,924$6,374,692$5,370,308 3Site Schematic No. 3 Total Construction Budget $464,943$607,472$536,207 NOTE: Professional Project Management, Inc. cannot and does not warrant or represent the accuracy of this budget estimate. The above materials including budget estimate format and budget cost information have been developed by Professional Project Management, Inc. All rights are reserved and no part of this document may be reproduced and/or distributed without the express permission in writing of Professional Project Management, Inc. Prepared by Property of: © PPM Inc. 2011 2 of 2 Professional Project Management, Inc.