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HomeMy WebLinkAbout18 - OASIS Senior Center Concept Plan & CdM Branch LibraryCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. t8 September 25, 2007 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: City Manager's Office Homer Bludau, City Manager— 949 -644 -3000 — hbludau()citv.newoort- beach.ca.us Recreation & Senior Services Department Wes Morgan, Director — 949 -644- 3157— wmoraan (&city.newoort- beach.ca.us SUBJECT: OASIS Senior Center Concept Plan and Decision on Whether to include the Relocation of the CdM Branch Library as Part of the Project Review and approve the concept plan for the new OASIS Senior Center with the determination of whether it will contain a branch library component. DISCUSSION At the March 27, 2007 meeting, City Council directed staff to develop a concept plan for a new OASIS Senior Center. City staff and architect Robert Coffee have completed a thorough analysis of the current and future needs for older adults. The steps taken in this process included: 1. Survey of 620 participants. 2. Tour of six new senior centers in Southern California cities. 3. Meeting with all the user groups and leaders of the OASIS Senior Center. 4. Meeting with the leaders and representatives of all the surrounding home owner associations. 5. Review by City Departments, PB &R Commission and City Council committees. 6. Review by the Friends of OASIS and the OASIS Senior Center Fundraising Development Committee. The result of this analysis has led to a new OASIS Senior Center concept which is approximately 36,400 SF in size on the five acre site, single story with additional parking and accommodates the following major uses and programs: 1. Multi- purpose room for assemblies, dances, banquets, shows and classes. 2. A wellness and fitness center with: a. workout equipment b. exercise area 3. Classrooms both large and small 4. Art Center for painting, woodworking and ceramics 5. Administration area for: a. City staff b. Friends of OASIS c. gift shop d. travel office e. conference room 6. Commercial kitchen 7. 56 Garden Plots 8. Interior courtyard OASIS Senior Center Concept Plan Page 3 September 25, 2007 A survey of the existing facility shows that it is not feasible to meet the future needs of older adults. Renovation would not be cost effective. Expansion of the current facility would not achieve a compatible floor plan with the appropriate adjacencies needed for a coordinated operational program. The new OASIS Senior Center preserves the park like setting and scale of the existing Center. Similar to the existing facility, the new Center is planned as a "campus' of individual buildings organized around a central courtyard. The scale of the facility is broken down into distinct wings — housing educational classrooms, art and crafts programs, health and fitness activities, social and assembly functions and administrative offices. The architecture utilizes sloped roof forms, wood trusses and beams, large windows and a combination of wood siding, fossil stone and plaster to relate to the surrounding residential neighborhood and to create a contemporary environment with a traditional feeling. BRANCH LIBRARY COMPONENT From the beginning, City staff felt the OASIS project would provide a good opportunity to deal with a future issue of major importance — the future rebuild of the CdM Fire Station. The Fire Station is currently located adjacent to the CdM Branch Library on Marigold. The station is undersized for the current operation, as the two paramedics have their living quarters outside the fire station in a temporary trailer. This separation of the crew has caused problems with several emergency responses, in that the communications to the trailer has not always performed flawlessly. The fire apparatus floor is small and the bay opening needs to be made larger. The small firefighter sleeping quarters are shared with the station's exercise equipment, making for a congested room. There is not space for a separate female restroom. Next to the need to rebuild the Fire Station near City Hall, this is the second highest facility priority for the Fire Department. Staff's thinking was the OASIS project afforded the opportunity to relocate the CdM Branch Library only three blocks to make room for a larger fire station. The library's usage has declined by 20% since 1994, when the new Central Library was built. Initial plans sought to relocate the library and make it into a library that focused on senior usage, given the proximity of the Central Library's resouces and programs available for children. Council Member Nancy Gardner sponsored three public meetings within the past month to solicit input from residents and educate them as to what was being planned regarding the CdM Branch Library. All three meetings were attended by 80+ people (standing room only). A strong consensus was expressed as to the following: 1) keep the library where it currently resides; 2) maintain a children's section in the library; and 3) strong support for a new, larger fire station. The participants did not express a strong attachment for the current building. It could be demolished and rebuilt to provide room for a new fire station, and that would be acceptable to them, as long as the library remained in its current location. There are options available to utilize the land where the fire station and the library currently exist in a more land efficient way to allow for the construction of a largerfire station, while maintaining a branch library too. One option would be to utilize the land separating the station from the library (now used for a driveway and parking) for fire station use. Another option would be to construct a new, smaller branch library or go up two stories in order to minimize library footprint space. _ - OASIS Senior Center Concept Plan Page 3 September 25, 2007 These and other site options could be studied more thoroughly if City Council decides to forgo making a library component a part of the OASIS project. Should the library component be deleted from the OASIS project, the square footage of the project would be downsized by 500 SF in order to allow for a reading room and some as of yet, un- programmed space. Site plans, building plans and project elevations will be on display at the City.Council Meeting for the project presentation. Prepared & Submitted by: Submitted by: WesNon& Recrea for Services Director omer Bludau, City. tanager Attachment: Summary Report includes: • Project Overview • Existing Building Survey • Site Program Summary • Building Space Program Summary • Construction Cost Estimate OASIS Senior Center Project Overview The project includes the design of a new 36,409 SF senior center on the existing five acre site of the Oasis Senior Center at the comer of Marguerite Avenue and Fifth Avenue in Corona Del Mar, CA. The new facility increases the useable area of the existing senior center by 12,617 SF, is a single story building, increases the parking on site by 60cars, provides an area for 56 garden plots and is planned around an outdoor activity court. Design Narrative The new Oasis Senior Center preserves the park like setting and scale of the existing center. Similar to the existing facility, the new center is planned as a 'campus' of individual buildings organized around a central courtyard. The scale of the facility is broken down into distinct wings housing educational classrooms, art and craft programs, health and fitness activities, social and assembly functions and administrative offices. The architecture utilizes sloped roof forms, wood trusses and beams, large windows and a combination of wood siding, fossil stone and plaster to relate to the surrounding residential neighborhood and to create a contemporary environment with a traditional feeling. Ske Planning The building, organized around an interior courtyard, is sited to maximize the layout and use of the site. By placing the building along the Marguerite and Fifth Avenue street frontages and decreasing the existing setback distances, the parking area has been increased and planned around the back of the building facilitating vehicular service to the kitchen and classroom areas at the back of the site. Additionally, a covered loading and seance area for the Meals on Wheels program has been provided adjacent to the kitchen service area. The recycling center and trash enclosure are hidden from view from the adjacent streets. The primary vehicular entry is from Narcissus Avenue and the driveway is on axis with the Arbor Entry Court beyond. The entry drive leads directly into a landscaped auto -court with enriched paving of alternating bands of smooth - finished concrete and exposed. aggregate finished concrete extending to the drop-off at the Arbor Count A short term parking area for 22 cars is provided adjacent to the front entry and the number of handicapped stags has been increased by an additional 3 spaces. A landscaped grand stairway and ramp have been integrated into the project at the comer of Marguerite and Fifth Avenue to facilitate pedestrian access from the parking lot across the street. As an additional landscape buffer, the garden plots have been located along the Marguerite Street frontage and are directly accessible from the adjacent parking area at the back of the building. Robert R. Coffee Architect + Associates -Arbor" Entry Court The primary pedestrian entry to the building is through the Arbor Entry Court. Functioning much like a breezeway, this outdoor plaza is covered with an arbor of vines and landscape plantings and is the "main entry lobby" for the campus. A roof canopy of translucent glass panels provides protection from the rain and the sun. The main entrance to the Administration Offices and the Mufti- purpose Room are both oriented to this space which leads directly into the landscaped interior courtyard. Administration Wing /FamHyRoom/Ocean View Terrace The Administration Wing includes the city staff administration offices, the offices for the Friends of Oasis, the gift shop and the travel office. At the heart of this wing is the °Family Room" or the social commons of the senior center. Planned so a large bay window provides views directly down Marigold Street toward the ocean, the space is oriented around a large stone fireplace and will include lounge and table seating and direct access to the gift shop, travel office acrd outdoor seating on the Ocean View Terrace. Heavy timber roof trusses and clerestory windows will give the room a warm friendly traditionally ambience. Connected to the Administration Wing, but accessible through a separate exterior entry is the library reading room and the computer lab. These two spaces are interconnected and will function together as a Leaning Resource Center. Classroom Wing Extending along the Fifth Avenue frontage is the primary classroom wing. The large classroom spaces have sloped callings with exposed roof trusses and are divisible by a moveable partition into two smaller classrooms. The sloped roof form is angled to diminish the scale of the facade along Fifth Avenue and to help capture north light. All of these classroom spaces are entered from the exterior covered walkway surrounding the Interior courtyard. Operable windows are incorporated on both the courtyard side and the Fifth Avenue side of the classroom space to provide both views to the residential neighborhood and to the courtyard and to facilitate cross ventilation. Exembe and Wellness Center Nifng Addressing the Marguerite Avenue frontage is the Exercise and Wellness Center wing. Designed like an open volume loft space with exposed roof trusses, this wing has an unobstructed view across Marguerite Avenue to the park beyond. The angled roof form provides a comfortable scale to Marguerite Avenue and allows morning light to illuminate the space through clerestory windows. Cross ventilation is facilitated through the use of windows on both the street side and the interior courtyard side of the space. The ancillary spaces such as the locker rooms and the health and exam rooms are accessible from both the wellness center and the exercise room. Robert R. Coffee Architect + Associate Art Center Wing Designed like an artist's studio, the Art Center room will have high ceilings with exposed trusses and clerestory windows capturing the north light, concrete floors and large doors that will open to an outdoor patio work area that will include a kiln. The storage room is sized to accommodate storage of wood working and ceramics tools and machinery. The space has direct access to the rear parking lot and service area for the ease of delivering tools and supplies. MuMo Purpose Room I lichen The main entrance to the Multi -purpose Room is from the Arbor Entry Court. Crowned with a low gable roof form and exposed roof trusses, this 6,300 SF space has a raised plalforMstage and full audio- visual capability including a large projection screen and overhead mounted projector and is designed to accommodate a variety of activities including classes, banquets, dances and shows. The room is designed to accommodate up to 460 people in a theater style seating arrangement and 400 people in a dining table configuration. A full service kitchen with both cold and dry storage rooms is directly accessible to this space. Ancillary spaces include a green room, facility managers office and furniture and equipment storage. Interior Courtyard The interior courtyard provides a pleasant landscaped `heart to the project. This is the " oasis ". When combined with the Arbor Entry Court, the two spaces can accommodate a variety of activities including concerts and barbe-qures. The tree - shaded patio provides a hard - surfaced outdoor space that can be used for smaller gatherings while the open grass area can be used for larger gatherings. As the symbol of life, the fountain is the visual focus of the courtyard and the sound of the tridding water reinforces the tranquility of the space. Robert R. Coffee Architect + Associates OASIS Senior Center Existing Building Survey Objectyve .RCA +A and the design consultant team were requested to perform a survey of the Oasis Senior Center and to prepare a report on the condition of the existing building and the useful life and appropriateness of the building and the building systems to accommodate the current and future Senior Programs. Basis of Review On April 27, 2007, Robert R. Coffee Architect + Associates conducted a walking tour and survey with the building maintenance supervisor, Roger Bartholow. The electrical engineer (FBA Engineering) and the mechanical/ptumbing engineer (TKSC Consulting Engineers) were present. RCA +A conducted a second tour and survey with the structural engineer (NCE Consulting Engineers) on April 30, 2007. This report reflects the findings of the architect, structural engineer, electrical engineer and mechanical/plumbing engineer. Executive Summary The current facility, though well maintained and in reasonable condition, lacks the space and the flexibility to expand its programs to attract and recruit new members. The building was not designed to accommodate many of the classes, programs and activities designed to address the needs of the current senior population and of the next senior population, the baby- boomer generation. The oldest portion of the existing facility is over 40 years old and the most recent additions are over 15 years old. Many of the building mechanical and electrical systems, though well maintained and in reasonable working order, are limited in capacity and nearing the end of their life -cycle. The building does not meet current code standards for seismic structural design and is deficient in meeting the ADA Standards for the disabled in the restrooms, the pedestrian access ramps, type of door hardware and the width of the passageway through doorways. The following have been identified as the greatest needs for accommodating the current and future senior programs: more parking spaces, wellness/ fitness center with a designated exercise space, expanded computer lab with instructional capability, improved kitchen facility with service and loading area to accommodate the growing Meals on Wheels Program, updated building systems to accommodate the technologies of today, design that more adequately addresses the physical needs of the aging population, improved and updated aesthetic quality of the physical environment, rooms that address the specific needs of art classes, flexible teaching spaces and a more technologically advanced multi - purpose room. Though the building could be cosmetically updated and many of the building systems replaced, the expense for such a thorough remodel would not be cost effective. The facility cannot be easily expanded in size without eliminating parking and the current and future programs require both more parking and additional space. If the goal of the City is to more adequately address the needs of today's seniors and to expand the senior programs to meet the expectations of the baby-bower generation, then a new center should be constructed. Robert R. Coffee Architect + Associates OASIS Senior Center Site Program Summary Primary Entry Vehicular Drop-off and Pick -up The primary entry to the building should have a covered porte- cochere and allow the vehicles to get dose to the front door to facilitate drop -off and pick -up. The entry walk should be covered and protected from the sun and the rain. Kitchen NOW Delivety Loading Area A covered dedicated loading ( service area is required for the Meals for Wheels Program. If possible, a drive - through arrangement is desired. Recycle Area Provide a recycling area for newspapers, plastic and glass similar in size to the current facility. This location should be easy to access and located where it is not an eyesore. Handicapped and Short Term Parking Provide more than the code - minimum for the dedicated HC parking. Locate adjacent to the front door. Provide a short-term parking area (15 minutes or less) close to the front door. Parking Lot(s) Maximize on -site parking. if possible, distribute around the building and locate as many spaces dose to the building as possible. Plan the building in such a way as to encourage the use of the parking lot across Marguerite Avenue. Garden Plots Provide as dose to 57 garden plots as possible. Locate in a place that will be easily accessible and provide an aesthetic asset to the building. CourWarWConcertArea Maintain the interior landscape courtyard area for concerts, outdoor gatherings and bar be -ques. Covered Patio Area Provide a covered outdoor area for outdoor gatherings during inclement weather. Robert R. Coffee Architect + Associates OASIS Senior Center Building Space Program Summary Space Existing SF Proposed SF Net Change Administrative Offices 1,752 SF 2,548 SF +796 SF Main Entry Lobby/Family Room 2,094 SF 1,540 SF 554 SF Friends of Oasis Offices 601 SF 891 SF +290 SF Travel Center 284 SF 400 SF +116 SF Gift Slop 180 SF 240 SF +60 SF Multi- Purpose Room/Dining Room 6,300 SF 6,590 SF +290 SF Kitchen 700 SF 1,332 SF +632 SF Exercise/ Dance Room N/A 2,700 SF +2,700 SF Wellness/Fitness Center N/A 4,434 SF +4,434 SF Pool Room 1,620 SF N/A - 1,620 SF Classroom -Small 800 SF 910 SF +110 SF Classroom -Small 800 SF 910 SF +110 SF Classroom -Small 800 SF 910 SF +110 SF Classroom-Small 800 SF N/A -800 SF Classroom -Small 800 SF N/A -800 SF Classroom -Large (Active Game Room) N/A 1,760 SF +1,760 SF Classroom -Large (Card Games /Lectures) 1,850 SF 1,760 SF -90 SF Arts Center (PaintinglCeramiafWood Wkg.) 1,5W SF 1,875 SF +375 SF Computer Room 375 SF 420 SF +45 SF Library Reading Room 375 SF 1,489 SF +1,114 SF Meeting Room 425 SF N/A 425 SF Restrooms/Storaite /Circulation 010 %) 1.736 SF 5,700 SF +3964 -SE Total Area: 23,792 SF 36,409 SF +12,617 SF Robert R. Coffee Architect + Associates OASIS Senior Center Opinion of Probable Construction Costs Tote! Project Costs Summary: Building Construction Estimated Costs $17,404,955.00 Fodur®s Furnishings and Equipment Allowance $600,000.00 Architectural Fee $1,400,000.00 Construction Management Fee $650,000.00 Total Project Costs: $20,054,955.00 Robert R. Coffee Architect + Associates OASIS Senior Center Opinion of Probable Construction Costs ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST ESTIMATE SUMMARY 1.10 DEMOLITION 36,409 SF 7.29 265,422 120 SITE WORK 36,409 SF 60.67 2,206,934 2.10 SUBSTRUCTURE 36,409 SF 11.61 422,708 3.00 STRUCTURE 36,409 SF 3425 1.247,372 4.10 ENCLOSURE, VERTICAL 36,409 SF 53.82 7,959,532 420 ENCLOSURE, HORIZONTAL 36,409 SF 45.73 7,864,984 4.30 SUPPORT ITEMS 36,409 SF 3.76 136,898 5.10 INTERNALS, VERTICAL 36,409 SF 5.05 183,865 5.20 INTERNALS, HORIZONTAL 36,409 SF 20.65 751,846 5.40 INTERIORS 36,409 SF 4.89 178,040 6.10 SPECIALTIES 36,409 SF 3.70 134,713 7.10 EQUIPMENT 36,409 SF 11.70 425,985 8.10 SPECIAL CONSTRUCTION 36,409 SF 13.14 478,414 10.10 PLUMBING 36,409 SF 8.05 293,092 10.30 HVAC 36,409 SF 28.20 1,026,734 10.50 FIRE PROTECTION 36,409 SF 4.15 151,097 11.00 ELECTRICAL 36,409 SF 38.75 1,410,849 SUBTOTAL 36,409 SF 355.42 12,940,487 12.00 PRORATES 12.001 General conditions 5.00% 647,024 12.002 Contingency 10.00% 1,294,049 12.003 Overhead, profit and bond 12.00% 1,552,858 PRORATES 36,409 SF 95.96 3,493,931 SUBTOTAL 36,409 SF 451.38 16,434,418 12.004 Escalation to December 2008 7.50% 970,637 CONSTRUCTION ESTIMATED COST 36,409 SF 478.04 17,404,955 Robert R. Coffee Architect + Associates 09/21/2007 12:48 9498519000044 r^ Cr TRUSH LAW OFFICES JAMES M. TRUSH 621 Narcissus Avenue Corona Del Mar, CA 92625 (949) 721 -0304 September 21, 2007 Via Fax and U.S. Mail (949) 644 -3039 La'Vonne M. Harkless City Clerk, City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 PAGE 02131 `1 COU CIL AGENDA a5107 Re: September 25, 2007 City Council Meeting Agenda Item 18 Dear City Clerk: This letter is sent regarding the City Council meeting scheduled for September 25, 2007, Agenda Item 18 titled "Oasis Senior Center Concept Plan And Decision On Whether To Include The Relocation Of The Corona Del Mar Branch Library As Part Of The Project." I reside in Corona Del Mar, approlcimately two blocks from the Corona Del Mar Branch Library. I respectfully request that you provide copies of this letter and all enclosures to each member of the City Council > egardiug Agenda Item 18_ Enclosed with this letter is my earlier letter dated September 7, 2007, which was hand delivered to the honorable Nancy Gardner and City Manager Homer Bludau at the public meeting held at the Corona Del Mar Branch Library on Saturday, September 8, 2007. Since providing that letter to Council Member Gardner and City Manager Bludau, I have obtained additional documents froth the City, as follows: (1) Page 4 of the Minutes of the City Council Meeting on October 14, 1957 referring to Resolution No. 4697, which states that: "The Clerk presented Resolution No. 4697, authorizing the Mayor and City Cleric to execute an agreement on behalf of the City with Mrs. Dorothy Harry, for the use of the property she proposes to donate to the City, or the proceeds of the sale thereof, or the property exchanged therefore, for the acquisition of a building site for a public library in the immediate vicinity of the 400 block of Marigold and Narcissus, Corona Del Mar." The minutes further retlectAhat the Council voted unanimously to adopt Resolution No. 4697_ 09/21/2007 12:48 9498519004 TRU5H LAW OFFICES PAGE 03131 City Clerk, Newport Bb. dh, CA September 21, 2007 Page 2 (2) Resolution No. 4697, which approves the City entering into an agreement with Dorothy Harry. (3) Resolution No. 4698, whicb reflects that the City accepted a grant deed from Dorothy Harry regarding Lots 9 and 11 of Block 440 in Corona Del Mar. (4) Lotter dated October 28, 1957, from the City Clerk to Mrs. Lloyd Furnace (Dorothy Hang Furnace), which states that the City adopted Resolution No. 4698 "accepting the Grant Deed from you for the property located in Corona Del Mar, which you have given the City for library purposes" and that Resolution No. 4697 authorizes "the Mayor and City Clerk to execute an agreement with you (executed copy of which is also attached), regarding the use of the property which you have given the City." (5) Agreement dated October 14, 1957 between the City of NewportBeach and Dorothy Harry, which states among other things "That in consideration of said conveyance, City agrees that it wili use the aforesaid real property as a building site for a public library in the Corona del Mar Area in the City of Newport Beach, or that City may exchange or sell said real property and must use the land exchanged therefore or the proceeds in the event of sale for a building site for a public library in the immediate neighborhood of the four hundred block of Marigold. and Narcissus Avenues, Corona del Mar, in the City of Newport Beach." The identical agreement before it was signed by the City is one of the enclosures to my September 7, 2007 letter to Council Member Gardner. The unsigned version of the agreement is more legible. (6) Letter dated October 1958 from Dorotby Harry Furnace to City of Newport Beach, which indicates her approval to the sale of the Lots and use of the proceeds "to pay the cost of construction or for the famishing of the proposed library building' and further states that "it is definitely understood that the proceeds derived from the sale of these two lots will be used only for defraying the cost of construction, or for the furnishings of the proposed library building, and for no other purpose. This modifies only paragraph 2 of the contract, and all other obligations of the City remain in full force and effect" (7) Page 1 of the Minutes of the City Council Meeting November 24, 1958, which state, among other things that "A letter from a Mrs. Dorothy Furnace, constituting an amendment to the contract between Mss. Furnace and the City regarding Lots 9 and 11, Block 440, Corona del Mar, was ordered filed with the contract and the amendment to the contract as set forth in the letter was accepted." Based upon the various documents regarding the gift from Dorothy Harry, and in particular Resolution No. 4697 and the agreement entered into between the City and Dorothy harry, that Lots 9 and 11 of Block 440 Corona Del Mar were donated by Mrs - Harry and accepted by the City, with the restriction that the Lots, or the proceeds from the sale of those Lots, be used for library purposes. 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 04/31 City Clerk, Newport Bu-ch, C.A. September 21, 2007 Page 3 I have reviewed the staff report regarding Agenda Item IS, and surprisingly, it does not include any mention of the gift from Dorothy Harry and the restrictions placed upon that gift, which were accepted by the City. Based upon Resolution No. 4697 and the agreement between the City and Dorothy Harry dated October 14, 1957, it appears that the City is obligated to abide by its promise to Dorothy Harry that the Lots which she donated, or the proceeds from the sale of those Lots, be used for library purposes. Therefore, any possible "relocation of the Corona Del Mar Branch Library" as part of the Oasis project, would appear to be prohibited by the restrictions to which the City agreed in the gift from Dorothy Harry. Thank you for your consideration in this matter. Very truly urs, r" James M. Trash JMT /dd Enclosures MUrtve 4ati=sTDM Uh 2r)A14w1 ]ess 09- 21.OM98.017 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 05131 M JAMES M. TRUSH 621 Narcissus Avenue Corona Del Mar, CA 92625 (949) 721 -0304 September 2l, 2007 Via Fax and U.S. Mail (949) 644 -3039 LaVonne M. Harkless City Clerk, City of Newport Beacb 3300 Newport Blvd. Newport Beach, CA 92663 . 1_, Re: September 25, 2007 City Council Meeting Agenda Item 18 Dear City Clerk: This letter is sent regarding the City Council meeting scheduled for September 25, 2007, Agenda Item 18 titled "Oasis Senior Center Concept Plan And Decision On Whether To Include The Relocation Of The Corona Del Max Branch Library As Part Of The Project" I reside in Corona Del Mar, approximately two blocks from the Corona Del Mar Branch Library. I respectfully request that you provide copies of this letter and all enclosures to each member of the City Council regarding Agenda Item 18. Enclosed with this letter is my earlier letter dated September 7, 2007, which was hand delivered to the Honorable Nancy Gardner and City Manager Homer Bludau at the public meeting held at the Corona Del Mar Branch library on Saturday, September 8, 2007. Since providing that letter to Council Member Gardner and City Manager Bludau, I have obtained additional documents from the City, as fblIows: (1) Page 4 of the Minutes of the City Council Meeting on October 14, 1957 referring to Resolution No. 4697, which states that: "The Clerk presented Resolution No. 4697, authorizing the Mayor and City Clerk to execute an agreement on behalf of the City with Mrs. Dorothy Harry, for the use of the property she proposes to donate to the City, or the proceeds of the sale thereof, or the property exchanged therefore, for the acquisition of a building site for a public library in the immediate vicinity of the 400 block of Marigold and Narcissus, Corona Del Mar " The minutes .fu Cher reflect that the Council voted unanimously to adopt Resolution No. 4697. 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 06131 City Clerk, Newport 1;, ch, CA September 21, 2007 Page 2 (2) Resolution No. 4697, which approves the City entering into an agm=ent with Dorothy Harry. (3) Resolution No. 4698, which reflects that the City accepted a grant deed from Dorothy Harry regarding Lots 9 and 11 of Block 440 in Corona Del Mar. (4) Letter dated October 28, 1957, from the City Clerk to Mrs. Lloyd Furnace (Dorothy Harry Furnace), which states that the City adopted Resolution No. 4698 "accepting the Grant Deed from you for the property located in Corona Del Mar, which you have given the City for library purposes" and that Resolution No. 4697 authorizes "the Mayor and City Clerk to execute an agreement with you (executed copy of which is also attached), regarding the use of the property which you have given the City." (5) Agreement dated October 14, 1957 between the City of Newport Beach and Dorothy Harry, which states among other things "That in consideration of said conveyance, City agrees that it wi11 use the aforesaid real property as abuilding site for a public library in the Corona del Mar Area in the City of Newport Beach, or that City may exchange or sell said real property and must use the land exchanged therefore or the proceeds in the event of sale for a building site for a public library in the immediate neighborhood of the four hundred block of Marigold and Narcissus Avenues, Corona del Mar, in the City of Newport Beach." The identical agreement before it was signed by the City is one of the enclosures to my September 7, 2007 letter to Council Member Gardner. The unsigned version of the agreement is more legible. (6) Letter dated October 1958 from Dorothy Harry Furnace to City of Newport Beach, which indicates her approval to the sale of the Lots and use of the proceeds "to pay the cost of construction or for the fiunishing of the proposed library building" and further states that "it is definitely understood that the proceeds derived from the sale of these two lots will be used only for defraying the cost of construction, or for the furnishings of the proposed library building, and for no other purpose. This modifies only paragraph 2 of the contract, and all other obligations of the City remain in full force and effect" (7) Page 1 of the Minutes of the City Council Meeting November 24,1958, which state, among other things that "A letter from a Mrs. Dorothy Furnace, constituting an amendment to the contract between Mrs. Furnace and the City regarding Jots 9 and 11, Block 440, Corona del Max, was ordered filed with the contract and the amendment to the contract as set forth in the letter was accepted." Based upon the various documents regarding the gift from Dorothy Harry, and in particular Resolution No. 4697 and the agreement entered into between the City and Dorothy Harry, that Lots 9 and 11 of Block 440 Corona Del Mar were donated by Mrs. Harry and accepted by the City, with the restriction that the Lots, or the proceeds from the sale of those Lots, be used for library purposes. 09/21/2007 12:48 9498519004 TRJSH LAW OFFICES PAGE 07/31 City Clerk, Newport Fa—sslt, CA September 21, 2607 Page 3 I have reviewed the staff report regarding Agenda Item 18, and surprisingly, it does not include any mention of the gift from Dorothy harry and the restrictions placed upon that gift, which were accepted by the City. Based upon Resolution No. 4697 and the agreement between the City and Dorothy luny dated October 14, 1957, it appears that the City is obligated to abide by its promise to Dorothy Idarry that the Lots which she donated, or the proceeds from the sale of those Lots, be used for library purposes. 'therefore, any possible `relocation of the Corona Del Mar .Branch Library" as part of the Oasis project, would appear to be prohibited by the restrictions to which the City agreed in the gift from Dorothy Harry. Thank you for your consideration in this matter. Verytruly , dames M. Tn1sh TMT /dd Enclosures MVnve&tpfims\CDM Ubraryl xicss 09-21 -07398,017 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 08131 •✓ James M. Trush 621 Narcissus Avenue Corona Del Mar, CA 92625 949 - 721 -0304 September 7, 2007 VIA HAND DELIVERY Honorable Nancy Gardner Newport Beach City Council Re: Corona Del Mar Library Dear Council Member Gardner: U Attached to this letter are documents obtained from the City of Newport Beach in response to a public records request regarding the library. They include: (1) A letter dated June 23 1958 from Robert R. Hurwitz Secretary of the Library Board of the City of Newport Beach to the City Council which states, among other things that: 'Tots 8, 10, 12, and 14 of Block 440, Tract 323 in Corona del Mar are owned by the City. Tots 9 and 11 of this same Block and Tract are City owned lots, having heretofore been donated to the City for Library purposes by Mrs. Dorothy Furnace. The donation by Mrs. Furnace of theses two lots contained a restriction that the land donated be used as a building site for a public Library or that it could be exchanged for other land or sold, but that the proceeds derived from the sale, or the land exchanged therefore, be used as a building site for a Library in the immediate neighborhood of the 400 Block of Marigold and Narcissus Avenue, Corona del Mar, California:" (2) A memo dated September 19, 1957 from Jack Penney, Acting City Attorney to Robert Shelton, City Manager regarding "Donation of Lots for Corona Del Mar Library." (3) A statement dated August 28, 1957 signed by Dorothy Harry (she is was also known. as Mrothy Furnace) that reflects the gift of the lots "to be used for the purpose of creating a public library in the town of Corona del Mar." (4) Letter dated September 12, 1957 from Robert Shelton city Manager to Milo S. Smith inquiring about the sale of lots 8, 10, 12, and 14 in Block 440 which refers to the gift by Mrs. Furnace stating "the owner of some property in the immediate area has expressed a desire to donate the property to the City for library purposes." 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 09/31 • -J (5) A draft agreement and city oou=il resolutions from 1957 (1 assume the City has the actual signed agreement and resolutions) that reflect the gift of the lots by Dorothy Fumace and the restriction placed on them and the proceeds if they arc sold. If you review these documents and others which the City has on this subject, I think you will conclude as I have that Mrs. Dorothy Pumace (ski Dorothy Harry) donated Lots 9 and I1 in Block 440 ( "Lots 9 and l I'D to the City with the restriction described in the letter to the City Council from the Library Board that they or their proceeds be used for library purposes. That the City accepted this gift with this restriction, then sold Tots 9 and I 1 and used the proceeds to build a library on lots 8, 10, 12 and 14 in Block 440 were the CDM library is currently located. As such, the library in its current location is subject to the restriction that the City accepted when it accepted the gift from Dorothy Furnace, that it be used as a library. Therefore, the City is obligated to continue to honor the restriction to wbich it agreed. The Daily Pilot has indicted the City is considering several options and that some of them include removal of the CDM library. It appears the restriction on the library resulting from the gift by Dorothy Furnace would prohibit that option. I am planning to hand out copies of this letter and the attachments to anyone that attends the meeting on September 9, 2007. Thank you for looking into this for the benefit of the residents of this community. If you have any questions please do not hesitate to contact me. Best reg James JMT /j]Zt Enclosures •M.'11M71ear =9 -7 -07 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 10/31 June 239 1358 !/C+ity coat.€cil Ly y .5all ;Newport Be Lchr califrnia Gentlezen., The Library ,Bea -rd a,et ? n epediac sessio 2 on Fridayt duns 20# iy 1358)• and tGo]c the actiozi hereinafter deifcrfbed and requested the nmdersig?ied to advise y*ou 'th'ereof. Prior to adv. jaiR you of the action -taken. t „mss deazee heat that s6ma Of the. aac'42girousd concerning Our action and reasons therefor should be sal. fortmor Lois 89. 10.4, i2 api 14 of Bictk 440 Tract . 32a' in Cbi ona del, Nax are owed by #rte atY;b 8,®ts 9 and li *1 i s safe BSrck and n-izt are ;;i 1v owned h 1atr; vi heretefete beea donated' tca the Glty £.er Library p=poses -by *3;. Dorothy ftrnacey The donati.or by X sw.. F=naoe Of thess '"_wo lots canta aed a restriction that the 4aad dona.te.d be used as a building site.,f6 'a. Public Library.or that it could be exchanged. for 0+110r laa4 Or 401d; but that the groceeda dvrived fro- the sa >t p or the land 'Oxchangt:d tii,arefgir* be used as a bailding•si4s for a Library in the immediate neiehbarheod,.o€ the 40j) Back of •naaigo' aA ^ iaarcissus Avenues, Corona del.Xar, the tibiRatidn cGnoerns a. further restriction that if land. -;Lot be used as hereiczbove r 'elated within a Varied sf" Seven years froiz the dalle of t;10.dv2atibny the aame will revert to Ers,, Furnace,, Resolut!Ots were adapted by the Library Board., react =8mdia- g to -the City the fujlv'%i.ng actio'ng to -4wit: lb. That the 'City retain the aforesaid lots 39 107 .12 and 14 and sell. the and 11'; that the Oroceeds deri -Veal from the . sale of Lots 5 an l.l.. be ased first$ to t #s M „tent neceseary?� for the furnishing of a theta Branch Library in gorot€a del liar and that the balamee of such proceeds be wised for the cbnstructien and /or financing and /or site L=- rQv -cmr_t Of'.& Emach Library- ria V4 said Lois 8,* 10.E 11 and 20 That the $ra.nch Library io be constructed on tae Aforesaid site be a building of' •aRproximz•te1'y 2100 square feet, !;- this cannection't Herb Riley*, Architect, hae aonsulted with the Library Board and drawn variOns Plans fOL' proposed: building on the aforesaid sitet, - without any charge for his srervi.ces rendered, ffe advises that a ba3Zding can be erected at an approxit to building cost of S3,0g00r per square feet. A building Of ti €ia sine'can house approximately* 1000.00 to 12POOD boojcs and wosild pm $ably* be adegtzate as a Branch Library lfi Coroma del. Near for approximately #s€ ;oars„ The building would be designed ii't such ma.nr_er that Eaters extaansion should be Possible at an inexpensive cost- the Board recc!axends builOing.the Library- on three of ihs, four lots and &aeping "-I ” 09/21/2007 12:48 City Cotmcil ge No ,Ame 291; 1968 9498519004 TRUSH LAW OFFICES PAGE 11/31 the fourth lot a•rai3 +4 for pSzr}�i- aid/or future expansion. The Plans drat+fn ty Xrm Riley Prot -id�e a.degwate par - rung. 3, ft-at the city sttezpt to gbtain an optien €roe one Mrse Anzio I;s ;gees,'for the purChsse ofLDt 6 ik the same. Black and Tract. Lot'a is the lot oontigmaus to'. ui1e Fire: Suction and to Lot 8.. This 'Resvluticn of thee.. 'N48r4 contalrlq"d the fuirtl`!03 x'eco essdsiffaori 'that the option be for at least 1xo yew sm,. The board yeas isnf'oratioa leading it to believe that MrSs, HU9h93 ctou ffi be n�.11ing to til -ve snots an option ao- it is recom'me'nded hat this property,be obtai ed F£a= i'ass`'ibie, 1buttue expanss.o'ra and to avoid navicg an islan -4 between Ci L ` �ds,�m'e� aoa Lots 8 to 14.0 pro ierkies : i�.ryif: The Fire Station gre rba.fCxe tb,js letter :,t was stated tyre:' the proceeds from the sale of Lots -V and ' 2 ,tae Mead far the ff'arfeishing of the Library and ,that the balance ff tjt�. t,Ee° s e used, leer ca ss #raction. aDek/or financing, pnalor site iiriprove re2d . :.-, ay of e-xpl". atiorb .o:r_ this point,, it is felt that `the sale of. said lots ws +ttl -su t in proceed, in ehcz5s d% $1,.Z " —0b . detai3eri i?P i $iar�: =a . the erases Of. the necdssar y -ftruishim-gs- the C, ¢nager)p, re,$Ulte in the figt&,e Of $S�9Cl�?2; AocQa'c€k i g v ricers is a 'Sesbs.t'ant.191 aftgxt ,left sitter to apply an the crests .of cam srtretioxl any or ..r:i'. c� .. - s:+�'s..e�`zi'FaS` sits- iap�at�eaianL6 So. £ar as th+ - `;iaa ice cz tees cost of constrac., a is con eased ties Board recommends tkjrr` Lhs ram be hand xd by iadspe DEL i fconcc�ng t terse immssedyQte cap-'til eep•ea Starnes aesald nog De require" rise sorrel, re.c0 ends commonly so- y use E bT eV »Fcfs�dhaye� type of Independent i'aFSaa.Qingm Which it so samtaassly eased b + rz i6i'p,�litie�, in i"sremcj.7g pubAia improve�arts� . The Board understands ti.at there axe differez;t ,�s ,Ati ®Fes wzthia the "tease" purchas?w, Method ar ; fx�aaca'iae?rssiia #'he fdllowiag to�sit: nine city l €uses ing land for the baildibg site 'to are SdEYBSx.Or" he amreator •c;nstructs the library €�uilaingo and then ieasd�s the #suildirg ,ate the 12cs bzek to t se City,.. Frequently options are used in this plan wherein at certain intervals the City exercises the. cgtio -a to Purchase tse Wilding.. Rert:�Ps paid by the City to the iryes%ork in. whole. or in part 'as may be agreed uaone are appl4ed to the parchase �arzcep t{.�he dileLjmg at Isle: MrMi,naL.ion of the lease the city owns the. 3and and The 'City* somis t &e building Site and !And to the inves$or who to ti Urn onc str• cts the k.ibr-ar.y :suildiz%4 and leases the .land -ae.d bQi:iisaag to Vie City„ .2t the and of the lease the City Would wv, m the bui.ldim. (the rl -mtals haysi= applied, against the pusshzse price thereof), amci.6ya tt.;e :sand back £.roan toe investor fer the Same a -mount of reone.y.ar'iginai1v received by the ,+ i'ty in the sale • to the investor., ObvIously ii2rita.tion of space jr, a letter of this type Prevents a Puler disoussion of the details of either plan., however, gt is rec ®i+ceiae8 hs the Board that tba.uwe of the "Leaas"P�rchase" Plea c£ £inaaoirg fits the Library s_tss #i ®rF and accordingly it is respectfully requested that 09/21/2007 12:48 City Cauad51 Page Three Jame 231 1$58 9498519004 TRUSH LAW OFFICES \-�,' PAGE 12131 the CITY Council Plobe rapidly to unciertake i edia *e' conitrUction pursuant to suds f aeraczng p'sau mS it deems most logicale ill this c0impectioup, it is rvQuesw.ea that the City CoivGilj together with the Libi iry Boar dl City NaaagerlL City htt©rneyo as - Other approprimte City Oxfseei °g imixedaately join efforts to work out-this 4iazteP., You—is very truly,, B11BUMI Bum: f -iF THE GiY -nF a2s'� i3b$Ei By: v3 ki fi. z o �3t1i'*.il'Z� ECE'e ara 0 RRff-baw CC: Darathea 3hes3ey.1 Librarian Robert uSholtong Cite ns�;er 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 13/31 CITY OF NEWPORT BEACH OFFICE Or THE CITY MANAGER Ddte 5eptgmbea 19Y 1957 TO: JACK PENNEY, ACTING CITY, ATTCENEY FROM: .Robert A'slion,- City Manager SUHSEM DDNAT-TCN OF'.LOSS FOR: CMONA DEL. e. I.MWY A•ttac4ed is my File on this Subject. As discussed on the• telephone, please prepare a deed and a resolution ac- cepting same• a'nd return to this .ofiioe. ROBERT SiiELTOR City .Maxaager RS;im .Att. 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES NEWP ®R i --- BEACH PUBL''i -C PAGE 14131 LIBRARY 276 Island Avenue 8aIboa, California Phone Harbor 1228 Augas W28, 1957 Lmclerslgned, hereby assign as a g;ft to the Newport Beach Public Library, Lots 9 & 11 of Blodk 440, Corona del. �.,ar, .califorrnia, as shonm on a map recorded in $onk ?, Pages 41 and 42 misoallaneous Intl the records of Orange County, to be used For the Purpose of creating a public library in the town of Coroba del mare 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 15/31 SepV-ElbaZ7. 12, 1957 X"S. M30 S, smitk 1435 Ze uth S= Frodr.p.. C-Alilormis Dear Mrs., amia.. You. will recall thn -. telsvp d y1m: raeamatly r03t8,x=1ni tho posel,-blA Lrmte-rest- of th:e oz:* t? &�z F, .t Be&--h in zots %, 10- U ztmd- 14 im 81%ck,42zA eel—.= d--i Mar. The cir.)r,s imgaraat ts babad-pair.- the fact that p-he;a Iota are 0611.4oved to be. volt 10.qat82 for the estatlllskmoaznt of a Twanc?. City Ulmra--y Qr-d postOly nt publu 49 Ycriz kn6�j, Oka W-du del Nag Jire "suoa :48 he=lxy. Also* thi.pw*v of rove pVqperL- in =djate =ca 'has e-4r'c8Sed A iezUra t� dallate tile property to ags fct Ubr=7 porposes. the" are oa"ril Aix p1mming for ftie wisest use pf'propertv in the area, The QU7 As ZWt 11Z :S r0gi¢3,MM tp Mdse a cmaexeCe offer at thle tilm. we could app:recilite very ms=u� hm*vezj yaminformi'm thi City. "before V-pnAtierluz the sale of the tots; rp any •otuat party. we, Pf ro=se, do u.Qt kw,tv y*ur imteAtions vl4i XOSN!" W cuzpcsitiou of ybiz lk:sy 13pt woula apprec. $At* Youi keeping the cuy's tuter,est in =:I-Ad. Sin 0171 RPBBRT SHETITON , cl 4y wnager 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 16/31 iB 14 19. 16 17 18 19 21 22 25 24 25 26 27 28 29 I 131 33201 Tim 0,1ST or lip W.Ow bet"00 WW?qRT v"'0044 t* as "ate ILUT 41 to in tta Lots 9 eaA 21 ..,mU 440, qwMM 01 Ngwi, %g shmek Von g up MC d+ J,* us& $4 v 41 ,UK 424 of Mwax&49010 Mom 0.v ftAw aoua*, us "M pqwmav tv, **ruln us6s; not WaAlm. my to d"lr,*0 of lowtPAS 4"d UMA. f'04001 to c 2 0=1 yvMwes, its er Ono 2a or IMO* 4404 cwv" 04 M"o 04 pi"M OP* 0 • OV reocrod u. 1** 26 000 41 and 42 at RLs""A2V&MZ MM-ON ft,49F45 09 *ViMM c . vAnv, cwwofttaa M.w""400. ow awwo •tw tt viu use ** afwPS10A rKu rr.0 an a dal Mw waa XA atr of 3"Towt assm, ar am dit go my =464p aw Ml awa VAL 9ftwafty zaa M.St 1pp trioa 1"4 ewbwom '211 iB 14 19. 16 17 18 19 21 22 25 24 25 26 27 28 29 I 131 33201 Tim 0,1ST or lip W.Ow bet"00 WW?qRT v"'0044 t* as "ate ILUT 41 to in tta Lots 9 eaA 21 ..,mU 440, qwMM 01 Ngwi, %g shmek Von g up MC d+ J,* us& $4 v 41 ,UK 424 of Mwax&49010 Mom 0.v ftAw aoua*, us "M pqwmav tv, **ruln us6s; not WaAlm. my to d"lr,*0 of lowtPAS 4"d UMA. f'04001 to c 2 0=1 yvMwes, its er Ono 2a or IMO* 4404 cwv" 04 M"o 04 pi"M OP* 0 • OV reocrod u. 1** 26 000 41 and 42 at RLs""A2V&MZ MM-ON ft,49F45 09 *ViMM c . vAnv, cwwofttaa M.w""400. ow awwo •tw tt viu use ** afwPS10A rKu rr.0 an a dal Mw waa XA atr of 3"Towt assm, ar am dit go my =464p aw Ml awa VAL 9ftwafty zaa M.St 1pp trioa 1"4 ewbwom 09/21/2007 12:46 9496519004 TRUSH LAW OFFICES PAGE 17/31 I 2 7 10 it 12 13 14 15 is 19 20 21 Z2 23 24 25 26 27 28 29 30 51 89 � m iri tho e7ant or sale for 0. 1"old1bg wo k4r fb POUR Ubrwr i� the jmyAaimLt0 rej*jb*rh=e?A of the Rotor 1=dr4Td b10419 DV Mr13014 and flarelsmuff Avemom. r 80 MA 401 *904.# the' 4ay of ifeww-t Beach. 3. mat 4p%op tl%t it alll use UP, be Ot efrOM to tamenoe dmnAtrUotjm a m6 publl* the 4TC*&6%i& GbrorA del Max 7x% the tvapt• that 6onstruOTUM is not so gQOU* Msd v4thih 49"d seven y ®ar Pevlqd,, City k1gre" that Msou -01w m— T000nvoi the aforesg4d deacri%ed reel VV09vV. to 0a*M, or excawl,v or 'said. I=d has teen rmo as -proviSad ANX6.421 pewszapb 2 hereof, that it vrij, M to, Bonet in jgmW mmey Of• tbo Vated . g.tho'praperLV as of the data 6v thtfs mgkeewnt. Di the pity or ve*ovb 12aaah has by resolut4ft Of LU 607 001'detl 4aW tfia - _QW' + r its =Mwxt* name to be signed and its Corporate Faa tv fty" and MtT. Vlark bf. the -01tl" Of Ram*' t B09.0 -%hez%=U� duly tutborizad And WOU.W XO h14'0LN*d k4' Wae the &V "d rear ivorelm.bovo ft"t Witten. MOPART *AM "041w; q,];00Qvffl 09/21/2007 12:48 9498519004 1 a 3 a 6 fi 7 S 9 10 11 12 IJ 14 15 I' 18 19 20 21 22 23 24 25 25 27 28 29 30 31 32 TRUSH LAW OFFICES PAGE 18/31 ,l J, A ngwm bomm WAM am 0,"4a pvwv taa estr ar ar Cs+ srY . no opm Ya�SZa a9 ream ea o 4 '4 �.. m[ii� �� i8 es b.. AT4J . l! 09/21/2007 12:48 9498519004 1 . e 4 6 s 7 8 i0 11 12 13 14 15 16 17 18 19 20 21 22 23 24 26 25 27 28 29 30 51 32 TRUSH LAW OFFICES .Y PAGE 19/31 loa � , or WMM&: "Wo VA WOW Cy mY @Ftttt data a':4'a4' e rats ut go* ' *w aomtw till ww**& woo"q . UO tiCSr'eou9 Q �.L3 tad' A&vwmt 40A tftft MA 04 " astir ao� wot eat? 4zw am 3 *t ftthotthK xw Pik t ssw,v;tte a R apwwt tR ifs tam of W4 ttlf 019 M .. to 'it* eta ve a -'amoigs s bm-,Im vw *AV , 2�pasp�,,¢¢art nyyMy Gd ;a� yG �s S 00#y0 00 ems.. 'Avg ofy�g� per. 'ass m'1�t^s3 s s ,& IOU arm. . U rafts , P -f p aHrjy.kTJN= „yy-+' *v� 1 I i m 09/21/2007 12:48 0 9498519004 TRUSH LAW OFFICES Doc=& 3, 2951 Sao z`sty to.- mfoce�-- �asl;a �maa a- �c;t33.,� an October 14 the at? of Ea boatk, 8Cw^Z,ti't4d title -6 dt-- :Q"sss�42 4*6ersbad pzge«m del Zkx, *is sbow t.+pbh s me ra@tftd S.- -r-C, *. 2, pa,-*t Sri i4d,420 Of pascel° . 412 F=soul ma 'i -rZ:pad to the c:tr fx Eyr cs libra'ry* seµ. 0f 4!Fi=a.YsQwW irR4•i=11ptipim of *=s rr'"d Eta a =w daukppriu. 6 prope^ts' as pQ-rm4-tted by law. - 's:=I Sty rawsov ?sage aemx . PAGE 20/31 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 21/31 1 1 l...J .1 The CxtC7y Clark' -- Tr Emourez informed the Council that as City Clerk _ iTeaem -er Tre —Cr, *he had racafved a letter txanemitting a chock from She _ c re California Bank in the amount of U4,437.50 from the property canard off. X50 involved in the abandonment of Bray Avfnue, eastorly &ms C Street sect On vTC to G street; that the funds represent a contribution to the cIt of Heliport vacaren" P 'i yy 1%a :e. Beach for the fund to be adminiSeerod by It for public im- provements for the benefit at property owners on Balboa peninsula easterly of Hain Street. On prepared in acaardance with the Government Code, Was brought to motion n£ Councilman MacKay, aece„dad by Ce ilman Stoddard end carried, the letter waa ardazed filed. the attention of the Council. the clerk presented a letter from Conchita Parlor Ho. 194, Ban..cat O£ Motive Native Davgheers of the Golden West, reeuesting that October 13. 1957, be "United Dough _ rs e�Colden Mpr proclaimed as States Day" by Mayor Bill. On ea ti+ _Claaim� -tea motion of Councilman Stoddard, seeonded by Councilman Wilder and to er nUn ted tarried, said letter was referred to Meyer Hill. es On motion of CO neilmen Wilder, seconded by Councilman MacKay C Lint letter cram and carried, a letter was Ordered filed from Felix A. Banks, 900 e .7 s. south Bap proat, Balboa Island, ..adis�g City Officials for the smart and effective manner in which they handled the late mummer ecamiatoe waa roved. It wag Seated that the Council intended to move se tepidly as possible for the acquisition at tha weekend distarbancem at park and Marine Avenuem. M. 8an14a' additional fiv4 let$ and that the money far said acquisition would letter was vary much appreciated and the City Manager war be obtained from the Capital Outlay Surplus Fund. instructed to inform the Polito Department of said letter. The Clerk presented Resolution Wo. 4698, acceptlag and %aapppprrav£W a Grant Deed free Mrs. Harry of the property mentioned ' An Order Iastituting Investigation and Interim Order Therein, Public Utiliriee Case Me. 5979, before the Public utilities Comagaina of the State a s o st se. of California, relating to requirement that certain motor rehielea „-y 3979. muse atopp at railway grade crossin8e, was presented. On motion of Councilman Hart, HOES, cotIHCIIMEN: Hoot aaeooded by Councilman Stoddard end carried, the matter vas referred to the Acting City Attorney. ABSENT, COUNCILMEN: Rune A Final Report Of the Citizens Traffic and.Transportatian Final Rye Oft of�Citi�aen. Colo cee Ear the Extended les eles Area, was presented and ordered filed, On notion �-�} u" nd-' af�ne� Z'amm�.eF.ta.. of Councilman Wilder, seconded by Council- man Stoddard and carried. p�ffr1on The Clerk stated that she bad received a letter from the Re Cexet9katt Of County Recorder stories that In the future it would be necessary to tsc7.�oee a e� attach a Certificate at Acceptance to each Deed conveying atvy interest or ati w eat Deedm easement upon real oerare to a political carperation. A form far this purpose, approved by the Acting City Attorney, prepared in acaardance with the Government Code, Was brought to the attention of the Council. The Clark presented Resolution Rom 4697, anthoxixing the Mayor and City Clerk to execute an agreement e., behalf of the city with R -464 re emcnt wit ra. MM Harry ABSENT, CCUSCIiMM: Sage Mrs. Dorothy Harry, for the use of the property she proposes to re use a ro er sro- Caamittee apvoixteA to w t r donate to the Cliipp, or the proceeds of the sale thereof, or the pose m Oanete fire oration far the proposed Corona del Mar library site. on praperrq exchanged therefor, for the acquisition of a buildfngg Oxon¢ r ua an e Site for a public library io the isaediate vicinity o£ the 40P block e£ Marigold Bald Marcisaus, Corona del Mar. Councilman Hart Lloraxy. ecamiatoe waa roved. It wag Seated that the Council intended to move se tepidly as possible for the acquisition at tha made a motion to adopt Resalutran do. 4697, which was.aecanded by Camcilnan MacKay., A diauuseion was had and Mr. Robert Hurwitz, additional fiv4 let$ and that the money far said acquisition would ���+ audLEME erprossing the ayyprecLarian of the Board to the. Lloyd Fareeec nee Mrs. Deteehy Harry) far her far far generous Of and her recognitied of a aced far a larger public library in Corona del Mar. Mayor 91111 stated that tho Council and the City were aloe vary grateful to Mrs. Harry. A roll call vote wag taken on CmmelLsan Hart's motion to adopt Reaeletion No. 4697, which carried by the fallowing vale, to wit: AYES, COUBCILMEpc Hart., Wilde., MacKay, stPddard, dderhPf, Hi ri ll ROES, COUNCILMEN; ��' ABSENT, CCUSCIiMM: Sage Mayer Hill nominated Councilmen Stoddard Wilder and Hart to vark with the City Meager in negotiation for the acquisition Caamittee apvoixteA to w t r of five additional Seta in the vicinity of the Corona dal Mar in ne otteror e fire oration far the proposed Corona del Mar library site. on ac u s en s,vtion of Councilman Stoddard, seconded by Couscilman Hart and an e tarried, the Mayor's appOintweat of said Councilmen to said 99§110 cry site. ecamiatoe waa roved. It wag Seated that the Council intended to move se tepidly as possible for the acquisition at tha additional fiv4 let$ and that the money far said acquisition would be obtained from the Capital Outlay Surplus Fund. The Clerk presented Resolution Wo. 4698, acceptlag and %aapppprrav£W a Grant Deed free Mrs. Harry of the property mentioned R -4698. WdO ting and rovCrenc Dead W" . and directing the City Clerk to have Said dooument recorded. On motion of COancileou, Wilder seconded by Council- men StaEdard and carried, Rasolution No. 4698 was adopted by the ram a. errs. following roll call vote, to wit: AYES, COUNCILMEN: Hart Wilder, HaaKay Stoddard, Higb;e, Riddaxhof, H {11 HOES, cotIHCIIMEN: Hoot ABSENT, COUNCILMEN: Rune 09/21/2 l R A fi e 9 I0 11 i8 lE 14 15 16 37 is 19 20 21 22 23 24 85 26 27 28 29 30 31 32 12:48 9498519004 TRUSH LAW OFFICES Ily �p�,,�...pp yy�� `4�RBSNd 109 NO, 4 (. q`3� the . city' coamil of the City of Newport 8esoh a aesrtasn Agreement IW vadbataw e s the City or Newport Rmah and Aarothy mm awmly said Dorow HMRY has pmrmw2Y agreed t0 give to the City of ammart Beech em"In real property, aubject to aw mm aanditione7 and WHMM 8, tbo City C*M*U has h9Wt4Wwb ooneidered the ta'rsa add coaaitlons of said Agmmmnt and 0Md and am. dlts are resaeoffitle sad eduitano. Xwo TNRWMO Bg xr RMMVHD 'Chat the MWQr aM the Citr CSaM be, MW they are hereby, suthoriaed end di"ated to eze"ft aasfd agreeamcnt In the n9m of and far and on beha r of the City of mewport Peech. me above and Sa pisag rasolutian was dnip ead regularly peuemed 6W adapted by the City Cau all of the City of %wpart Beach at me ,a �r Wler atus M~ hold on the zi-dag of IM, by the Mlaaing roll dell vote. to Vito ATTMs WMERY SCHMD R 5=30 a07 N371=1 I L,^, e AST CW4 UAMo__ 150RA 0. HIU. PAGE 22/31 09(21(2007 12:46 9498519004 TRUSH LAW OFFICES PAGE 23(31 l.. w. STATE OF CALVORNI4 COUNTY OF ORANGE S5 CITY OF NEWPORT BEACH ) I, MARGERY SCHROUDER, City Clerk of the City of Newport Beach, California, do hereby certify that according to the records Of the City of Newport Beach filed and maintained in my office, the foregoing Resolution No. 4697 was duly and regularly adopted, passed, and approved by the City Council of the City of Newport Beach, California, at a regular meeting of said City Council held at the regular meeting place thereof, on the 14th day of October , 1957, by the following vote, to wit: AYES, COUNCILMEN: Hart, Wilder, MacKay, Stoddard, Highie, Ridderhof, Hill NOES, COUNCILMBN: None — ABSENT, COUNCILMN: None Dated thin 15th day of October , 1957. Mil S�..i�,,.e.�.A,� ty Aerg a no "-0tr1.cLo LikerK "— c of the City Council, City of Newport Beach, State of California. 09/211 s 10 11 L2 13 14 15 16 17 18 19 20 21 221 23 24 25 26 27 28 29 30 31 32 12:48 9498519004 TRUSH LAW OFFICES MBQt,1dTICW No. � t A FMMMIM ACCSFc`M aBiAldl' DM moms* * tb> re bag tow preened to the City at' 14Ampeet Heaah a a0tidm Great DOW by Dw" ft p=Tp the eeme belag feted 1L1V w 2 . Iwo to e9Ad pe W MUMM e title tv the catty or Nespert >Beaah aaftin p Mem situated in Nei C11W of Vvewt Dwkoh, COMW QP ► 9aabe of ner►lwss.so► Rmd ftserlbed as fa23atea Lots 9 an4 11 of alQgk 4w, coramB de} -M rr me amm Epee A MO reeoPaed In Beech ftos Rl M1 42 Of Xseella. *=2 BAapd, Avow" abnwaa 17aAWV ccufarmgl Ond W►36 M, It eneers to be rdr the beet iateraate of the atug"S of the city of Reepwt Mash to &""I Bald datum Doedf NOV► TZVW M, as IT MO= that the teid dramt Seed bWOU efMo ftfftwed to and as wIM the said mate 60serlbed prvpartg Is Oeoapted =a eppvvdd tab the City of X M wt Seeahl and FdR1"82R ei1 MV00 that tats city no* of V* city or t 9*Wt 130a be mad MM fe harebV attltamlmed WA 4lre0ed. to reem+dg eatd street Deed In the atFiee of 'hire Caaaty Reawdw Of sax utW. M abaft ead rovaeieg reeolintiam v" 4210 sad 1' `2r pasted Ono adapted W the 91ty Camatl of V* City of tmspnwt iaaah et a realer moo" Umeed' held = the 4 Ldeg of Gee • IM, bw the fauselep mll 0011 vote, to wits' HCM, C0CRc1LMtµ I ATTEM A9. M 0MCIIa, Nt i(4 1e4RGfRYS"""^IA6t — DORA 0_ HILL PAGE 24/31 09121!2007 12:48 9498519004 STATE OF CALI ORNL4 ) CMnM OF ORANGE ) SB CIPY OF NmORT BEACH ) TRUSH LAW OFFICES 117 1, MARCBRY SCHROUDER, City Clerk of the City of Newport Reach, California, do hereby certify that according to the records of the City of Newport Beach filed and maintained in my office, the foregoing Resolution No 4698 was duly and regularly adopted, passed, and approved by the City Council of the City of Newport Beach, California, at a regular meeting of said City Council held at the regular meeting place thereof, on the 14th day of October 1957, by the following vote, to wit. AYES, COUNCILMEN: NOBS, CCUNCnMN: ABSENT, COUNCILMEN: Hart, Wilder, Mackay, Stoddard, Higbie, Ridderhof, Hill None None -- Rated this 15th day of October 19 57 S Cit Clerkc%an Ex-utrusm GlorK of the City Co6ncil, City of Newport Beach, State of California. PAGE 25131 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 26/31 October 28, 1957 Mrs. Lloyd Fuccttiace Paw h 9 I +s.rq � MM_I L N. f 3O2 Sven Canyon Road Corona del Mar, Califbrnia Dear Mrs. Furnace; The Council of the City of Newport Beach, on October 14, 1957, adopted Resolution No. 4698, aoospting the Crant Deed from you ilor the property located in Carona del Mar which you have given the City for library purposes. I have been requested to convey to you the appreciation of the Council and the City for your genercua donation. Mayor Hill, in exxpprressing her gratitude for your donation, stated that she hoped that your gift would inspire others to make gifts to the City in recognition of the need for an adequate library in Corona del Mar. I am attaching a copy of aesolution No. 4698 above mentioned. I am also attaching a copy of Resolution No. 4697, authorizing the Mayor and City Clark to execute an agreement with you (executed copy of which is also attached) regarding the use Of the property which you have given the City. Sincerely, Margery Schnouder City Clark - Treasurer MS:e Att. 0 09/21/20070 12:48 1' i 2 9498519004 TROSH LAW OFFICES r 3 'PSIS AQMT!t' -N MW 3^: GT:tered iota shin 14 � _d+9 or b. }ggfP'on WOE. al"I @orli@ *ltioh, hs elwwfi"a7 "Ot*zrrad CO 6 is Qi {' "pjd +7 iii1k3 Wimp rwrttwtar rafeyrda to GO iMv w.j K I T N R S 3 1 T M. :' 6 .. : • . WHERMr DbWr is the WO= of @sPtAld Y't&l pir000loty 9 +fiA LZiR•V::i OT Nt?tpc t usuby 4al69ty of 0-mm, sure Of 10 epmtLts paQ moire psrtiupl?* iro &SWIft-C aa: U. Late B MCI 11 of laocx 44"), C'prrmw. do. Mar, .12 ss shWln up= a m p raj@OccTed la bvak 3: pages 41 lb tm Ift. or lSiwasiiina=1 -diipsr Ae@mm, of ld : ` • d¢ZY. bslifa'ri'a; o Y.' 29 VEMM , 20= Mll MAT tO Rued iChe 16 ,4�m dta@rlto r ol, 3u'o _T is �s � t� @f �a�ar� 8t+xdt,,amA3get 17 :16 ii An' usezf 004 18 .:..,• ;`. ' �, wt5 is daBi.�otib oT acosytlx7g s�.34 }'� suubleat 19 ' ko 6er�ala tiseef . k0 tAow.*'1 1 F** *la,vi.m,.tpx'rafttD acme as rouaws- ''mitt. Dgbco 4X t". dla xln C"Viq.. ai'Cl�:;"'' • . _ i,: . - : xe`r Si'l.• 9 .� X'3 OCC m i-abrxt+ dui .. .j::. 2G..i,..: 05't� 'm X8 ocdyq 2n aonk J r y���I A+,��^�' 0.1Sy yy���,,Ty' R9 ft"10M9. /�..]/.�y'yJ�!u4i�^ �' ' - YalRl� j v'A1ifDR7LaA1 - qc ' "4`'` =� "� • . '193 *t in Co¢�aSdtri% °i@h of slSd : vwoi it, VItn rasa si'or*s/,id' r*va ?-"cpa�wLT• l y , 1t1` li%irJR 00 °jtlt*.tpp'.a )Nbltc 2SArarg 13 tEto Cbr@na d81 y.,dX.1t�fpaErx.BeaahJ ar tmt qt 3x am elsdhanm Or 9A* 39 ! 'tT'' ?set , +. the I&* ax_C .w4pQ they *tar aC" r i PAGE 27/31 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 28/31 A tz .r � .`J ',� qtr.'. .. . 1. in toe a'rrnt of z:'. "or a r _+1-q °zr_s r,y , "11 Lo' library' In 2 the dS4+eSi9trt .:s: . *�,nxng: ,4' %!Ie f:Jv r o «u3K of marxsolo 3 and A`ar:lssue Av*ZW, -r, ^.,o'-^O+R ds! +Aac, in ch4 '.':y/ of BeMpar� . 4 Heath. 5 3'. That city nan_:v Carat it yt: w,•, ste best -off drte 4 to aammvmt of a publlC 211)ra^,u i ttra.afbaJfa }Q' 7 0074w-del Mr area Ni,, Un i ), Yea" ru+. tats date fallw, B In the event ttiat oonvtraaatlm 1a raft so ton- ,y�.aaC rritb�Ji Nib 9 seveici, -year" tfeoiaQ. VAty apeae ttiet it si1% . &W sr rasa", 10 at'bTesa-M Qaearibes roe. pSrrbriY to-bWiur... ue, It A. ar. A10 11 axbhe* or said' lam tag *ter rode az pro iddrd tar JA f4iYr�At 14 pj -th ■t: it.*III pay _o 7T.aeC�r In I awn rl ""Y of thq mited 13 st4tes F t,.'a d ' j Y'sasonab7.e raiue of the pi'optrSi' Oa 14 as of the.,dapi or this ag-tawnt: is - .. IN urrNEW WKMQF, tha City of mewp rt abii id Y,*holt�Clon of ltii CitS OM101:1 46ted t11e r:.1957, autwarlafd 'ard dl eao 1B naft td 1�6 signeld end its aovorate avil to ba efflgd 19 D*6r -Bind &ty Clerw of ihs City.dr lfcrpurt !384ah ttiereitdta dit7l7 sutiearl¢ad. atgl tssls s(xra"•�t Harry sited nrx-' at;�tir tlr� ifsy' ►i4d' 8e�' tierminAbove tlr.*t wrf.iten. as Cr7Y-OP org O T MCY - "� •• p;' ,r .7 • s , TSorn ' .arry s { 14A } 09121/2007 12:48 9498519004 TRUSH LAW OFFICES 1, k1k or an iiii D"kA i t 1w aid 4Mr . nT iho It IV 6 14 20 92 23 24 .25 0 :Omwu hai hwo*arm Afik: tVV*l:Nod'-46UUWA ve. *on 04906amt 1"U34 RES== too w"m of c% 0A mad th* cs es. tii i W.6 tea,,; b1plA M t* 14 '�.dw bw "m to w1w: im PAGE 29/31 b 09/21/2007 12:48 .j 9498519004 TRUSH LAW OFFICES R-4-4 WA r M1... tattober ,.106' City of Newport Beach asop Newport Boulevard ' Newport Beach, California Rat Leta o and Il. Block 440, Caren del Xa Gentlemen r It is sy understanding that the City of Newport beach intends to sail Late 9 and 11& Block 440, Corona del , Mart conveyed to the *CJ ty by. we pursuant to the agree- ment between na dated October 14, 1967., and that the City desires to ree the proceeds of the gale for th# into trnetion, or fnrriabing of a library building on property now owned by the City in the iyxediats neigba borhood of the 406 Block or Marigold and Nareia+ns# Carom del Itar# in the City of Newport Beath, iiy purpose in writing this letter is to express my ap+ prcral of the use of the proceeds from the sale of tb"a two lets for either helping to pay the cost of 6beatraction or fer.the fvrni&hing of tbo proposed library bt(ildiogi mail tae Cttybo obligations wader the contraet are hereby modified to this extent, lowewar# it i.e definitely wadormteed that the proceed& derived from the sale of -those two lets will be used only for defraying the' coat of ooustrm#U*a,, or fjW the furnishings of the p10 osed iibtary buildin and for bo other parposs. 'Shin a040146 only paragraph 2 of the contract', and all other.obligatisns of the City remain in full force mnd effect* Yety truly yours# i Dorothy Berry FMrnaco PAGE 30131 09/21/2007 12:48 9498519004 TRUSH LAW OFFICES PAGE 31/31 OF NEWPORT BEACH 'OUNC11.MEN ____-- _ -- ^ -• Page 87 - Voldma 12 , Minutes of REGULAR MEETING OF THE CITY COUNCIL Date of Meeting; November 24, 1958 ftme Mde,c Plsceoof Maetingt 730 Council Chambers -- ^ ^r ............... ...,-- ______ ..... -_.. 1 Roll Call: 1 Presant 1x;x;xlx1x17dx 1 The reading of the minutes of November 10 1958 1 Motion! ;Sias waived and the minutes were approved as : Second , ; 1k! 1 ! written ana ordered filed. All Ayeej ; 1 HEARINGS• Pub Hearin 1. In accordance with a notice of hearing duly 1 1 Sale o£ Lot n Lots pposted and published, Mayor Stoddard opened 9 & 11 the meeting for public sale of Lots 9 and 11, Block 440. Block 44Q Corona dal Mar. The Clerk stated ' 1 ' in C&4 ; that no sealed bids had been received. Mayor R 4884 Stoddard called for oral bide. There were no gain offering oral bids and the Mayor closed the hearing, a UM lots Resolution No. 4884, again offering said for sale for del Mar lots for sale, without setting CA-38 a required minims bid, authorizing the City ; Motion Clerk to readvertise for bide, ind setting the! Second 1 ! ; ; ; ;x: ! public sale of said property on December 22, ;Boll Cal.'lq ! 1 ! ! 1958, was adopted. ! Ayes x A letter from Mrs. Dorothy Furnace coacti ! tuting an amendment to the contract between ! Mrs. Furnace and the City regarding Lots 9 and! ' 11 Block 440,Corona del Mar, was ordered 1 1 filed with the contract and the amendment to Motion 1 ! !x; ! ; ! the contract as set forth in the letter was 1 Second 1 ! ! 1 ;x; 1 ! accepted. :All Avei ; ! ; 1 Pub Hearin 2• re City- . owned 88 abra parcel on ; Adams & 1 Wright 1 CA -38 ; RivLr Se. property CA -38 Coningg ird. &64 CA -10 � 1 3. The public hearing regarding City -awned ! property, parcels 1 and l.a, being re- ; spectively the 88 acre parcel on Adams and ; Wright and the 4.8 acres southerly of ; Hamilton and easterly of Bushard, was con- 1 tinued until the Council is in receit of a 1 Motion report fxom the City Attorney regarding these 1 Second All Aye The Mayor announced that this was the time a place to have a public hearing regarding a Proposed sale of City -owned proppeerty, Lot 8, Block 54, River Section, as avbdivided into parcels A. B and.C. Resolution No. 4885, being a resolution declaring said real property surplus, authorizing its sale and setting the sale thereof for December 12, 1958, was adopted. 4. Ordinance No. 864, being ATTEST: AN ORDINANCE OF THE CITY OF NEWPORT BEACH•AMENDING DISTRICT MAP No, 17 ADOPTED BY SECTION 9102.2 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ZONING, ning Lots 1 and 3. Block 337, Corona del ract, from an R -2 District to a C -1.H ict; rezoning Lots 4, 5, 6 and 7 in I, Tract 3 ?3, from a C -1 District to a District) was presented for second ag and pubiie hearing. Mayor Stoddard red the meeting open for a public • g. The City Manager illustrated the Ped zoning amen4*nt on a WaA-Airenarad .I Rasa 87' Motion Second Roll Ca Ayes September 22, 2007 "RECEI R AGENDA PRINTEW' 5pir 1-- L) M17 25 mi, 9-- 29 City of Newport Beach City Council 3300 Newport Boulevard Newport Beach, CA 92663 SUBJECT: CITY COUNCIL MEETING 9/25107 CORONA DEL MAR LIBRARY/OASIS RECONSTRUCTION Honorable Mayor and City Council Members: As 19 year residents of Corona del Mar, we are very excited about the City's plan to reconstruct and update the Oasis Senior Center. We have recently learned that the plan may include relocating and downsizing the Corona del Mar Library, which would result in a decrease in library services. Because we have been using the Corona del Mar library more frequently in recent years, and plan to use it even more aft" retiring in the next few years, we respectfully request that your decision include retaining the Corona del Mar Library in its current size and location on Marigold. With increasing traffic throughout the community, it is wonderful to be able to walk to our library and do our part to help the environment. Thank you for serving our beautiful community and for your consideration in this matter. Sincerely, Mike and Carolyn Martin 3420 E. Third Avenue Corona del Mar, CA 92625 Conceptual Design Package t "A Campus for a Lifetime of Health and Learning" OASIS SENIOR CENTER Newport Beach. CA ........................ Robert R. Coffee Architect + Associates OASIS Senior Center Conceptual Design Package Table of Contents Project Overview Project Description Design Narrative Site Planning °Arbor" Entry Court Administration Wing /Family Room /Ocean View Terrace Classroom Wing Exercise and Wellness Center Wing Art Center Wing Multi- purpose Room /Kitchen Interior Courtyard Existing Building Survey Objective Basis of Review Executive Summary Architectural Survey Structural Engineer Survey Electrical Engineer Survey Mechanical / Plumbing Engineer Survey Site and Building Program Summary Site Program Space Requirements Summary Building Program Space Requirements Summary Architectural Building Space Program Project Exhibits Site Analysis Project Site Plan Building Floor Plan Rendering of the Arbor Entry Court Rendering of Courtyard Birdseye Rendering from Marguerite Ave and Fifth Avenue Opinion of Probable Construction Cost Total Project Cost Summary Site and Building Construction Cost Summary Site and Building Costs Breakdown Robert R. Coffee Architect + Associates OASIS Senior Center Conceptual Design Package Project Overview Project Description Design Narrative Site Planning "Arbor" Entry Court Administration Wing /Family Room /Ocean View Terrace Classroom Wing Exercise and Wellness Center Wing Art Center Wing Multi- purpose Room /Kitchen Interior Courtyard Robert R. Coffee Architect + Associates OASIS Senior Center Project Overview Project Description The project includes the design of a new 36,409 SF senior center on the existing five acre site of the Oasis Senior Center at the comer of Marguerite Avenue and Fifth Avenue in Corona Del Mar, CA. The new facility increases the useable area of the existing senior center by 12.617 SF, is a single story building, increases the parking on site by 60 cars, provides an area for 56 garden plots and is planned around an outdoor activity court. Design Narrative The new Oasis Senior Center preserves the park like setting and scale of the existing center. Similar to the existing facility, the new center is planne buildings organized around a central courtyard. The scal into distinct wings housing educational classrooms, art a fitness activities, social and assembly functions and architecture utilizes sloped roof forms, wood trusses and combination of wood siding, fossil stone and plaster residential neighborhood and to create a contemporary feeling. Site Planning d as a "campus" of individual e of the facility is broken down an crafts programs, health and administrative offices. The beams, large windows and a to relate to the surrounding environment with a traditional The building, organized around an interior courtyard. is sited to maximize the layout and use of the site By placing the building along the Marguerite and Fifth Avenue street frontages and decreasing the existing setback distances, the parking area has been increased and planned around the back of the building facilitating vehicular service to the kitchen and classroom areas at the back of the site. Additionally, a covered loading and service area for the Meals on Wheels program has been provided adjacent to the kitchen service area. The re- cycling center and trash enclosure are hidden from view from the adjacent streets. The primary vehicular entry is from Narcissus Avenue and the driveway is on axis with the Arbor Entry Court beyond. The entry drive leads directly into a landscaped auto -court with enriched paving of alternating bands of smooth - finished concrete and exposed aggregate finished concrete extending to the drop -off at the Arbor Court. A short term parking area for 22 cars is provided adjacent to the front entry and the number of handicapped stalls has been increased by an additional 3 spaces. A landscaped grand stairway and ramp have been integrated into the project at the corner of Marguerite and Fifth Avenue to facilitate pedestrian access from the parking lot across the street. As an additional landscape buffer, the garden plots have been located along the Marguerite Street frontage and are directly accessible from the adjacent parking area at the back of the building. Robert R. Coffee Architect + Associates • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • "Arbor" Entry Court The primary pedestrian entry to the building is through the Arbor Entry Court. Functioning much like a breezeway, this outdoor plaza is covered with an arbor of vines and landscape plantings and is the "main entry lobby" for the campus. A roof canopy of translucent glass panels provides protection from the rain and the sun. The main entrance to the Administration Offices and the Multi- purpose Room are both oriented to this space which leads directly into the landscaped interior courtyard. Administration Wing / Family Room/ Ocean View Terrace The Administration Wing includes the city staff administration offices, the offices for the Friends of Oasis, the gift shop and the travel office. At the heart of this wing is the "Family Room" or the social commons of the senior center. Planned so a large bay window provides views directly down Marigold Street toward the ocean, the space is oriented around a large stone fireplace and will include lounge and table seating and direct access to the gift shop, travel office and outdoor seating on the Ocean View Terrace. Heavy timber roof trusses and clerestory windows will give the room a warm friendly traditionally ambience. Connected to the Administration Wing, but accessible through a separate exterior entry is the library reading room and the computer lab. These two spaces are interconnected and will function together as a Learning Resource Center. Classroom Wing Extending along the Fifth Avenue frontage is the primary classroom wing. The large classroom spaces have sloped ceilings with exposed roof trusses and are divisible by a moveable partition into two smaller classrooms. The sloped roof form is angled to diminish the scale of the facade along Fifth Avenue and to help capture north light. All of these classroom spaces are entered from the exterior covered walkway surrounding the interior courtyard. Operable windows are incorporated on both the courtyard side and the Fifth Avenue side of the classroom space to provide both views to the residential neighborhood and to the courtyard and to facilitate cross ventilation. Exercise and Wellness Center Wing Addressing the Marguerite Avenue frontage is the Exercise and Wellness Center wing. Designed like an open volume loft space with exposed roof trusses, this wing has an unobstructed view across Marguerite Avenue to the park beyond. The angled roof form provides a comfortable scale to Marguerite Avenue and allows morning light to illuminate the space through clerestory windows. Cross ventilation is facilitated through the use of windows on both the street side and the interior courtyard side of the space. The ancillary spaces such as the looker rooms and the health and exam rooms are accessible from both the wellness center and the exercise room. Robert R. Coffee Architect + Associate An' Center Wing Designed like an artist's studio.. the Art Center room will have high ceilings with exposed trusses and clerestory windows capturing the north light, concrete floors and large doors that will open to an outdoor patio work area that will include a kiln The storage room is sized to accommodate storage of wood working and ceramics tools and machinery. The space has direct access to the rear parking lot and service area for the ease of delivering tools and supplies. Multi- Purpose Room /Kitchen The main entrance to the Multi- purpose Room is from the Arbor Entry Court. Crowned with a low gable roof form and exposed roof trusses, this 6,300 SF space has a raised platform /stage and full audio - visual capability including a large projection screen and overhead mounted projector and is designed to accommodate a variety of activities including classes, banquets, dances and shows. The room is designed to accommodate up to 460 people in a theater style seating arrangement and 400 people in a dining table configuration. A full service kitchen with both cold and dry storage rooms is directly accessible to this space. Ancillary spaces include a green room, facility managers office and furniture and equipment storage. Interior Courtyard The interior courtyard provides a pleasant landscaped "heart' to the project. This is the "oasis'. When combined with the Arbor Entry Court, the two spaces can accommodate a variety of activities including concerts and bar -be -ques The tree - shaded patio provides a hard - surfaced outdoor space that can be used for smaller gatherings while the open grass area can be used for larger gatherings. As the symbol of life, the fountain is the visual focus of the courtyard and the sound of the trickling water reinforces the tranquility of the space. Robert R. Coffee Architect + Associates OASIS Senior Center Conceptual Design Package Existing Building Survey Objective Basis of Review Executive Summary Architectural Survey Structural Engineer Survey Electrical Engineer Survey Mechanical 1 Plumbing Engineer Survey Robert R. Coffee Architect + Associates OASIS Senior Center Existing Building Survey Objective RCA +A and the design consultant team were requested to perform a survey of the Oasis Senior Center and to prepare a report on the condition of the existing building and the useful life and appropriateness of the building and the building systems to accommodate the current and future Senior Programs. Basis of Review On April 27, 2007. Robert R. Coffee Architect + Associates conducted a walking tour and survey with the building maintenance supervisor, Roger Bartholow. The electrical engineer (FBA Engineering) and the mechanicallplumbing engineer (TKSC Consulting Engineers) were present. RCA +A conducted a second tour and survey with the structural engineer (NCE Consulting Engineers) on April 30, 2007. This report reflects the findings of the architect, structural engineer, electrical engineer and mechanical /plumbing engineer. Executive Summary The current facility, though well maintained and in reasonable condition, lacks the space and the flexibility to expand its programs to attract and recruit new members. The building was not designed to accommodate many of the classes, programs and activities designed to address the needs of the current senior population and of the next senior population, the baby - boomer generation. The oldest portion of the existing facility is over 40 years old and the most recent additions are over 15 years old. Many of the building mechanical and electrical systems, though well maintained and in reasonable working order, are limited in capacity and nearing the end of their life- cycle. The building does not meet current code standards for seismic structural design and is deficient in meeting the ADA Standards for the disabled in the restrooms, the pedestrian access ramps, type of door hardware and the width of the passage -way through doorways. The following have been identified as the greatest needs for accommodating the current and future senior programs: more parking spaces, wellness/ fitness center with a designated exercise space, expanded computer lab with instructional capability, improved kitchen facility with service and loading area to accommodate the growing Meals on Wheels Program, updated building systems to accommodate the technologies of today, design that more adequately addresses the physical needs of the aging population, improved and updated aesthetic quality of the physical environment, rooms that address the specific needs of art classes, flexible teaching spaces and a more technologically advanced multi - purpose room. Though the building could be cosmetically updated and many of the building systems replaced, the expense for such a thorough remodel would not be cost effective. The facility cannot be easily expanded in size without eliminating parking and the current and future programs require both more parking and additional space. If the goal of the City is to more adequately address the needs of today's seniors and to expand the senior programs to meet the expectations of the baby- boomer generation, then a new center should be constructed. Robert R. Coffee Architect + Associates Architectural Survey: Site The existing 5.17 acre site is located at the northeastern corner of Fifth Avenue and Marguerite Avenue in Corona Del Mar. Located in a residential area, the site is surrounded by housing on three sides. An adjacent parking lot that is shared with Grant Howald Park is located to the west of the Oasis Center across Marguerite Avenue. A generous landscape setback with large mature eucalyptus and sycamore trees lines the Fifth Avenue frontage. On the eastern edge of the property, the property line extends to the centerline of Narcissus Avenue. A one acre landscaped slope transitions up to the housing located on the north side of the property. The main parking lot is located on the eastern side of the property and the primary vehicular entry is from Narcissus Avenue. Parking is provided for 99 cars with 12 spaces reserved for the disabled. The parking lot is nicely landscaped and accommodates a recycling area in the northwest corner. A semi - circular drop -off drive provides direct access to the front door but a vehicle parked at this loading location blocks entry to the building. The kitchen does not have a dedicated service and loading area. A small secondary loading /parking area (for three cars) is located on the west side of the building and is directly accessed from Marguerite Avenue. The Garden Club garden plots are located in the northwest comer of the site bordering both Marguerite Avenue and the large landscaped slope at the northern edge of the property. Fifty -seven plots, planted with flowers and vegetables occupy about .4 acre of site area and provide a beautiful buffer between the building and the slope. From the intersection of Marguerite Avenue and Fifth Avenue a secondary sidewalk provides pedestrian access to the building for those parking across the street in the parking lot shared with Grant Howald Park. The slope of the ramp does not meet current ADA standards. The existing building covers about 10% of the total site area, the parking area about 20% and 70% of the site is either open landscaped space or hardscape space giving the property a very "open" and "park - like" feel. The "openness" of the property and generous landscaped setbacks relate nicely to the adjacent Grant Howald Park and provides a welcome relief from the densely developed residential lots in the surrounding neighborhood. However, because of the generous open- space, the site is not efficiently planned and utilized. Building The existing Oasis Center is comprised of six separate buildings and has approximately 23,790 SF of enclosed space. Three of the original classroom buildings are part of the original school built on this site in the 1960's, the multi - purpose room addition was built in 1978 and the office wing in 1992. All of the buildings are arranged around an open courtyard and connected by an exterior open -air covered walkway. The 1960 -era classroom buildings are a combination of steel and wood post and beam construction with wood stud sub - framing. The four buildings total approximately 11,220 SF. Exterior walls are a combination of plaster and brick with steel frame operable windows. The low sloping roofs are covered with asphalt —built up roofing. Although heat is provided, all of these spaces depend on natural ventilation for cooling. The interior of the old 1960's classroom wings have been retrofitted with plastic laminate cabinets including a sink and under - cabinet storage space. Many of the plumbing fixtures are quite old. The existing lighting consists mainly of surface mounted fluorescent fixtures. Although the fixtures are old and not aesthetically pleasing, they are functioning properly and the light levels appear to be adequate for most uses. All interior walls are painted gypsum board and the floors are either the exposed concrete slab or covered with carpet or vinyl composition tile. Ceilings are finished with a 12" x12" glue -down perforated acoustical ceiling tile. The floor and ceiling tiles are quite old and may contain asbestos. Electrical power service outlets are minimal and in some case, where a retrofit has occurred, the conduit is exposed. There are no audio - visual capabilities in any of the classroom spaces unless portable equipment is brought into the space. The 1978 and 1992 additions are steel frame and plywood shear -wall structures with an asphalt built -up roofing system over a flat roof. The roof is in poor shape and has been inadequately repaired a number of times. All windows are aluminum frame with some operable sliding sections for natural ventilation. Exterior walls are brick and plaster. Unlike the classroom wings, these two recent additions are fully mechanically air - conditioned. The 1978 Multi- Purpose Room Addition includes the kitchen, the multi - purpose room, men's and women's restrooms and three ancillary storage spaces enclosing approximately 7,350 SF. The multi - purpose room is divisible into two spaces by a manual moveable partition. A smaller accordion style moveable partition divides the large space from an adjacent seating area. At the front of the room is a stage /platform area elevated approximately 18" above the finished floor. There is not a storage space at the same level as the stage. Men's and women's restroom are located to the side of the room and the kitchen is located at the back of the space. The multi - purpose room floor material is sheet linoleum and the seating area is carpet. The 14' high flat ceiling has surface mounted 2' x 4' fluorescent light fixtures mounted directly to 1' x 1' acoustical ceiling tile. Draperies are hung on the walls to provide some acoustical absorption. The space, though large and reasonably functional, looks dated and tired and lacks variation in lighting control for specific theatrical uses. In some areas moisture penetration through the slab has affected the adhesion of the vinyl floor tile. The 1992 Office Wing Addition is the front door for the Center and includes approximately 5,220 SF. The single -story brick -faced structure includes the administration offices, the office space for the Friends of Oasis and a "meet and greet" lobby accommodating seating for approximately 20 and a receptionist/information desk. There are two sets of manually operated entry doors, one entering from the drop -off drive. Many of the existing sliding windows are inoperable or difficult to operate. The entire space has a flat 8' -6" high ceiling with standard 2' x 4' acoustical ceiling tile and recessed 2' x 4' fluorescent light fixtures. The floor materials include carpet and 1' x 1' porcelain tile at the entries. Structural Engineer Survey: Introduction As requested, NCE has performed a cursory structural review of the buildings at the Oasis Senior Center at the corner of Narcissus and 5`" Avenue in Newport Beach, CA. We conducted a site observation tour of the referenced project on April 30, 2007. This site visit consisted of a brief overview of the building exteriors as well as a brief walk- though of each interior space. Structural drawings were not available for review and no testing of materials or removal of finish materials for observation of concealed construction was done. If further assessment of the structure is needed and drawings are still not available, stucco and interior wallboard would need to be removed in many locations. Overview The Oasis Senior Center is comprised of six separate buildings around a central courtyard. In conversations with Bob Coffee, the estimated construction dates of the building are as follows: North Building, East Wing, East Arts and Crafts Early 1960's West Wing Early 1960's Multi- Purpose 1978 South Office 1992 The North Building, East Wing, East Arts and Crafts, and West Wing, formerly an elementary school, was converted into a senior center in 1977. The general appearance of the observable structures shows only minor rusting of steel members in very few locations; inflll wood framing did not show any signs of dry rot or distress. Many cracks in the exterior concrete walkways were observed. In one classroom in the East Wing that did not have any floor covering, the concrete slab was cracked at about 10' intervals that extended the full width of the building. These concrete cracks are not unusual in similar buildings of this age. The lack of building distress (stucco cracking or doors binding in jambs) leads us to believe that the cracks do not indicate building settlement and are non - structural in nature. If only cosmetic remodeling of the buildings is done, we do not believe that the City of Newport Beach would require a complete retrofit to comply with current Code requirements. Moving gravity supporting or lateral resisting walls would require a complete building evaluation, with seismic retrofit probable. North Building, East Wing, East Arts And Crafts, West Wing These three buildings are of similar construction: steel wide flange bents at about 10' on center form a peaked roof with 8' overhangs on the interior courtyard and 4' overhangs on the outside of some of the buildings. Clerestory windows face to the west and full height windows face to the east. The lateral system of the buildings is most likely steel or wood columns cantilevering through the clerestory windows with plywood or stucco shearwalls in other locations. The amount of shearwall would likely not comply with current Code requirements and the clerestory columns would need to be investigated for compliance and load carrying capacity. Stucco shearwalls are severely limited by the Code and the existing walls would likely not meet the Code's stringent nail and staple spacing requirements. If retrofitted, plywood walls with holdowns to the foundation would be required. These buildings could not support a second story addition without the removal of the peaked steel roof beams. The headers above the windows would not be able to carry the weight of an additional floor and the foundations would also need to be altered. The lateral system would require new plywood shearwalls with holdowns at new foundation grade beams and would likely require infilling some of the clerestory windows as well. Multi- Purpose This single -story building has a large, long span roof with an operable partition dividing the space. Sloping roofs and mansards roofs top the structure. Construction is likely wood frame with plywood shearwalls. It is difficult to speculate on whether this building would comply with current Code requirements because the structural system is not exposed to view. It would not be cost - effective to add a second story to this building due to the large volume of the multi - purpose room. South Office This single -story building has a flat roof with construction probably comprised of wood frame with plywood shearwalls. Due to it newness, the building likely complies with current Code requirements. A second story could be added to this building, but would require removing the roof joists and replacing them with stronger floor joists, strengthening window and door headers, strengthening the lateral system by adding shearwalls and perhaps braced frames, and strengthening and adding foundation grade beams. A second story addition appears to be extremely expensive. Limitations This structural review documents our opinions generated from the site visit. It is not in the scope of this study to provide an extensive report on the Cade compliance of the buildings or on the potential damages or loss due to weathering, age, or seismic activity. With the generality of the review, it should be noted that there might be existing flaws that we may not have been able to fully recognize. This review is not intended to preempt the technical or professional responsibility of the project's original design consultants, and does not represent a warranty or guarantee on our part that other problems may not exist. Electrical Engineer Survey: Description of Electrical Systems The existing electrical distribution system consists of two separate utility services, two main switchboards each with utility company metering, a distribution switchboard and several panelboards, which are located in various areas throughout the facility. The 1s` utility service and the associated main switchboard are located at the west end of the south classroom wing. The switchboard is rated for 400 amps at 120/240 volt, single phase, 3 wire. Although the date of manufacture is not marked on the switchboard it appears to be the original service switchboard installed in the 1960s. Switchgear manufacturers generally rate the useful life of their equipment at 20 -30 years. This switchboard is at least 40 years old and is showing signs of age and the enclosure is rusting. The switchboard manufacturer is no longer in business and replacement parts are becoming difficult to find. Due to the age of the switchboard, the scarcity of replacement parts and its limited size it is recommended that no new loads be added. It is also recommended that the switchboard be replaced if it is to continue to serve the facility. The 2ntl' utility service and associated main switchboard is located outdoors on the south side of the Multi - Purpose room. The switchboard is in a weatherproof enclosure and is rated for 600 amp at 1201208 volt, 3 phase, 4 wire. The switchboard was manufactured in 1991 and although the Enclosure shows signs of slight rusting it appears to be in good condition. The switchboard has space available to handle additional loads 'however; the spare capacity is minimal. The utility service is provided by Southern California Edison through a pad mounted utility company transformer located at the southeast side of the office wing. A distribution switchboard is located in a closet at the west side of the office wing. The switchboard is rated for 400 amps at 120/208 volt, 3 phase, 4 wire. No date of manufacture was found on the equipment but it appears to be at least 20 years old. The distribution switchboard has no space available to add devices to support additional loads. The closet also contains panelboards, a fire alarm panel and computer internet server equipment. The closet is congested and space is very tight. The internet server is also protruding into the working clearances in front of the distribution switchboard and is an electrical code violation. Panelboards are located in each wing and contain branch circuits to support lighting, receptacles and other power requirements. Two panelboards are located in the electrical closet located at west side of the office wing. The panels are in fair shape but have minimal space and spare capacity to support additional circuits. A panelboard is located in the classroom building at the north side of the facility. The building is currently serving as an arts, crafts and woodworking center for the facility. A kiln, saws and other woodworking equipment are operating in the building and at times are overloading the panelboard. There are reports that circuit breakers have been tripping on occasion. Two panelboards are located in the north classroom wing. One panelboard is recessed mounted in the south exterior wall and appears to have been installed during the original construction. The panelboard is over 40 years and the manufacturer is no longer in business. Replacement parts for this panel are becoming difficult to find. The second panelboard is located in a kitchen at the west end of the building. The panelboard is overloaded and there are reports that circuit breakers have been tripping. One panelboard is located in the west classroom wing. The building serves as a billiard room and computer lab. The panelboard was installed in 1996 and is in good working condition. A panelboard is located in the kitchen at the Multi- Purpose room and appears to be in good condition. There were no reported overloads or circuit breakers tripping on this panel. Building Lighting and Receptacles The existing lighting consists mainly of fluorescent fixtures. Although most of the lighting is old it is still functioning and the lighting levels appear to be adequate. If the facility continues to operate as it currently exists it is recommended that the lighting be replaced with an energy efficient system consisting of low wattage fluorescent lamps and electronic ballasts. In the older classroom buildings there are minimal convenience receptacles provided. It was also found that surface mounted raceways and outlets have been added in some rooms and is some cases the raceways and outlets have come loose. The raceways and outlets should be securely reattached or removed, as this could be a safety hazard. Summary Portions of the existing electrical system are old and are beyond their useful life. There are reports of older panelboards that are overloaded and circuit breakers are tripping. If the center continues to operate as it currently exists then the original electrical service main switchboard should be replaced as well as all downstream panelboards. The existing branch circuit wiring in the older classroom building is also a concern. When panelboards are replaced the branch circuits will be disrupted and to prevent possible shorts in the future the branch circuit wiring to lights, receptacle and mechanical equipment should be replaced. Mechanical /Plumbing Engineers Survey Heating, Ventilation, and Cooling Systems The old classrooms have forced air heating and natural cooling. These rooms each have two walls of windows that can be opened to provide fresh air ventilation throughout the year and cooling on hot days. In each classroom„ a small closet contains a gas - fired, forced -air furnace unit. (The larger game room has two of these units.) Air moves in and out of the closets through supply and return grilles to heat the room. These units are only used when heat is needed, and we estimate they are about 10 years old. Some of the thermostats are older. In the arts and crafts room, there is a ceramic kiln, but no specific cooling or ventilation is provided for it. The classroom building also has restrooms and a small kitchen area. The restrooms do not have mechanical ventilation; air circulates naturally through the vents in the doors and the roof. A small kitchen off the game room has a residential -style hood over the range. There is a duct connected to the hood, but there is not a working fan. The Pool Hall and Computer Lab also have forced heating and natural cooling. The Computer Lab has small electric heaters installed low in the walls. Open windows provide fresh air and cooling when it is needed. The Pool Hall has a gas- fired, forced -air heating system. Air is distributed by ducts, which are exposed in the open ceiling space. Open windows provide fresh air and cooling when it is needed. The Multi- Purpose Room and Kitchen are fully mechanically air - conditioned. Two roof - mounted units provide fresh air, mechanical cooling, and electric (heat pump) heating. Air is ducted to supply and return outlets in the ceilings of the Multi- Purpose Room, Stage, and supporting areas. The Kitchen, off the Multi - Purpose room, has a commercial cooking hood. Roof- mounted kitchen exhaust and make -up air units provide ventilation for the hood and the Kitchen. There is also a dishwasher in the Kitchen, which is not directly ventilated. We estimate the systems serving the Multi- Purpose and Kitchen areas are less than 10 years old and in good working condition. The administration, office, and common room areas also are fully air - conditioned. Three roof - mounted units provide fresh air, mechanical cooling, and electric (heat pump) heating for these areas. We estimate these systems are also less than 10 years old and in good working condition.. OASIS Senior Center Conceptual Design Package Site and Building Program Summary Site Program Space Requirements Summary Building Program Space Requirements Summary Building Program Space Requirements Robert R. Coffee Architect + Associates OASIS Senior Center Site Program Summary Primary Entry Vehicular Drop -off and Pick -up The primary entry to the building should have a covered porte- cochere and allow the vehicles to get close to the front door to facilitate drop -off and pick -up. The entry walk should be covered and protected from the sun and the rain. Kitchen Meal Delivery Loading Area A covered dedicated loading / service area is required for the Meals for Wheels program. If possible. a drive - through arrangement is desired. Recycle Area Provide a recycling area for newspapers, plastic and glass similar in size to the current facility. This location should be easy to access and located where it is not an eyesore. Handicapped and Short Term Parking Provide more than the code - minimum for the dedicated HC parking. Locate adjacent to the front door. Provide a short-term parking area (15 minutes or less) close to the front door. Parking Lot(s) Maximize on -site parking. If possible, distribute around the building and locate as many spaces close to the building as possible. Plan the building in such a way as to encourage the use of the parking lot across Marguerite Avenue. Garden Plots Provide as close to 57 garden plots as possible. Locate in a place that will be easily accessible and provide an aesthetic asset to the building. Courtyard /Concert Area Maintain the interior landscape courtyard area for concerts, outdoor gatherings and bar -be -ques Covered Patio Area Provide a covered outdoor area for outdoor gatherings during inclement weather. Robert R. Coffee Architect + Associates OASIS Senior Center Building Space Program Summary Space Existing SF Proposed SF Net Change Administrative Offices 1.752 SF 2,548 SF +796 SF Main Entry Lobby /Family Room 2,094 SF 1,540 SF -554 SF Friends of Oasis Offices 601 SF 891 SF +290 SF Travel Center 284 SF 400 SF +116 SF Gift Shop 180 SF 240 SF +60 SF Multi- Purpose Room /Dining Room 6,300 SF 6,590 SF +290 SF Kitchen 700 SF 1,332 SF +632 SF Exercise/ Dance Room N/A 2,700 SF +2,700 SF WellnesslFitness Center N/A 4,434 SF +4,434 SF Pool Room 1,620 SF N/A -1,620 SF Classroom -Small 800 SF 910 SF +110 SF Classroom -Small 800 SF 910 SF +110 SF Classroom -Small 800 SF 910 SF +110 SF Classroom -Small 800 SF N/A -800 SF Classroom -Small 800 SF NIA -800 SF Classroom -Large (Active Game Room) N/A 1,760 SF +1,760 SF Classroom -Large (Card Games /Lectures) 1,850 SF 1,760 SF -90 SF Arts Center (Painting /Ceramics/Wood Wkg.) 1,500 SF 1,875 SF +375 SF Computer Room 375 SF 420 SF +45 SF Library Reading Room 375 SF 1,489 SF +1,114 SF Meeting Room 425 SF N/A -425 SF Restrooms /Storage /Circulation (oD 10 %) 1,736 SF 5,700 SF +3,964 SF Total Area: 23,792 SF 36,409 SF +12,617 SF Robert R. Coffee Architect + Associates OASIS Senior Center Architectural Building Program BUILDING SPACE REQUIREMENTS - individual Space and Use Administrative 0117ces: Enclosed Offices; Four (4) required Director's Office (Celeste Jardine- Haug) .... (12 x 16) 192 SF Social Services Coordinator Offices (Vickie Chin) ..... (11 x 14) 154 SF Recreation Director's Office (Marci) ..... (11 x 14) 154 SF Transportation Director's Office (Susie) ..... (11 x 14) 154 SF Open Office Areas Workstations: five (5) required Department Assistant....( 1 @ 8 x 8) Four Drivers... (4 @ 4 x 5) Front Counter: (2 @ 5 x 8) Two Volunteer /Assistant/Associate workstations Social Services Offices; two (2) required Health Services .... (10 x 10) Income Tax .... (10 X 10) Conference Room: (14 x 20 ) 16 — 18 Seats Work/Mail Room: (12 x 16) Fax Copier Cabinet/Paper Storage Mail Meter /Sorting Counter Social Services Storage Room: (10 x 10) Wheelchairs Walkers Recreation Services /Special Event Storage Room: (10 x 10) Staff Lounge: (15 x 15) Table for 4 Sink, Refrigerator and Microwave Locker Storage Couch 64 SF 80 SF 80 SF 100 SF 100 SF 280 SF 192 SF 100 SF 100 SF 225 SF Staff Restroom: (8 x 8) 64 SF Total Assignable SF: 2,039 SF Circulation Factor ( 25 %) 509 SF Total Useable SF: 2,548 SF OASIS Senior Center Architectural Building Program BUILDING PROGRAM SPACE REQUIREMENTS (continued) Main Entry Lobby and Family Room: Entry Vestibule (8 x 10) 80 SF Information /Reception Desk: (8 x10) 80 SF Seating Areas for six (2 Cot 10 x 10) 200 SF Seating Areas for four (4 Cot 8 x 10) 320 SF Table Seating Areas for 4 (3 Cot 8 x 8) 192 SF Fireplace and Hearth 150 SF Information Table /Announcements 50 SF Total Assignable SF: 1,032 SF Circulation Factor (50 %) 468 SF Total Useable SF: 1,540 SF Friends of the Oasis Offices: Reception: open office area Marie's Workstation ... (10 x12) 120 SF File Area ..... (5 x 5) 25 SF Business Offices: two (2) enclosed offices required President (11x 14) 154 SF Treasurer and Book Keeper (12 x 16) 192 SF Safe Filing Cabinets Server Open Area Workstations (2) First V.P. and Assistant (8 x 10) 160 SF Supply Room: (10 x 12) 120 SF Copy Machine Office/Supplies Storage Coffee Service with sink Conference Room: (10 x 12) 120 SF 6 -8 seats Total Useable SF: Travel Office: 891 SF Waiting Area: 140 SF 4 seats/Bulletin Board- (4 x 35 SF) Reception Counter /Bookcase/Brochures/Magazines- (25 SF) Work Area: 260 SF 3 workstations + seating -( 3 x 80 = 240 SF) File Area -10 SF Copv Machine- 10 SF Total Useable SF: 400 SF OASIS Senior Center Architectural Building Program BUILDING SPACE REQUIREMENTS (continued) Gift Shop: Desk and Display Tables and Shelving 240 SF Multi- Purpose Room Open Room: (60 x 94) 5,650 SF Banquet Style Seating for 350 Theater Style Seating for 470 Stage: (24 x 20) 480 SF Hardwood Floor Elevated 18" (3 risers high) Green Room: (8 x 10) 80 SF Audio Visual Equip. Room (8 x 10) 80 SF Storage at Stage Area (10 x 10) 100 SF Storage for Main Room (10 x 20) 200 SF Total Useable SF: 6,590 SF Kitchen: Full kitchen (25 x 40) Dry Storage (8 x 14) Cold Storage (8 x 10) 1,000 SF 112 SF 80 SF Useable SF: 1,332 SF Exercise/Dance Room: Instruction for 50 people (50 x 50 SF) 2,500 SF Instructor /Platform (10 x 10) 100 SF Storage Room (10 x 10) 100 SF Total Useable SF: 2,700 SF WellnesslFitness Center. Reception Counter (10 x 10) 100 SF Health Exam Room (2 @ 8 x 10) 160 SF Men's Restroom /Lockers (12 x 24) 290 SF Women's Restroom /Lockers (12 x 32) 384 SF Workout/Fitness Area 3,500 SF Total Useable SF: 4,434 SF Classrooms -Small (Provide 3 Rooms): Seating for 50 (50 x 15 SF) 750 SF Sink and built -in cabinet storage 60 SF Storage Closet for tables and chairs (10 x 10) 100 SF Total Useable SF: 910 SF Classroom -Large (Active Game Room) Two Ping Pong Tables (32 x 30) + Card Games 1,540 SF Sink and built -in cabinet storage 60 SF Storage Closet for tables and chairs (10 x 16) 160 SF Total Useable SF: 1,760 SF OASIS Senior Center Architectural Building Program BUILDING SPACE REQUIREMENTS (continued) Classrooms -Large (Provide 1 Room): Seating for 100 (100 x 15 SF) 1,540 SF Sink and built -in cabinet storage 60 SF Storage Closet for tables and chairs (10 x 16) 160 SF Total Useable SF: 1,760 SF Arts Center( Painting - Ceramics - Woodworking): Tables and chairs for 40 (40 x 35 SF) 1,505 SF Sink and Built -in cabinet storage 120 SF Open /lockable storage shelving and cabinets 150 SF Storage Closet for Tools 0 0 x 10) 100 SF Total Useable SF: 1,875 SF Computer Room: Seating for 15 (15 x 25 SF) 375 SF Instructors Terminal 25 SF Storage Cabinet 20 SF Total Useable SF: 420 SF Library Reading Room: Browsing Collection and Seating 670 SF Circulation Services 159 SF Non - fiction Collection 288 SF Net Assignable SF 1,117 SF Circulation Factor (25 %): 372 SF Total Useable SF: 1,489 SF Support Space: Restrooms: (3 WRR @ 350 SF each) 1,050 SF Restrooms: (3 MRR @ 300 SF each) 900 SF HC Restroom 50 SF Janitorial Rooms (4 rooms @ 50 SF each) 200 SF Security /Server Room (10 x 10) 100 SF Electrical Room (10 x 15) 150 SF Facilities Service Office 150 SF Building Services Storage (10 x 10) 100 SF Total Useable SF: 2,700 SF OASIS Senior Center Conceptual Design Package Project Exhibits Site Analysis Project Site Plan Building Floor Plan Rendering of the Arbor Entry Court Rendering of Courtyard Birdseye Rendering from Marguerite Ave and Fifth Avenue Robert R. Coffee Architect + Associates ,... n K. aLa a eauvaaaau 'niO > QU - a ,.. .... as Y • � i�A I �p 9� -- ovTl1MR - o 'LII£ igeaen..: .. r•.<rs ®O wtA ru.c jj A Off; Aa uac cv uo noo1 FIFTH AVENUE SITE PLAN OASIS SENIOR CENTER CITY OF NEWPORT BEACH 1 i W v z TABULATION -- i l- �, I I �„.�,y RCA ,A wr �sr a r L r�iVK O�w -- `1MrTV( iw ar: 77777 ue.a -- i l- �, I I �„.�,y RCA ,A SLOPE - - 2 _ Jam. .� 1 �L 1 •K OM ['Oa M n¢ fba sufw _ __mm sroa P/IOp i 1 I Frt - nKa. .sue Y< tf1 iMCl6 I. W[I 1[1Y1 Q YtflYrl (NNW CV.W� w = - V ad w eaa.. 1 J/ w . [ al __ a aartr tEnw N PM VI [ _ _ avP s Ae -ft —f)c, - - — - — - J EXLStI[:G P: FH( ^W Q � _` U) d•� [ I � PggKO1G .Ci y - +- 'rte-- �- • -�� -r Q 1 . •. ' - lG COY �" uwvr II. II FIFTH AVENUE 1 I I 1 . '+oxr ORT. SITE PLAN wee WEIINESS FITNESS CENTER EXERCISE DANCE ROOM WLAI: CLAS$RM 101P., PATIO ART CENTER tARGE CtA3 M. • �:, � Erb "AGE CLAISRM. STOR STOR ' ARBOR_ COOURT, F 1 1 7 R R P ADMIN FRIENDS qFI& T am I F �� u.l wK 1 55.? GIFT C FAO I fRAVki i l MRR � COM ROOM RO01 wC WC wC � Ak� AM, Floor Plan LIBRARY `I- cAC 90R OFFIC STOR. STA6A $TOR LAC. $TOR. OVERE J SERVICE KITCHEN I MULTI - PURPOSE r ROOM PATIO PATIO R STOR - - SIAAII SMALL CIASSRM CIASSRAI i • �:, � Erb "AGE CLAISRM. STOR STOR ' ARBOR_ COOURT, F 1 1 7 R R P ADMIN FRIENDS qFI& T am I F �� u.l wK 1 55.? GIFT C FAO I fRAVki i l MRR � COM ROOM RO01 wC WC wC � Ak� AM, Floor Plan LIBRARY `I- ::�. View from Entry Drive Looking at Arbor Entry Court •••••••••••• ••••••••••••••••••••••••••••••• •AMP.,- AlW View from Courtyard Looking at Arbor Entry Court •••••••••••• ••••••••••••••••••••••••••••••• ¢ ri `49 ' ` ^y �W Bird -eye View from Marguerite and Fifth Avenue OASIS Senior Center Conceptual Design Package Opinion of Probable Construction Cost Total Project Cost Summary Site and Building Construction Cost Summary Site and Building Costs Breakdown Robert R. Coffee Architect + Associates OASIS Senior Center Opinion of Probable Construction Costs Total Project Costs Summary: Building Construction Estimated Costs Fixtures Furnishings and Equipment Allowance Architectural Fee $17,404,955.00 $600,000.00 $1,400,000.00 Construction Management Fee $650,000.00 Total Project Costs: $20,054,955.00 Robert R. Coffee Architect + Associates OASIS Senior Center Opinion of Probable Construction Costs ITEM UNIT TOTAL NO DESCRIPTION QUANTITY UNIT COST COST ESTIMATE SUMMARY 1.10 DEMOLITION 36.409 SF 7.29 265,422 1.20 SITE WORK 36,409 SF 60.67 2,208,934 2.10 SUBSTRUCTURE 36.409 SF 11.61 422,708 3.00 STRUCTURE 36,409 SF 34.26 1,247.372 4.10 ENCLOSURE, VERTICAL 36.409 SF 53.82 1,959,532 4.20 ENCLOSURE, HORIZONTAL 36.409 SF 4533 1,664.984 4.30 SUPPORT ITEMS 36,409 SF 3.76 136,898 5.10 INTERNALS, VERTICAL 36.409 SF 5.05 183,865 5.20 INTERNALS, HORIZONTAL 36,409 SF 20.65 751,846 5.40 INTERIORS 3,6,409 SF 4.89 178,040 6.10 SPECIALTIES 36,409 SF 3.70 134.713 7.10 EQUIPMENT 36,409 SF 11.70 425,985 8.10 SPECIAL CONSTRUCTION 36.409 SF 13.14 478.414 10.10 PLUMBING 36,409 SF 8.05 293,092 10.30 HVAC 36,409 SF 2820 1,026,734 10.50 FIRE PROTECTION 36,409 SF 4.15 151,097 11.00 ELECTRICAL 36.409 SF 38.75 1,410,849 SUBTOTAL 36,409 SF 355.42 12,940.487 12.00 PRORATES 12.001 General conditions 5.00% 647.024 12.002 Contingency 10.00% 1,294.049 12.003 Overhead, profit and bond 12.00% 1,552,858 PRORATES 36.409 SF 95.96 3,493.931 SUBTOTAL 36.409 SF 451.38 16.434 418 12.004 Escalation to December 2008 7.50% 970,537 CONSTRUCTION ESTIMATED COST 36,409 SF 478.04 17,404,955 Robert R. Coffee Architect + Associates Construction Cost Management, Inc. OPINION OF PROBABLE COST CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/COMMUNITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 1.10 DEMOLITION 2.101 Building demolition 23,790 SF 3.94 93,733 2.102 Tree and shurb rempval 1 LS 30,000.00 30,000 2.103 Remove asphalt pavement 48,000 SF 0.65 31,200 2.104 Remove concrete 39,790 SF 1.50 59,685 2.105 Remove concrete foundations 245 CY 140.00 34,300 2.106 Remove underground utilities as required 3,670 LF 4.50 16,515 Subtotal Section 2.10 SUB - STRUCTURE 265,433 1.20 SITEWORK 1.101 Clear and grub 217,290 SF 0.15 32,594 1.102 Rough and fine grade 217,290 SF 0.30 65,187 1.103 Mass excavation 8,050 CY 4.60 37,030 1.104 Slope excavation 3,410 CY 4.60 15,686 1.105 Site fill with engineered soil 8,050 CY 10.60 85,330 1.106 Compaction by roller 8,050 CY 1.75 14,088 1.107 Site paving, asph. 7' on 6" base 64,750 SF 4.25 275,188 1.108 Retaining wall 325 x f 1,300 SF 65.60 85,280 1.109 Courtyard area landscape! hardscape 1 LS 353,434.00 353,434 1.110 Parking lot! site exterior landscape planting and irrigation 1 LS 427,601.00 427,601 1.111 Hardscape area 1 LS 481,247.00 481,247 1.112 Site utilities, domestic water 3" PVC 760 LF 28.00 21,280 1.113 Fire system 8" PVC 570 LF 53.00 30,210 1.114 Sanitary sewer 4" PVC 1,050 LF 25.00 26,250 1.115 Storm drain 15" PVC 360 LF 100.00 36,000 1.116 Gas 1" black steel pipe 640 LF 15.50 9,920 1.117 Electrical 4" PVC 1,650 LF 27.00 44,550 1.118 Fire hydrant 3 EA 2,500.00 7,500 1.119 Miscellaneous fire system allowance 1 LS 15,000.00 15,000 1.120 Site lighting allowance 1 LS 100,000.00 100,000 1.121 Concrete valley swayle 1,180 LF 25.00 29,500 1.122 Manhole and catch basin allowance 1 LS 1,600.00 1,600 Subtotal Section2.10SUB- STRUCTURE 2,194,474 Construction Cost Inc. CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER SF JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/COMMUNITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 2.10 SUB - STRUCTURE 2.101 Foundations 18" x 24" 260 CY 540.00 140,400 2.102 Grade beam 4' x 3'x 8' 108 CY 400.00 43,200 2.103 Slabs on grade 5" concrete 4" sand, rebar 36,810 SF 6.50 239,265 Subtotal Section 2.10 SUB - STRUCTURE 422,866 3.10 STRUCTURE 3.001 Structural steel 36,409 SF 11.40 415,063 3.002 Glulam beams 5 -118" x 36" 36,082 BF 4.80 173,194 3.003 Steel frame canopy structure 2,688 SF 60.30 162,086 3.004 Flat roof joists, rim joists, blocking, ledgers, hangers 36,409 SF 10.00 364,090 3.005 5!8" Ply sheathing with blocking 26,409 SF 5.00 132,045 Subtotal Section 3.00 STUCTURE 1,246,478 4.10 ENCLOSURE, VERTICAL 4.001 Walls and parapets 38,340 SF 16.55 634,527 4.002 Stained Weaken white ceder siding 1" x 6" 5,748 SF 14.60 83,921 4.003 Smoth troweled plaster wall 9,432 SF 9.60 90,547 4.004 Fossil stone 17' x 24'x 1 112" 4,188 SF 35.00 146,580 4.005 Aluminum sunshade 5,384 SF 60.00 323,040 4.006 Eyebrow fascia 438 LF 6.60 2,891 4.007 1" Insulated gray tint glass, low'E' 13,588 SF 38.00 516,344 4.008 Automatic sliding entry door 1 EA 8,425.00 8,425 4.009 Automatic BI - parting door, pairs 4 PAIR 11,800.00 47,200 4.010 Exterior aluminum store front door 8 PAIR 7,200.00 57,600 4.011 Exterior aluminum store front door 9 EA 3,900.00 35,100 4.012 Exterior hollow metal door 4 PAIR 2,100.00 8,400 4.01.3 Exterior hollow metal door 4 EA 1,250.00 5,000 Subtotal Section 4.10 ENCLOUSER, VERTICAL 1,959,575 Construction Cost Management, Inc. OPINION OF PROBABLE COST CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER SF JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/CON MUI`IITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 420 ENCLOSURE, HORIZONTAL 36,409 SF 1.20 43,691 4.201 4 Pty builtup roof 15,016 SF 5.60 84,090 4.202 18" Standing seam metal roof 24,700 SF 10.50 259,350 4.203 Steel frame canopy roof 6,576 SF 60.30 396,533 4.204 Rigid insulation 1" 6,576 SF 1.30 8,549 4.205 Roof flashing allowance 36,409 SF 1.60 58,254 4.206 Steel frame canop structure, T & G wood slats 6,324 SF 71.00 449,004 4.207 Exposed steel structure with green screen 2,696 SF 85.00 229,160 4.208 Green screen with laminated glass 2,688 SF 60.50 162,624 4.209 2 Pty builtup roof with gravel 6,576 SF 2.20 14,467 Subtotal Section 4.20 ENCLOSURE HORIZONTAL 1,662,031 4.30 SUPPORT ITEMS 4.301 Sheetmetal allowance 36,409 SF 1.20 43,691 4.302 Install gutters and down spouts 1,360 LF 13.40 18,224 4.303 Rooftop walking pads 1,600 SF 6.00 9,600 4.304 Caulking and sealants 36,409 SF 0.80 29,127 4.305 Miscellaneous painting 36,409 SF 1.00 36,409 Subtotal Section 4.30 SUPPORT ITEMS 137,051 5.10 INTERNALS, VERTICAL 5.101 2" x 4" Wood stud wall 17,460 SF 3.00 52,380 5.102 5/8 GWB 34,920 SF 1.80 62,856 5.103 Paint, prime, pluse two coats 34,920 SF 1.10 36,412 5.104 Doors including hardware 43 EA 400.00 17,200 5.104 Bathroom ceramic file wall, 4' high 1,200 SF 10.20 12,240 Subtotal Section 5.10 INTERNALS, VERTICAL 183,M Construction Cost OPINION OF PROBABLE COST Inc. CONCEPTUAL DESIGN COST ESTIMATE SF PROJECT: OASIS SENIOR CENTER 110,160 JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/COMMUNITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 5.20 INTERNALS, HORIZONTAL 5.201 Ceiling 5202 Wood framed joist, gwb ceiling and paint 5.203 T -Bar 2' x Z standard lay in ceiling file 5.204 Linear wood acoustical ceiling 5.205 T -Bar ceiling Z x 4' lay in the 5.206 Steel frame channel with laminated glass 5.207 Flour 5.208 Carpet, good quality 5.209 Marmoleum the 5.210 Athletic matting 24" x 24" 5.211 Slat file mortar set 17' x 24" 5.212 Porcelain tile, thinset 8" x 8" 5.213 Query tile mortar set 8" x 8" 5.214 Sealed / stained concrete 5.215 Floating wood flooring Subtotal Section 5.20 INTERNALS, HORIZONTAL 8,160 SF 13.50 110,160 8,604 SF 3.50 30,114 17,152 SF 15.00 257,280 1,472 SF 4.95 7,286 1,152 SF 46.80 53,914 8,304 SF 4.00 33,216 14,906 SF 6.20 92,417 2,912 SF 8.35 24,315 768 SF 32.25 24,768 2,288 SF 11.70 26,770 1,472 SF 17.35 25,539 2,048 SF 3.60 7,373 2,688 SF 22.00 59,136 752,288 5.40 INTERIORS 5.401 Restroom vanity counter 64 LF 190.00 12,160 5.402 Upper cabinet casework 120 LF 160.00 19,200 5.403 Base cabinet casework 120 LF 260.00 31,200 5.404 Blinds, horizontal 13,568 SF 6.00 81,528 5.405 Custom milhvork allowance 1 LS 65,000.00 65,000 Subtotal Section 5.40 INTERIORS 208,088 Construction Cost Management, Inc. •9iu11. • 9:6:,: 6 CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT DESCRIPTION: SENIOR/CONHVWNITY CENTER JOB NO: 07 -016 ESTIMATOR: RH, LH DATE: 9/18/2007 6.101 Toilet grab bar ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 610 SPECIALTIES 6.101 Toilet grab bar 12 EA 205.00 2,460 6.102 Paper towel dispenser 6 EA 120.00 720 6.103 Waste receptacle 6 EA 300.00 1,800 6.104 Toilet seat cover dispenser 14 EA 160.00 2,240 6.105 Soap dispenser 6 EA 88.00 528 6.106 Toilet paper dispenser double 10 EA 96.00 960 6.107 Feminine napkin disp. & disposal 3 EA 540.00 1,620 6.108 Rest room wall mirror, 4x8' 6 EA 810.00 4,860 6.109 Toilet partition, polymer, floor mounted 10 EA 1,100.00 11,000 6.110 Urinal screen, polymer, wall mounted 3 EA 460.00 1,380 6.111 Baby changing station 1 EA 420.00 420 6.112 Operable wall partition, good quality 1,360 SF 40.10 65,338 6.113 Fire extinguisher and cabinet 4 EA 280.00 1,120 6.114 Handicaped lift 1 EA 19,900.00 19,900 6.115 Roof access stairs 20 LF 10.00 200 6.116 Signage allowance 1 LS 30,000.00 30,000 Subtotal Section 6.10 SPECIALTIES 134,546 7.10 EQUIPMENT 7.101 Senior and community kitchen equipment allowance 1 LS 425,000.00 425,000 Subtotal Section 7.10 EQUIPMENT 426,000 Construction Cost M .��.�... �;.::: ement, Inc. CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/COMMUNITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 8.10 SPECIAL CONSTRUCTION 8.101 Stage area, wood strip flooring 1,024 SF 65.00 66,560 8.102 Steel frame roof trellis 1,344 SF 60.30 81,043 8.103 Green screen elements 1,344 SF 40.00 53,760 8.104 Equipment screen 3,208 SF 63.00 202,104 8.105 Fireplace 48" box 1 EA 75,000.00 75,000 Subtotal Section 8.10 SPECIAL CONSTRUCTION 478,467 10.10 PLUMBING 10.100 Equipment allowance 36,409 SF 0.75 27,307 10.101 Plumbing fodures allowance 36,409 SF 1.90 69,177 10.102 Piping and roughs 36,409 SF 3.45 125,611 10.103 Gas 36,409 SF 0.45 16,384 10.104 Building storm drains 36,409 SF 1.05 38,229 10.105 Permits, fees and sterilization 36,409 SF 0.45 16,384 Subtotal Section 10.10 PLUMBING $ 293,092 10.20 FIRE PROTECTION 10.100 Fire protection allowance 36,409 SF 4.15 151,097 Subtotal Section 10.10 FIRE PROTECTION S 161,087 10.3o00 HVAC 10.301 Equipment allowance 36,409 SF 6.75 245,761 10.302 Controles allowance 36,409 SF 1.65 60,075 10.303 Ductwork allowance 36,409 . SF 11.25 409,601 10.304 Piping, valves and Insulation allowance 36,409 SF 5.70 207,531 10.305 Misicellaneous devices, permit, test and balance 36,409 SF 2.85 103,766 Subtotal Section 10.30 HVAC $ 1,026,734 Construction Cost Manaizement, Inc. CONCEPTUAL DESIGN COST ESTIMATE PROJECT: OASIS SENIOR CENTER JOB NO: 07 -016 LOCATION: NEWPORT BEACH, CA. CLIENT: ROBERT COFFEE ARCHITECT ESTIMATOR: RH, LH DESCRIPTION: SENIOR/COMMUNITY CENTER DATE: 9/18/2007 ITEM UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT COST COST 11.00 ELECTRICAL SYSTEM 11.001 Switchgear allowance 36,409 SF 6.60 240,299 11.002 Feeder conduit and wire allowance 36,409 SF 8.85 322,220 11.003 Mechanical equipment connection allowance 36,409 SF 1.00 36,409 11.004 Lighting frAure allowance 36,409 SF 8.70 316,758 11.005 Signal and communication allowance 36,409 SF 3.00 109,227 11.006 Misoeleneous devices allowance 36,409 SF 3.90 141,995 11.007 Emergency system allowance 36,409 SF 1.00 36,409 11.008 Audio visual system allowance 36,409 SF 2.00 72,818 11.009 T.V. System allowance 36,409 SF 1.20 43,691 11.010 Security system allowance 36,409 SF 1.00 36,409 11.011 Permit, fees and test 36,409 SF 1.50 54,614 Subtotal Section 11.00 Electrical 1,410,849