Building Re-use Presentation A look at City Hall, the Police Station and the Briscoe Building December 6, 2016
Briscoe Building • Located at 7 Sohier Road • Built in 1923 • Three story, total 144,349 SF • Is currently being used as the Middle School through the Summer of 2018 • Surrounded by mostly residential properties • Significant deferred maintenance and improvements needed (please see next slide for details) • No recent capital investments made
Necessary Improvements at Briscoe • Boiler needs replacement / new HVAC • No insulation • Water infiltration over the years • Windows need replacement (last replaced in 1995) • Rubber roof needs replacement (last replaced in 1996) • Plumbing issues • Electrical issues • No fire suppression system • Building code upgrades needed • Building does not meet energy code • ADA compliance issues • Asbestos concerns (in floor and ceiling tiles, basement) • Exterior mortar joints need re-pointing
Briscoe Building Aerial View
City Hall • Located at 191 Cabot Street • Built in 1785 as a private residence and converted to City Hall in 1841 • Three stories and a basement, total 24,840 SF • Is currently undersized to house all Municipal offices • Surrounded by mostly commercial properties and in the center of downtown • First two floors do not have A/C, no fire suppression system, oil burner upgrades needed as well as offices and common space need to be renovated • Recent work includes ext. façade/brick repointing, windows, new roof and renovations to two offices in 2014
Police Station • Located at 191 Cabot Street • Built in the 20 th century • Two stories and a basement, total 8,192 SF + 1,200 SF garage (9,392 SF tot.) • Is currently significantly undersized for Police Station needs • Surrounded by mostly commercial properties and in the center of downtown • Plumbing, electrical and ADA updates as well as asbestos abatement needed • Recent work includes ext. façade/brick repointing, windows and new roof in 2014. Locker room was updated in 2015.
Current Square Footage Office Use • City Hall currently uses an est. 18,600 SF* • City Hall Off-Site spaces is an est. 4,600 SF** • Police Station uses an est. 6,400 SF*** • Police Detectives and Animal Control use an est. 1,600 SF • School Administration uses an est. 21,300 SF at the McKeown Building * This includes Accounting, Assessor, Clerk, Collector, copy room, Engineering, Grant Director, HR, IT, mail room, Mayor, Planning, Community Development, Conservation, Economic Development, Purchasing, Retirement, Solicitor, storage space and switch board. This does not include the City Council Chambers, two conference rooms, hallways or staircases. **This includes Municipal Inspections, Municipal Inspections storage, Health Department, Sealer of Weights and Measures and Veteran Services. This does not include Airport, Civil Defense, Council on Aging, Fire, Harbor Master, Library or Parks and Recreation. *** Includes first floor and second floor but does not include the basement and garage.
Estimated Square Foot Office Needs* • City Hall currently needs an est. 18,500 SF** • City Hall Off-Site spaces currently need an est. 4,900 SF*** • Police Station, Police Detectives and Animal Control need an est. 36,000 SF • School Administration needs an est. 6,800 SF *SF need estimates are based on 200 SF per person, plus additional storage space. **This includes Accounting, Assessor, Clerk, Collector, copy room, Engineering, Grant Director, HR, IT, mail room, Mayor, Planning, Community Development, Conservation, Economic Development, Purchasing, Retirement, Solicitor, storage space and switch board. This does not include the City Council Chambers, hallways or staircases. ***This includes Municipal Inspections, Municipal Inspections storage, Health Department, Sealer of Weights and Measures and Veteran Services. This does not include Airport, Civil Defense, Council on Aging, Fire, Harbor Master, Library or Parks and Recreation.
Three Scenarios • Scenario 1 • Build a new Police Station • Retro-fit the old Police Station for consolidation of City Hall off-site buildings • Sell Briscoe • Scenario 2 • Retro-fit Briscoe for consolidation of the Police Station, School Administration, City Hall and City Hall off-site buildings • Sell the current City Hall and Police Station • Scenario 3 • Demo Briscoe and build a new Police Station, City Hall (including all City Hall off-site buildings and the School Administration) on the property • Sell the current City Hall and Police Station
Estimated Financial Implications Scenario 1 Cost (millions) Scenario 2 - Low est. from Consultant * Cost (millions) Cost to build a new 36k SF Police station $ 16.2 Retrofit 144k SF Briscoe Building for municipal, school Dept. and Police $ 38.0 Soft Costs for new police station (25%) $ 4.1 Soft costs for retrofitting Briscoe (30%) $ 11.4 Retrofit old 6k SF Police station for municipal use $ 3.9 Site Work $ 2.3 Soft costs for old police station retrofit (40%) $ 1.6 Historical records storage facility $ 0.5 Sale of 144k SF Briscoe Building $ (2.0) Sale of City Hall and Police station $ (2.0) Renovations to current City Hall $ 1.0 Total $ 50.2 Lease Parking spaces at City Hall (est. $10k per yr. for 10 yrs.) $ 0.1 Historical records storage facility $ 0.5 Scenario 2 - High est. from Consultant * Cost (millions) Lease office space for School Dept. (est. 9k SF at $18 PSF for 10 yrs) $ 1.6 Retrofit 144k SF Briscoe Building for municipal, school Dept. and Police $ 50.0 Total $ 27.0 Soft costs for retrofitting Briscoe (40%) $ 20.0 Site Work $ 2.3 Scenario 3 Cost (millions) Historical records storage facility $ 0.5 Demolition of Briscoe $ 7.5 Sale of City Hall and Police station $ (2.0) Site work $ 2.3 Total $ 70.8 Cost to build a new 36k SF Police Station $ 16.2 Cost to building a new 31k SF City Hall $ 11.6 * Does not include exterior restoration costs Additional 9k SF for School Department $ 3.4 Soft costs for new police station (25%) $ 4.1 Soft costs for new City Hall (25%) $ 2.9 Soft costs for new School Dept. space (25%) $ 0.9 Scenario 2: Feasibility study to re-use Briscoe as a Middle School was est. $22.6M. Historical records storage facility $ 0.5 This cost does not include retro-fitting for office space and police station. Sale of City Hall and Police station $ (2.0) Total $ 47.4
Scenario 1 - Pros v. Cons • Pros • Cons • Least expensive option • City Hall is an old building not designed for office space • Can consolidate all municipal • Briscoe’s future becomes offices to one building unknown • Keeps a municipal presence • Parking constraints downtown downtown • Police Station is built to meet • Limiting future office space specific needs expansions • School admin. offices can not be consolidated into this space (and will need to relocate in the future)
Scenario 2 - Pros v. Cons • Pros • Cons • Can consolidate all municipal • Most expensive option offices to one building as well as • We have limited control of the the school administration former City Hall • Parking will be available • Briscoe is an old building not • Briscoe is saved and used designed for office space or a Police Station • We likely have a surplus of space at Briscoe than need • Lose a municipal presence on Cabot Street
Scenario 3 – Pros v. Cons • Pros • Cons • Can design and build a City Hall, • Cost to build a new building School Administration Building • Requires the demolition of Briscoe and Police Station to meet specific • We have limited control of the needs and future growth former City Hall • Parking will be available • Lose a municipal presence on Cabot Street
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