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Agenda Packet 02/14/1989 (2) Feasibility Study
FEASIBILITY STUDY 1 -2§1h rou�oso �E W f � � y�y �rano 1918 ® ; 1979 Atascadero Lake Pavilion City of Atascadero Januar 1989 < Y i Ross Levin MacI ntyre & Varner Architects 1129 Marsh Street, San Luis Obispo, California 93401 (805) 543-1291 l y �anuary ':0. 1989 .Raymond Windsor . Manager City of Atascaderc P .O. Box 747 Atascadero . CA 93422 RE: Feasibility Stucv Atascadero Lake Pavilion RLM/V #8901 Cear Mr . Windsor : she firm of Ross Levin Maclntyre and Varner is pleased to submit to you and the City Council this Feasibility Study for the above. We appreciated the cooperation and assistance offered by Robert Fielding, Henry Engen, Gil Dovalinz , Atascadero City Museum Curator Marge Mackev and other staff during our site visits and briefings. This study, as presented here in depicts the Architects ' method of fact finding, inventorying , analysis and conclusions regarding the most cost effective method of maintaining the above Pavilion. Three very obvious concepts are presented, each one including graphic displays, written description of the work , a construction cost estimate and our consultants supportive comments. I am looking forward to our presentation to this council at their study session on Tuesday 31 January 1989. Yours uly, Rodney R. Levin, AIA INDEX INTRODUCTION A. Purpose of Stuav. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 B. Reference Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 C. Historic Backaround . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 : I . ANALYSIS A. Assumptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 B. Brief Statement of Consultants Fincinas. . . . . . . . 6 1 . Structurai . . . . . . . . . . . . . . . . . . . . . . . . 6 Z . Mecnanical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3. Electricai . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4. Architectural . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 5. Cost Estimate. .. . . . . . . . . . . . . . . . . . . . . . . . . . to III . SUMMARY AND RECOMMENDATIONS EXHIBITS Code Analysis Construction Regulation Consultant , John L. Kellerman Structural Applied Engineering David m. Carter . Structural Engineer Mechanical K.D. Brummel & Associates Keith Brummel Mechanical Engineer Economical Thoma Electric William Thoma Electrical Engineer Construction Costs Mike Lewis Construction Mike Lewis Exhibit A - Floor Plan of Pavilion facility alternate schemes I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Exhibit 8 - Floor Plan of Pavilion facility alternate schemes II/III . . . . . . . . . . . . . . . . . . . . . . . . . . . Exhibit C - Proposed exterior elevations alternate schemes I , II/III . . . . . . . . . . . . . . . . . . . . . . . . . . . i 2 1 1 I . TNTRODUCTTON A. PURPOSE STUDY: In mid :anuary 1989. the Atascadero City Council obtained the services of Ross Levin Macintvre/Varner architects to evaluate the most cost effective method of either rehabilitizing ebrinoing me existing structure into present code compliance) the existino Atascadero Lake Pavilion or razing the structure and reolaci^d it with new construction. The information outlined here-in shall assist the council with scnedulino and budget settino for this project . This stuov assesses only the historicai Architectural . Structural . 'iechanical . Electrical , Heaith-Safetv-Fire and cost effective aspects of the facility. Planning ( zonino) Geotechnical and environmental concerns are not a part of this study in as much as we reviewed the soils report as prepared by Pacific Geoscience in September 1985, and briefly discussioned planning issues with Mr. Engen. a. REFERENCE MATERIALS 1 . Soil investigation report dated September 30. 1985 preoared by Pacific Geoscience. 2. Report and consultations evaluating roof. trusses, dated November 30, 1983 prepared by Elliott O. Stephenson. 3. Removal/Renovation pians for Atascadero Lake Pavilion dated August 31 , 1987 prepared by Gary F. Harcourt , Architect. 4. Structural calculations for above measured plans prepared by Engineers Stephenson and Carl Sutler . S. Structural Plan check correction list dated October 12, 1997. b. Fire Department Plan check correction list dated October 2, 1987 prepared by Vern Elliot, Fire Marshall . 7. List of potential activities and programs for the Pavilion prepared by Gil Dovalina, City Recreation Suoervisor. S. Various memorandum by Henry Engen and Staff regarding he need to Red Tag the existing Pavilion. 9. Parks and recreation element of the general plan assumes dated 1987, prepared by Parks and Recreation Department City of Atascadero . 10. Excerpts from Atascadero News April 25. 1980 edition "Construction of Lake Pavilion" in Atascadero City Museum. 11 . Excerpts from Atascadero news November 11 , 1987 edition "Lake Pavilion Rehabilitation Construction. 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In October 1997 the -itv stopped processing the plan check of construction documents submitteo by the Atascaderc Imorovement Corporation ana closes tred taaeo ) the Pavilion to anv occucancv due to unsafe conditions as recommended by the Fire/Building Department and consulting structural engineer Davis Carter , coupled with the fact that restoration costs were orojected to be $250.000 in lieu of the cities establishea $50.000 budoet . II ANALYSIS A. ASSUMPTIONS• 1 . The Pavilion mould not comoete with the cities future pians of a Community Center . 2. The present location of the Pavilion is excellent for the followina reasons: a. Close to parking and public access. b . Commanding view of the Lake. C . Anchors the south end of the Parks ' open space. d . Ease of Handicapped facilitation. e. Abundant surrounding landscaping. f. Adequate site drainage. g. Ample separation to existing residential areas as it relates to noise disturbance. 3. Total removal of the present kitchen, toilet room wing would offer high cost savings related to structural re- construction and repairs, should the decision be made to re- habilitate the existing building. Heavy damage and deterioration of both foundations and framing including the un-sightly exterior plumbing, poorly located kitchen and sanitation functions as they relate to the balance of the building and the limited view of the Lake from the main portion of the building and the need to Fire Sprinkle only the upper level reinforced this direction. 4. The decision to establish three alternate construction concepts with comparative cost estimates. Alternate Scheme I This concept includes the . reconstruction of the existing structure, bringing it up to present code requirements -minus the 1096 sq. ft. Lake side wing containing the kitchen-toilet rooms. New kitchen and toilet rooms with small storage and meeting or activity areas would be built with in the south portion of the 5 9 aln4onl4s 4uasaad a44 �O U014lod AUe 6utnes }o Ssauan14oaj�3a 4SOD a44 44tM paulaouoo st Je4jeo - . w aoue4sts8l jel84ej uo4 aun4nna4s 844 but4ep do butpirbei 4e44 aq ITIM 4soo U014Vnoual je.tn4nni4s }O abe4Uaz18d 4614 V -butpeoj 4uasajd aqq 480w o4 e4vnbape 4snc aq o4 leadde Aa44 se sessni , A001 pooh O44 04 suot4eot�tpow altnbei jjtM (uot4rjjnsul jew1a44 pue wa4sAS jalMutadr a1tj '6ut44sa4S poomAld) speoj peep Teuot41ppe 844 4e44 p84oadxa sl 41 -speOT oTwstas AO JeAsUea4 eq4 104 18440604 Pato sTTeM jje ,�o sa4ejd do4 pup 'speoj putts 4sisa1 04 We4sAs J0014 844 04 w6ea4dvtp .pool woad. s4ioddns 45noly4 jeuot4tppe 10 butnelq autnbar TItM sjjeM Pus 4614 aql •6utpeoj Dtwstas 104 pautnbal uot4oe w6e14detp aq4 a4eldwo= o4 pa44ea4s 10 paoeuq aq 4snw wo4sAs 1ooj_4. 041 -ant438J.8p a1a4M Pamejdaa pue palo4aue ' paoeaq 'peNzojq aq 4snw 5utwrj4 uooj.� SBU 1 4 00-4. 44 t M 4Oe4UO3 U T sewo= 6utwe.1� eJa4M uOT4nauuOo papeou 4onw butjje4sut PUP OMVI Sq4 butoe4 TTeM Pasodxa Sq4 4e sin»o MioM U014epuno. locew 841 -butpjtnq but4stxe a44 _4,.o uot4enoual Sq4 04 se4ejal 41oda1. slaautbua jeun43nugs a44 -4.0 4soW ltiatllaflal5 ' T SSN I QN I 3 S1NVIInSNOD �O 1N3W31ti1S J319—e '8 -swa4SAS bUTUO14TPUOD JTV/bUl4eaH TTn-JL e 64el0dloout PInoM awauoS s4eula4Te y3e3 -S ssaooe atTgnd pie aMeT a44 04 ODUeleaTD panOldwz aptnold 04 AT44bTTs Paze1 aq pTnOM TanaT 10011 utew a41 - 11 awaq=s a2eula4T+ 101 pa4ctoap se uelc lejtwi a u- ouipTTnq paseJ a1t.. 1not; T Mau a s0nj4suoc pue sat41It4n azezPawwz suDl4epunoA pTo 044 3e Tenowal -aln4onl4s but4szxe aJT2ua a,44 lc buzze-: aqq se4elodloou? 4oaDuoo stu_ III awagDs s eula4jtl - bu:pTtnq a44 zo sapts aa1u4 uc - Noap uot4enlasgc 1ab1eT Pus `sea1E' A41nt40e ` butlaaw A14ug a0elo4s 1ab1eT PUP swooi 4aTt04_uegD4! N a44 but40n11suoc Aq 4S1t4 ay4 wo14 nTUO s-1 TQ 4daouoo St41 II awauoS a4eula4Tti buipTznc 044 ie sapts 4se3/u41oN a44 UO PaTTe4suz smoao U011ehl6saO PUe sMOPuTM 1ab1eT pue wOcJ ATOwesse ab1eT �. MECHANICAL ( olumoina/heatinaiventilation/air conditioning ) The report from our Mechanical Enaineer addresses all three alternatives . Fresent heating , `coling and olumbina systems would be removed from the existina building . The comparisons of construction costs as it relates to Heating , Ventilation. Air Conditionina , and plumbino work for each alternate scheme reveals the fact }hat it is more cost effective to reolace the entire structure with new work . , . ELECTRICAL The Electrical Enaineers reoort addresses all three Alternate Schemes proposed by the architect and points to tna Tact teat 1z is n7ore =:ast 3ffecti• a to reo lace Ti i=4.! T�R MI i s�'� i'1 O F4.i'1 Ct y 4.j�'..T •!=i j't a. the entire existing electrical systems must be removed. b_. the installation of new work especially with in the old structure includes high labor costs and , c additional costs relating to a fire sprinkler system which must be installed in the preserved old structure. Mr . Thoma does point out that some increases in cost could occur , should additional systems such as P.A. Theatrical or stage lighting and security systems were included . 4. ARCHITECTURAL A. CODE ANALYSIS The code analysis based on the 1955 edition of the uniform building code (UHC) is limited to non structural , heating and safety aspects of the building. the existing structure at present is non-conforming in Health and Safety, and will require the following should the decision be made in favor of restoring it : 1 . Fire sprinkler the entire structure including any mechanical or storage area used on the lower level . 2. Remove all of the -kitchen-toilet rooms portion of the building facing the lake. 3. Remove the mobile home an the South West side of the building to allow for required side yards. 4. Construct now toilet/kitchen areas. 8 •sio4oauuoo pa4Iaq pus 'sbeip •sumop ploy se dons s4uawala bul4mouuoo Jadoud �o moel a44 -4.0 adds ui slleM pau84seTd 6ui4sisaj pus uoigmnu4suoo paweJ4 pooh algixa14 -11044 04 8np samenb 44uea ino 10 4SOW 4STSa.1 04 pue4 4uaWdolanap Mau joj� -tezOpllnq a44 -Lo 9..q4 Aq p&Aoi4sap uaaq 4ou ene4 4e44 uotTTnea 5144 se 4ons saln4nni4s plo 'S . 04767 AIJWS 844 ui JeTndod oweneq saaloo3 dwells Pus 4uaTenaad 8J&M s184e8y seq •spivoq uoi4ngjj4sip pasn4 44IM egn4 pus oouM se paui.�ap ajaM swa4sAs Teoia4o8l3 •4u8waseo Bio 6uny algnop paxi4 ja44ia pave-A4 pooh a.iaM sMopuim pooM lo0mn4s a-1aM SJOIJ84X6 JTa41 'ain40n14s sT44 se yons pawej4 pooM uo paouo ulai-un 84aaouoo 441jenb Mol }c ATleuauab 8u8M swa2SAS J001.4. a41 •eaa siy4 ui 4uaTenajd 4e4M awos a1aM suoi4epuno4 alggnj pus a4ajouoo uodn 4as sljeM pawe.a3 pooM Aneay 44 T M 'jaou pa l qeb sassnu4 pooM 841 •SSIA4S paui�ap Ilam a44 ui 44IM Tled 4ou scop aan4Da4i4oje io poiaad-adA4 si41 • leiouawwoo •S•n uua4som t44noS 0061 AIae8 se pagl.tosep 4saq sT aoeds abeJO4S Ianal JOMol 30 bs E60' I Ala4ewixosdde pue- Ianal uaddn ay4 up • 44 •bs 06+7`9 buiuie4uoo aun4mnu4s uotltned bui4six6 a41 •s4dacuoc uoT4onJ45uoa 64eul84Te aye pup aln43nl4s uotTined 6u14siXe ay4 5uip1e6a1 54uawwoc s4ca4iyoua sty4 si OUTMOI104 a41 1Ca(ll531 i-3bit "S • bu'JalMuiios aJ'4 64eutwiT6 04 uapuc uT aan4onua.s adna OAT2STSaj aaT�. a JapTsuoc pTnous lauoisap au • ,yjoM Mau U21M a-1n4cn-t45 ou14sixa ay4 aoeTo6.1 c spew aq uoTsiaap aus pinoyc •S4uawaaTnaaj oeoipueu. g4jM nTOWOD 04 pasie.i aq 04 Tanal aoola AJ4U_ •6 •suie4uncl buiMuijo inol ITe4su •E •apoo 02 SNMap lc1ua4Xa Ile spna4suoc-ai.� •i •suais zixa peaeuiwnlli TTe4su• •© •buTPITnq J.c apia yz.Aoid se woc_ nloWasse uteW W0.11 loop 10 y401M ajXa eSeal7U; ALTERNATE SCHEME i This scheme is an attempt to seek the absolute less costly method of saving the existina structure. The result of this desian concept is: 1 . The floor area iminus kitchen/toilet ) Upper level 5398 so . ft. Lower level ( mech . room) 216 so . ft . Total amount 5614 so. ft . 2. Assembly area is reduced to accommodate The two toilet rooms, kitchen and small storaa_e or activity room. Assemoly room 3600 so. ft . Approximately 2004 so. ft . of new =bservation and. access exterior decks are olanneo for either initial or ultimate construction. 4. The major cost savings in retaining this portion of the structure is the rough framed roof, walls. floor & foundation. All finishes will be removed to expose the structure for removal of deteriorated parts and the installation of new structural , electrical and mechanical elements required to meet present code. 5. It is questionable as to this building scheme meeting all of the program needs as recommended by the recreation department. ALTERNATE SCHEME iI 1 . This scheme is the second largest of the three schemes proposed. Upper level 7577 sq ft Lower level (mech room) a16 sq ft Total 7793 sq ft 2. The assembly room is the same original size which meets most expected programs. Area 4770 sq ft Occupant load a 7 sq ft per person = 681 . 3. 2702 sq. ft. of observation and connecting decks. Approximately 50% of these decks could be constructed in the future. 4. As in Alternate Scheme I , major cost savings are those regarding the rough framing of the main old structure. 9 oT ' III awa4oS aaeuaaaiV 04ut aTtnq st rioua5uTWOD %E d ' o •ajn4 on14 s aussald 044 5ut4e3tTTge4-aa 44TM ' jnOoo pTnoo 4o14M su014Tpuon uMouMun o4 anp sa4vwi4sa oma 4sit-4. 044 40 4oea oaut 4I Tnq St A:)U&5ut auoo %L v - q •paaoadxa Sq pTnOD s8an5l-P as644 ut uoT4Dnpaj %ZT a spun, a4entad 44tM pa4Dni4suoo aq aonpo.id a44 pino4S •04ewl4se a4-- ut PapnTouT aJe saSeM SuTTt+enaad •e -SutMoTT04 044 UO paaeotPajd st aaewtase 4soD uoi4Dn-x4suoo SutMOTTOA 041 SIVWI1S3 1SOO NOIlonHISN00 -l��tTtoe� a yons JO-4. ueTd 1a44un� oa awta Teuotatppe natD a44 MOTTe Osie pTnoM 4daouoo st4l .9 •swel5oad _4.o 445no44-ur aaaw oa suot4eun5t}uoo SutpTtnq 4o A4alJen a se TTaM se '6utdeosPueT PUP uotaeTtauan 6445t1 ssaoae nTlgnd aaepowwoaze ua44aq oa pa5ue4o aq pTnoo buTpITnq a44 3o uotaeooT astoaad ayl •waasAs aaTMutuds aat4 ATasoo pasodxa ue a04 paau eq4 apnID-aud pTnoM gni4M aunaonjas paae_l a aaeaodaoout pTnoM ewagzs 5141 'b 'a3 • es 20LE 1? II awayo5 aaeujaattf se azts awes a44 utewaa SMMap ssa»e PUP u014enuasgc aotaaaxa a41 'E • ;. • IIs ZD Il away-S aaeuaaaTH se awes aL: sutewa-L eats woo- Al gwasst a4i 'c •wooer c;:tlaaW/sa e.:0/sa :d uaa.:eT = saPnTOul* •44 • as /-808 TeaOl • a- 'Ds 9T2 (woou• ucaw) TanaT JaMO7 • a- • tis TLBL TeAel laddn :sz ea-ie SuipTTnq a41 •uotaDniasuo= Mau y41M ainann.:as auesald aye SutOeTda.: AlTeaoa 4.0 adaouoc eq, saseJooaoouT PUP aalyz IT= lc 6L44sz waustyl • T III 3W3HOS 3iVN�1311t+ •spaau wejb--,:c TeuctsealOa.; satat- ay: szaaw nTesoTc 40aOucc si41 .c o . These estimates oo not include Hrcnitects. Engineer fees . zermiz fees. tests and special insoections. which would unlikely vary that much for each Alternate Scheme. CONSTRUCTION COST ESTIMATE RECAP Enciosea Space Cost Cost/Usable Sq. Ft . ---------------------------------------- Alternate Scheme 1 5614 so . ft . s498.264 $88.75 alternate Scheme I1 7793 so . ft . 661 .402 84.87 Alternate Scheme KI 5087 so . ft . 617.024 76.29 *The above enclosed space and cost/usacle sq. ft. figures are slightly modified by the architect to reflect completed sketches as compared to our estimators figures see cost estimate exhibit . These cost figures also correspond well with our national averages as depicted in the means National Estimating Guide. 11 2T Danis J0 QN3 • 4saJa4ut zsaq ,$D' Tgnd 044 anaas 4451w OW14 S144 4e SutpTtnq 4Ou wOJA panes Aauow a44 'axel oJapepse4V a44 4e 4daouoo uOTITAed poo4JOg45tau 844 Ao naTT ut je4uaO A TunwwoO a jo_4. peau aa5uoags a 54stxe aJ84q 3I uoi4lsod st44 4loddns AIJeaTO II pue I SSWOgDS u08M4aq s4soo 400}. aJenbs 844 _,to uostJedwon 9U1 -Ja4uao A41unwwoO a 441m 4otlAuon 4ou scop pue speau pa4oafoJd a44 s;Jaw ATna4 4at4M auo 6A411 TOe} elge4Tns 4sow 844 JOS wpJ5OJd uSTsap a dOTanap 'paJtsep 41 14384T4OJe up AO dleq 844 44TM jj-�.e4s 4p44 pup 6uoi4DnJ4suoo Mau g4lm pameldaJ aq aJn4Onj4s 4uasaJd a44 4e44 uoT4epuawwooaJ S43agt4oJe a44 sT 3t 6se4ewt4se 4soc a44 5uTpnTout `anOge a44 AD IIe SuTJaptsuOO -panTOSaJ J844Jni aq 4Snw 4o14M 4311-4,uoo a sleubTs uoT4en4ls sT41 - Ja4uao A4TunwwoO a Jo-4. a4Ts LO se paJp OMPI oJapeose4V 844 3o aoto4c 5uoJ4s a44 sa2eolput Osle pup `A4To a44 40 4ueapenb 43ea ut sMJed poO4Jog45teu dolanap 04 pa8u 844 Aj5uoi4s s4OTdap eeld TeJauab aq �o 4uawela u014eaaoaJ pup seed a41 -auo SuoJ4s a ST 9ZUVgn puOOas a uan15 �t A4TTToe4 5144 3O 5uT445ts pup uoT4aOol Jana 4saq 844 J04 uJaouoO 841 'res sat4Tc pue wea4 ubtsap aqq 5uowe uot4eJadooD pup sawnecidde anT4eu15ewt aJTnbej Illm sasec awos utak algenat4Oe aJe s4uawaJTnbaJ aJtd pup IeJn4dnJ4s A46J.PS/44TP8H 4uasaJd butaaaw lc soo4saw awl -bUlaTAUl -u"' 1euM awos puE uteTd a4Tnb si- 4-iodaJ stt44 uT JatTJee pa4oTdap se alnaon-14s a4i •u5Tsap leln4oa4t4cae 4upot3tu5Ts ueg4 Ja44eJ uJaoucc Teuetsowa .�o auc aq 04 SJeadde uoTTTned STW4 30 anTer, ciJozsT4 a41 -2ua4stx6-uou aJe s5utMeJp pJ0086+ -5uO'4!DuOD IT? asodxa 04 s5uT400� JOcew pue s..00J °sTTeM do uado o4 zJo4}a nue uasq aJa44 sew Jo uoTZoadsut a2TwJa4 a 4stxa 40u saop aJay1 abpaTmOux AW o1 •aJn4Dnj4s ut 44tM paTeaOuoc AIzueseic uoTzeJotJasao AO 2ua4xa Teal a44 04 se u014Sano a saneal IT14S 6wa4oS 82euJa4lN 43e6 JOS. paJTnbaJ NJOM to adoos eq4 bui4nidac ATJeaTD suot4nTOs OI4deJ6 pue 54Jodej s4ue4Tnsuoo -suot4ownsse pasoTcua a41 NOIIVGN3ww0036 H1IM AHvwwns III CON RUCTION REGULATIONS CONSULTAN 1777 Pinecove Drive <�.. San Luis Obispo. CA 93401 (805) 544-2394 Ross, Levin, MacIntyre and Varner, Architects 1129 Marsh Street San Luis Obispo CA 93401 25 January 1989 Attention: Rodney Levin Re: Atascadero Lake Pravilion Evaluation Study. RCM&V Project No. 8901 PREFACE: This code analysis is based on the 1985 edition of the Uniform Building Code(UBC) and is limited to the non-structural, health and safety aspects of the building. The electrical, mechanical, plumbinz, structural, Zoning and Fire Department aspects are being addressed by others. THE STRUCTURE: The.building is a two story*, non-fire rated, wood frame, platform constructed, stuccoed exterior, drywall interior, hardwood floors, with open interior roof framing using trusses and composition shingle roof covering. The main building was erected about 1930, with the kitchen, passage and restrooms added at some later date. It has a usable floor area on the main level, (excluding restrocros and kitchen) , of approx- imately 5334 sq.ft. There is approximately 2200 sq.ft. of usable area in 'the under floor area. ^'The two story classification is based on the definion of a story found in UBC Section 420. UBC TYPE OF CONSTRUCTION: In its present configuration the building must be categorized as a Type V, no hour structure. For the assembly use, the building is non- conforming. OCCUPANT LOADS: As the building is configured, occupant loads are as follows: a) Main assembly area 60% of passage to kitchen and restrooms: 3861 sq.ft. at 7 sq.ft. per occupant = 551 occupants. { 3 exits required) b) Tackle shop/storage: 858 sq.ft. at 30/100 sq.ft. per occupant = 22 occupants. (1 exit required) c) Child care area: 300 sq.ft. at 35 sq.ft. per occupant = 9 occupants. (2 exits required when > than 7)' d) Kitchen: 259 sq.ft. at 200 sq.ft. per occupant = 1 occupant. Use 3. (1 exit required) e) Under floor area; 2200 sq.ft, at 100 sq.ft. per occupant = 22 occupants. 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The mens room needs one a,,:ditionai urinal. The warrens roan needs four additional water closets. UPC Section 910 and Appendix "C". At least one water closet and lavatory in both rstrooms and a urinal in the mens room must be made handicapped accessible and usable. CAC Title 24. Four drinking fountains must be pro- vided, one of which must be handicapped accessible and usable. UPC Section 910 a;.d Appendix "C". and CAC Tule 24. HANDIC PPED: 'EF-resently the building is not handicapped accessible and usable. The exteri-r landing at the main entrance is lower than k inch below t':e inside floor level. The exterior landing must be flat, (4 inch per foot slope for drainaze is permitted) , and have a depth of 5 feet, in the direction of run. The deoth is only about 3 feet. Exterior doors must have an opening force of not more than 82 lbs. and interior doors no more than 5 lbs. CAC Title 24. SUi K W-,:' XM CONCLUSIONS: .e structure, as it stands, is non-conforming in health and safety. It needs extensive upgrading to permit reactivating it to an assembly use. Upgrading will be costly, but in this writers opinion, it can be done and at a cost of less than replacing the building. RECOM.1-ENDATIONS: ered: To reactivate the assembly use, the following recommendations are off- Alternate #1 1. Fire sprinkler the entire structure, including the maintenance shack along the N-E side. (This will satisfy the one-hour fire-resistive require- ment.) 2. Remove all of the added on portion on the S-E (lake) side of the build- ing, repair the foundation on that side and seal off the under floor area to prevent any use whatsoever. (This will eliminate the need to fire sprinkler the under floor area.) ) 3. Remove the mobile home on the S-W side of the building. g 4. Construct new restrooms, kitchen and storage g within the existing structure. 5. Do away with the childcare area. 6. Do eway with the tackle shop/storage area. 7. Make all exiting conform, based on occupant load and handicapped require- ments. Alternate #2 1. Do all of Alternate As except instead of constructing new restrooms, kitchen and storage within the g existing building, construct an addition on the S-W side to house these functions. 2 _ . Constrict new decks on the �-E S- E and S W sides of the building for exiting and leisure use. 3 17 3uE:lTnsuoD apoD URma Tax •1 uuor ('uOT�OT1z�S -uOZ) rsau au u-r uoTaoaaozd anz�szsaz-azzg aur Su-t��ezodzoouz Kq pad TUIO aq XEui szvd pu-- s az.9 'uasouo sT a*vuza�T' szu2 3I ) 'aTgVT?EAr XTtpvaz azr� uT�z d pun ssaoOs azaur•, uoT:IaOOT E :a 'papualuz sasn TTP 10� •sapoo TTP 0:1 oL zT=O3uoo '2u-tpTTnq i eau n 23nzasuoo pur aznzoraz s azz3ua au; qs-1 TOUZC �;� a2 uzalTy APPLIES D ENGINEERING P.O. Box 4448 290 Pismo Street San Luis Obispo, California 93403 David M. Carter P.E. 903/544-8684 Jeffrey C. Barker P.E. January 27 , 1989 Ross Levin MacIntyre Varner 1129 Marsh Street San Luis Obispo, California 93401 Attention: Rod Levin Subject : 237071 -- Atascader:: r-av lion Rchabilication Dear Rod: In accordance with your request, we have evaluated the subject building to establish a recommended scope of rehabilitation work . These recommendations are based upon two brief observations of the existing building, and the following references . 1 . Soils investigation report dated September 30, 1985 prepared by Pacific Geoscience, Inc. 2 . Report and calculations evaluating the roof trusses dated November 30, 1983 prepared by Elliott 0. Stephenson. 3 . Remodel/Renovation Plans for Atascadero Lake Pavilion dated August 31 , 1987 prepared by Gary F. Harcourt, Architect. 4 . Calculations related to reference 3 prepared by Andrew H. Stephenson and Carl Butler. 5. Our structural pian check correction list dated October 12, 1987. 6 . Your letter and its attachments dated January 18, 1989 outlining the history of the building. 7 . Your letter and conceptual drawing dated January 25, 1989 showing alternates 1 through 3 for rehabilitation or replacement of the existing building. Specifically, the alternatives are summarized as follows: 1. Restoration of the existing building essentially as it currently exists. This alternate has been verbally modified to include demolition of the existing kitchen/restroom addition to the main building and the southerly ramps with a new kitchen and restroom constructed within the limits of the remaining original building. •A3esssoeu aq jou TTTm X30M ST44 3a TTe 'buTPTTnq aqq ;o suaTgiod asagq gsTTomap 04 . uOTstaaP aqq gItm 'ATsnotngo •suoTgepuno; TeuoTITPpe ATgtseod pue 'buToe3q pue buT03out83 Tetjuejsgns a3tnba3 pTnom butPTTnq agq go apTs AT3agjnos aqq le sdme3 sqs •sasea Isom uT 30oT; aga moTaq sgsod Mau Paau pTnom sbuT4003 30T38qut Mau pue 'sTTem aTddT3o mau paau pTnoM sbuT4003 lsIamtsad Mau aqs •uoTgTppe buTgstxa 894 maTaq butme3; 300T;39pun aTge3aptsuo0 aq of Paau pTnom azagy •uTem93 goTMm suoTgepuno3 buT4sTxa quaoeCPe 04 paTamoP aq pTnom sbuT4003 malt •uOTIon34suoo but3np uoTgTppe buTgstxa 994 ae buTme3; 30013 pue 3003 buT4stx8 aqq 3o but304s 83Tnbe3 pTnoM sbuTg0o3 aseg4 ;o uOT49TTe4suI . ,E IseaT qe go g4dep buTgoo3 a ageoTPuT PTnoM 40Tgm 'papnT0aad st 3ajem agq moa; 4noiepun gegj g0ns paubTsep aq pTnom sbuTaoo; asagy •uoTgTppe buT4stxa aqq 4e sbuT400; PaTTe3 sq4 TTe 83eTda3 oq asodosd pTnom am 'uoT4egTTTgega3 303 PsTnpegos a3am uoT4TPPe sTgq 31 -magq abenTes o4 Idmagge oq aTgeuosva3 sT 4T anaTTaq 4ou op am ,T aau8383a3 tMm ATdwoo o4 deep AT4uaToT33ns qou ale bUTgoo; buT4stxa aqq 80uTg •pautm3apun uaaq aneq goTgm buT400; agq moTaq buTTTT;Xoeq ATanTI0a33a ;o saTgTnoT;;TP aqq sseappe 4ou scop uoT4nTos sTgq '30namojj •sbuTgoo3 4no3apun agq 3o uoTioun,g aqq a3o4sa3 04 PaTTT;Xavq aq TTTm gotgM bu1PTTng 844 3o 3ea3 aqq buaTe TTem butute483 a gon3gsuoa oq sesodo3d E aOua3a;a- •ATOIaTdmoo PaTTe3 aneq amps pue '08368p amos oq pautm3apun TTe ale uaTgTppe sTgq qe sbut4003 agq TTY •x20m uoT4v4TTTgega3 aq4 go adoos sq4 uT uoTgonpe3 Tetquegsgns a ut gTnsO' TTTm uoT4Tppe moo34sa3/ua434Tx butgstxa aqq go uoTgTTOmaQ •panuTquOostp aq TTTm asn abeaogs quaaino pue 'aTgegTqeg aq 40u TTTm se63e 30oT;3apun aqq geg4 pamnsse asTe aneg am •uta3ag4 umogs sa4eu384Te TTe 30J L aOua3a;a3 44114 aOueP3000e uT panoMa3 aq TTTm suoT4T43ed 3aT3a4uT buTIstxa aq4 TTe 49gq pamnsse aneq aM •aTgegdaooe aq TTTm suoT43auu00 04 buTme33 Teuot4u8nuo3 pue 'papnT093d sT 394em aqq moi; Ino3apun gega Bons suoTlepunoj aqq ubtsap o4 asodoad pTnom am •buTme3; aq suoTloauuoo aTgtxaT3 94TM sbuTjoo; deep ,E s93Tnba3 T aaua39ga3 8304M 'uOTgepunoj agq st TeuOTju9nu03 aq qou TTTm g0t4m uoTjon34suoo Mau agl 3o a3n4ea3 aqy •buTPTTnq buT4stxa 9111 mo3j 43oddns butnT39p 3o oq g3oddns buTpTnoid gnog4Tm pue 'ATTe3ba4ut g3oddns Te3849T pue Te0T43an g4oq buTPTno3d 39uuem TeuoT4uanuo0 L uT pa4on34suoo aq TTTm a3n4on3js 8q4 3o su0T43od mau aqy •p9uot4u8m ATTeoT;Toads ST 93n4onxgs mau atl-4 usa-Lun osn4on7js 611Tgstx9 ago 04 ATuo 94eTa3 4nq ' aou8369a3 4seT aq4 Z pue T sa4eu394Te uT umogs sgdaouoo aqq burquamaTdmT paemoq pa4oa3ip aq TTTm suoTgepuammooai 3no • alTs awes agq uo buTPTTnq mau a 30 uoT4on34suoo pue 'butPTTnq butgsTxa a3t4ua aqq 3o uOTgTTOMOG • E •butpTTnq TeurbT3o bututem83 agq oq uoT4TPpe xoap pue moo34sa3 'uagogtN e Jo u0t4on34suoo pue ' sdme3 AT3ag4nos pue 'A34ua 4uoi3 aqq 'buTPTTnq utero aqq oq uoT;tppe moo34s93/u8gOITN buTIstxa aqq Jo uoT4TTomOG • Z 686T ' LZ A3enuer Z abed 3au3en 93A4uI3eW uTnaZ ssox Ross Levin MacIntyre Varner page 3 January 27 , 1989 GENERAL 1 . It is almost certain that there are damaged or rotted framing elements, particularly in the floor and cripple wall framing. We have not examined every member in the structure , but expect that this will be a necessary procedure . An allowance should be made for repair or replacement of some members after a thorough inspection has occurred. FOUNDATIONS 2 . Demolition of the existing addition and its failed foundation in reference 7 , will result in the existing rock wall being the only barrier between the lake and existing pad footings currently supporting the lakeside wall of the remaining original building. According to reference 3 , there would be a portion of the remaining building which would not even have the rock wall as -a barrier. We recommend that the lakeside wall of the main building be supported on a new continuous footing. Reference 3 shows such a foundation for most of the length of this wall . This footing should comply with the requirements in reference 1 for the footings of the deck since it will be subject to the same erosion mentioned therein for the deck footings . Specifically it should be founded at least 3' below grade and based upon the relatively low bearing pressure of 800 psf. Installation of this footing will require shoring of the existing roof and floor framing during construction. It, will be doweled to adjacent existing perimteter foundations . 3 . Although the existing footings in some places exceed the allowable bearing pressures, the exceedances are relatively small, and we do not recommend any mitigating measures for these footing except where other conditions exist which require repair as noted elsewhere herein. 4 . There are some locations where reference 4 indicates that the floor framing is overstressed. New floor girders, posts and footings will be required in areas where existing framing spans exceed 41 . 6,. Some of the existing posts are supported only on wood blocks. These will need to have new pad footings placed below them. The pads should be slightly larger that typical existing pads in order to comply with the. recommendations of reference 1 . 6 . The existing sill at the perimeter foundation will need to have additional = drilled anchors installed to connect it to the foundation. In addition, there are numerous locations where the .:existing anchor bolts will need to have nuts and washers installed. 'buTTapoma3 uans apnTaut o; epem aq pTnous aoueMoTTe uY 'PaIoaTas ST T BIVU381TV 'L aoua39;83 11 uaAa A34ua sgl go AgTuTotA auj uT g003 auq BUISTn83 go uoTssnostp amos useq svq 83egl ' ST JNIWM3 300V •sTTeM buT3eaq uT sbutuado Asu asauq 3o butme3j ao; aptm aq pTnous aoueMoTTe uK 'sTTI?A ZaaamT3ad auq le butuado Aeu sMous Z aaeu3ajTe 'L aoua3a;aU ' VT •mbe.iudetp ;003 put 300TJ agl oq Pa438uuoo 03e uoTgM ( TTvA agl 3o aueTd agl uT ATgTssod 30) TTeM ago ;0 30130luT auq 4suTebe sausmaTa buTme3J TeoT43an atpoT3ad ;o u0T:4eTTelsut Aq paoe3q aq osTe PTn03 sTTvM •ssn3q ;oo3 4s3Tj auq qe mbe3udeTp aul of do TOAST 84eTd agq mo33 seoexq TeuobeTp atpoT3ad Aq pausTTdm000e aq ueo sTus •mbezude p . ;oo3 au* of peae3q aq of peau TTTM sTTEM Pua ascus •3jTeA pua ago go 80ej3r►s ago oq lew3ou pe0T puTM 04 a0uelst983 ou ATTeng3tn sapno3d put 'spans TTerl pus agj uT utd p AMT4uassa uT sITnsa3 sTus •sessnal aui 3o sp3ouo moqqoq auq go TOAST au , gnogt it 4USMOT9 TequoZT304 3eg4o 3o ageTd a 114TM pagon3gsuoo aq of 3eadde sTTvm pua aus • £T JNIWVUZ ZZTdM suot4Tg3ed agq go peoT TeuotlTppe auq 13oddns of suoTgepuno3 ATgtssod put 'buTme3; 300Tj 3apun TeuoT4TPPe aoj apeui aq pTnous aoueMoTTe uta •butme3; Z00t3 buT4sTx8 ago 04 paTTdde butaq speoT buTTTao pup uoTjTj3ed Mau ut 4Tnsa3 TTTM T a4eu3a4Te 'L aoua383au ' ZT •paovlda3 aq 04 peau TTTM sIsT01 30oT9 gonS •qT MoTaq isod sTbuts p ggTM xooTq Tagaoo p uo pal3oddns put qno a3p s siol 300Tj buTgstxa eqq a3agm suotgeooT a3om 3o auo a3e a3ags - TT 'm3o;IpTd auq 3o ppoT TeuoTITppp auq laoddns o3 suoTIepuno; ATgTssod pup 'buTmv3; 300T3 3apun TpuOTITppp 30J Spew aq pTnous 93u2mOTT9 uv •uoa3eq; umous Z pup T saleu3a4Tp ggoq 4p 3n000 ATIua3edds Mm gDTgm mIO94 eTd a sMous L aoua3ajau ' OT • sTTtu TeuoT4TPPp qlT.% P»30gut91 ac; oa Peau TTTM suoT40auuoo ZabpaT aus • ssap3Tb 6uTIsTxa ou4 of paTTeu ZabpaT uo palaoddns a3e sgsTol 3ooTj buTgstxe aul seseo amos uI ' 6 • s3ap3T6 buTgsTxa auq go opts uoea oq paTTpu xZ g 3o uoT4TPPp agq 44TM pausTTdm000p aq PTnoo sTus •pao3o;uTa3 aq o; paau TTTM pup 'pazts3apun 93v s38p3T6 6uT4stxa ag-4 go amos • 8 • s3ap3tb 30oT3 Zano sIsT01 30oT9 butlstxa uaamgaq paTT94sul aq o3 peau TTTM buTxooTS ' L JNIW -93 2i00Z3 686T ' LZ Aaenupr V abed 3au3vA 83AIUTDVW UTA97 ssoU Ross Levin MacIntyre Varner page 5 January 27, 1969 16 . Reference 2 reports that the existing trusses are adequate to support the existing dead loads plus code mandated live loads . This reference shows the existing dead load to be 11 psf. Removal of the existing roofing as recommended elsewhere herein, will result in a reduction of the dead load due to roofing. However, it is also recommended herein to apply a plywood diaphragm to the roof , and there has been discussion of installing a fire sprinkler system. Considering this additional load, the final roof dead load will probably be at least 11 psf, and probably slightly more . Reference 2 also states that installation of 2-3/4" diameter bolts at chord splices and heel joints will provide significantly more dead load capacity. There is certainly a possibility that this truss reinforcement will become necessary, and an allowance for such should be made . In any case, there are some split members in the roof trusses . These members will need to be repaired or replaced. 17 . Depending upon the grade and thickness of the existing roof decking, it may be overstressed. However, since the load on the decking will be reduced by recommendations below, and since the decking does not appear to be exhibiting excessive deflections, we recommend that no mitigating measures be undertaken relating to the decking. LATERAL FORCE RESISTING SYSTEM 18 . The existing roof diaphragm is straight sheathed with tongue and groove decking. This provides little in the way of a roof diaphragm. Considering the existence of the truss bracing below the roof sheathing, we believe that the best method of acomplishing a roof diaphragm is to remove the existing roofing and apply a plywood diaphragm directly over the existing decking. Removal of multiple layers of old roofing will also serve to reduce the load on the eAisting trusses. This may be critical since the dead load in the completed building may exceed the capacity of the trusses, and they may not be justifiable without a reduction in dead load. 19 . At least portions of the existing walls will need to be sheathed with plywood to create shear walls. Assuming that the existing stucco on the exterior is to remain, this sheathing could be installed on the interior of the walls. These shear walls will need to be connected to the cripple wails below the floor to transfer shear to the ground. Depending upon the configuration of the shear walls, uplift anchors may be necessary, and will need to extend to the foundation. 20. The existing floor diaphragm is straight sheathed. This provides little in the way of a floor diaphragm. The obvious solution is to apply floor sheathing to the floor. However, since it is probable that the existing flooring is to remain, STASJ SNTW :OO 68-0£-6/SS6T2S 363eo `W PTAvG 's3noA AT0390uTS • TTeO aseaTd .%suoTgsanb hue anEq nob 31 •suOTggpuammo383 paTTggap 93om dOTanap uagl ueo aM '4oaEo2d STgq ansind oq uOTSTaap g UT gTnsa3 SuoT3epu8snuo393 je3auab asagl PTnogs •emTq sTgq ge spaeu 3noA 3o adoas sqj puobaq eav suoTIepuaunuooas paTTggap pug suOTggTnOTea Bons leg4 buTpue4s3apun zno ST II •uoT4vITTTgega3 .70; SUOTIgpuamWOD03 paTTe3ap dOTanap 01 Asessooeu aq PTnoM goTgM suoTgeTnOTea Aug pa3gda3d qou aneq OM •saau838383 auq 30 MaIn83 pug uoTggn39sg0 94TS u0 ATuo pasaq aag suOTgepu9uzmoD6a 3no •os AT3eau A38a ST inq 'Dan aq; 3o uOTgTPa S96T aqq 3o su0T43od Te3ngon34s agq gITM aOueTTdzoO uT aq Oq buTPTTnq aqq asngo oq A3essooeu aq PTnoM goTgM XsoM gegq TTe ATagnZosge agngTIsuOO ATT3ess6oau qau saop II •uOTgegTTTqega3 za3 suoT4epuammooa3 3n0 s4uasa3da3 X3oM 3o adoos posodoad sTgs •gsTxa MOu qOu SOOP ATgegoOd goTgM buTTTeu pug buTXDOTq g4Tm quamOTa p30gO OleTd do4 sO meaq oqq oq pagoauuoO aq oq paau TTTM mbg3gdgTp 3003 Mau aus •quTOC aleTd do3 pug meaq goga qg paTTggsuT aq oq paau TTTM saOTTds MGN •mbe3gdeTp 3oos Mau aqq 3o3 30g08TTOO/p3Ogo a sg qog Oq ATIuOTOT33ns paoTTds qou ATuT24380 gsomTg 83e sTTvm pua agq qe a4eTd dol eqq pug sassn34aqq buT43oddns meaq buTgsTxa aqy ' ZZ •buTg4gags aq4 anTaO83 oq aueTd g apTAo3d oq A3essa3au aq TTTM butme33 TTem aTddT3o buTgSTxa aqq oq uoTgeoi3Tp0m moos gegq sugam stgl •buTOgds pug azTs Mopue3 gegMamos 3o a3e spngs TTeM 8TddT3o butgsTxa aqy •pagggaqs aq 04 paau TTTM 300T3 aqq MOTaq TTem aTddT3o aqq 3o suotg3od amps gseOT IV ` TZ • TTaM sg quamaTa p3ogO aggTd doq aqq oq pagoauuoo aq oq peau TTTM magsbs buTog3q 300T3 aqy • sTTeu TeuoTgtppg 30 sgToq ' sdg3gs glTM pa33O3uT93 saOTTds sqT angq oa Paau TTTM TT2m aTddTIO aqq 3o aogTd dol jua33no auj, • sdg3gs 30/pug buTXooTq TeuoTgTppg a3Tnba3 ATgggo3d TTTM TTem 3849uzTIOd agq oq sgn3gs buTovaq 3O UOT409UUOD aqs •buTPTTnq aqq 30 3848mT3ad aqq qe TTem 9TddT3o aqq oq pagoauuoo aq o3 paau TTTM Aggq pug 'magq sgdn3aaquT gegq 39p3Tb goea qv sdg3gs Tggam gaags ggTrr, paOTTds aq oq paau TTTM sgn3gs asags • sgn3gs Mau aqq 3anO AT4093Tp S4STOC lOOT3 6uT4sTxa aqq uaaMgaq buTXooTq Teuobetp aq pTnoM a3agy •buTme33 30OT9 buTgsTxa aqq 3o moglog aqq oq paTTgu sgn3gs TguObeTp 30 saT39s g 3o gsTsuoO pTnoo magsbs STgs •buTmg33 30OT3 butgsTxa aqq Molaq mbvagdeTp 3o magsAs buroeaq g 3aggTa asoda3d am ' a3a3a3agy 'IT MOTaq buTggeaqs 3ooT3 aOsTd oq IT anOm93 oq oq TeOTgoe2d aq qou TTTM IT 686T ' LZ A3enugr 9 abed 39u3en 93bquI3eW UTA87 SSOH Tom. D. Brummel & :associates � 1-orisicung Engineers I , i; 389 BOSS t i��.. ,...,".,r r�tf JumarEC1'$ January 27, 1988 Rodney R. Levin Ross, Levin, Macintyre and Varner Architects 1129 Marsh Street San Luis Obispo, CA 93401 Re: Atascadero Lake Pavilion Evaluation Study - RLM & V Project No. 8901 Dear Rod: In accordance with your request, I have evaluated the existing mechanical systems in the Lake Pavilion Building and have looked at the three alternate design schemes for refurbishing. The evaluation is broken down into four sections which are described below. EEXISTING MECHANICAL SYSTEMS The existing building is heated with wall furnaces and unit heaters. Cooling is provided by evaporative coolers. All of the existing equipment is in poor condition and needs to be removed and replaced if the building is going to be re-used. The plumbing system in the existing facility consists of cast iron sewer pipe which is in good condition. The water piping is a mix of copper, galvanized, and plastic which is not re-usable. There appears to be some asbestos insulation on some of the hot water piping. Gas piping in the building is in good condition, but pipe -sizing is haphazard due to the many modifications to the building over the years. In my opinion it is unusable. ALTERNATE SCHEME I Alternate Scheme I is to remove the back part of the building and utilize some of the existing assembly area for new reestrooms and a kitchen. The HVAC system for this alternate would be a new heating and cooling system with the air handler or furnaces located underfloor, exposed ductwork, and some boxed-in chases between the floor and ceiling. 3522 D Camino Rawl Aascadeio.CA 93422 805/4662122 moa; anom ATgegoad TTTM buTPTTnq atlg aouTS •saangxT; pus gnoABT aTgTssaoae duOTPuatl spnTauT PTnoM agsuasgTe sTt{q ao; buTqumTd •aaaB buTgasm/zoosssvTo mtlg xo; pssodoad sT magsAs aggavdas V •magsAs PaoTnass ATTsys put ATgsoa 990T s ao; empm gdaauoo $Tql •;ooa 8tl4 uo POTTsgsuT sq PTnoa quamdTnba OT sqg gstM aq pTnoM 94=194TE sT44 o aausaa 3TP T=TuvgDsm .20 Bwm a$y •azTs aggmTxoaddv smas stM 90 AgTTTos Msu a PTTnq pus buTpTTnq buTgsTxe stM tlsTtomap oq BT. III amsWS agau.zagTY III maws Z=Rxlq 00919 $ 993 TEoTuetloayl 0091*6t Tggoggns .,. "_.. usqDgTX 009'i►£ buTqmnTd OOs i ts$ OYAH :MoTaq PagsTT aas smagsAs asstM 209 sgsoo p94smT48S •m94sAs uoTgsTTguaA pootl TvTaaamro:oo s pus 'suTEsP 'S:[uTs spnTouT pTnoM u9gD4TX ally •p9TTe4su sq pTnoM smagsAs svb put aagQM Mau agaTdmoo pus pasnaa sq pTnoM aaMas buTgsTxa ally •soangxT; pus gnoAsT sTgTssaoos dVDTpustl Mau apnTout TTTM agsuaagTs sTgq aoZ buTqu Td •sans moon buTgaam atM ao; paTTddns aq pTnoM magsAs :)yAH agEaedas V •buTTTao pus aooT; uaaMgaq sssBtlo uT-Paxoq amos pus 'XooMgonp pssodxa 'aooT;aapun PagBaoT saosuan; ao sasTpuvlq alp atlg 44TM M949AS buTTooa pus buTgsatl Mau s aq pTnOm agsuaagTs sTtlg ao; m94SAS OVAR ally •mooa buTgaam pus 'sari mooagsaa 'sari absaogs 'sari uauagTX Mau s bu2pps pus buTpTTnq atlg ;o uoTgoas Xosq atlg buTnomaa saATonut II amagos agsuaagT 11 mmmms alma �i 006''6 $ 863 ubisea TpoTust;oeys OOT'T9$ TsgoqqnS 068's =848AS Tsoiust,;oaK uat;ogTX 009'T butdTd OvV OOs'Z butdid, aagsM aTgssmOG OOS19 s9an4xT3 buTgmnTd 008'tip$ OXAH :MoTeq pagsTT ass smagsAs asatlg ao3 sgsoo pagsmtgss •magsAs uotgsTTguaA pooti TsToaaiumoa R pus 'suTEap 'sXuTs LlgTM patlsTuan3 aq osTs pTnoM u81404T51 slgl •pasodoad eas smagsAs butdTd ssb pus ae4vm MaH •butdtd aeAss BuTgsTxa aug buTsnaa pus smooagsaa Mau stp ao3 saangxT; dsoTpust,; spnTouT pTnoM agsuaag , sTT44 203 butgmnTd it's present locatio"T""' or the elevations rev' , a new sewer lateral would be required. Complete new watend gas systems would be installed. The kitchen would include sinks, drains, and commercial hood ventilation system. Estimated costs for these systems are listed below: HVAC $50,300 Plumbing 36,500 Kitchen 5,500 Subtotal $92,300 Mechanical Fee $ 6,450 I hope this brief outline of mechanical systems and costs meets your requirements for this evaluation. I need to emphasize that accurate cost estimates are only possible after the project has been designed. The above estimates are a rough approximation only. If you have any questions, don't hesitate to call. Sincerely, Keith D. Brummel, P.E. KDB:jw f • Thoma Electric, Inc. P.O. Box 1167 San Luis Obispo, CA 93406 January 27, 1989 Ross, Levin, MacIntyre & Varner 1129 Marsh St . San Luis Obispo, CA 93401 Attn: Rod Levin Re : Atascadero Lake Pavilion Rehabilitation Dear Rod : As you have requested , we have analyzed the alternatives you have presented to us for their impacts on electrical systems related to the above named project. Within this letter , I shall make every effort to make you aware of the owner ' s options for each alternative and the existing building electrical conditions. The following narrative is presented to you by Alternatives as you have defined them to me. Alternative #I The existing 200 amp single phase 120J240volt service is barely adequate to service the minor amounts of lighting and small "residential" class kitchen which would be re-established into the area of Pop 's Tackle Shop. The addition, as proposed, to add air conditioning to the building, would require the increasing of the electrical service from the present 200 amp single phase service to a 400-600 ampere three phase service. The location for this new service would be nearest to the west corner of the existing building and could be housed on the interior or exterior of the building. If it is to be placed on the exterior of the building, a space of approximately 72" wide x 92" tall x 24" deep shall be dedicated to it with a 36" working clearance in front of it. A small shed type lean-to (which is arcitecturally added) with doors on the front would be ideal and allow the switchgear to be non weather proof rated which would save approximately $1000.00. •mnmTuTm p se airTadoadds eq pTnoM 8uTgg8TT poom aO3 maIsds 2uT4g8TT TeuuamaTddns p uequ uoTuTdo ino sT II • pasapTsuoo aq pTnogs sasn asoga glTM xao,% smausds 2uaosaaonT3 BuTlsTxa aqz MOg pup sasn go edLa eqq 4nogp s4g8nog2 snoTsaS •2uT4g8TT 3o edLi pup 8uTIg8TT Io LIT3uenb 'BuTiTnoaTo Mau 8uT3noi 3o poguam 'saangxTj BuTIOTT 90 LITTenb eqn uodn 4uepuedep aq pTnoM Isoo sTgs •smansds SuT20TT POom ao 0T28g3sap ss TTOA sp TsuOT3aun3 gaoq apTnoad oq 9ppa8dn ma3sLs BuT2gBTT d4TTpnb peon aqa 3p aTPPTM E s03 MOTTE PTnOM '00'000'0I$ 00'OOSL$ go 398pnq p 'aanaMoq 'aaom BuTgzou pue sm93sds IuaosaaonTJ BuTIsTxa go 9pea8dn aql LTuO sapnToul anT3euaaITB gopa aO3 a3vMT480 Isoo an0 ' saTuTTTgTssod aql guTM satapn maasLs SuT30TT P8IP0T3sTgdos aaom e ao3 398pnq aql 'saT3TTTQTssod ssaTpua s8q soT38g3sap so/pup asn asodandTITnm ao3 SuTugBTT SuTnoadmT 90 L4TTTgTssod aqy 'LITTTgTx8T3 JO aou8Tu8nuO0 assn ao3 uaa32pd as;nOTiasd Sup uT PagazTMs lou cap SIRSTT asegy • s4g8TT dtaas 3uaosaaonT3 agnq aaEq g3TM BuTIOTT Tpaaua8 oiseq Laan ST amagos 8uT3g8TT JOTJ91UT agy ` (00'0051$ L103pmTxoadds 3o isoo papps) BuTMaTn axpT amT3 Jg8Tu aO3 paaaPTsuoo aq OsTE pTnoo xoaP apTs axpT eqi gieaueq SIMETT poo13 ' BuTPTTnq aqu uO pappp aq o; OTge aq LTaxTT PTnoM seaap xoap apTsano Sup 30 BuT30TI ' BuTPTTnq aql 3d saasn eqq jog Lieges sp TTaM se LlTanoas guoq ao3 30T BuTxapd aqa moa3 8uT2g8TT LeMxTeM pappp se TTOm ss asTM aq pTnoM BuTPTTnq aqq go aaaamtaad aqa punoas SuTIOTT 9pTs3no TeuOTuTPPp 30 uOTIpa9PTsuO0 • paaTSOP aaagM uOT2oa3oad 3o adii 2pgi 3T Taupd TOJIuOO 9u2 o2ul pa;paodaooui aq OSTp pTnoo ma2sLs maeTs apTBanq f • aeTTOp aq:; ao3 anTen poOS ST ' aanaMoq ` paaTnbca IOU sT uoT3o9aoad pappp sTgy ' PaTTEIsui goes ITun sad 00'051$ 01 00'00T$ LTTpmaou cap sJO30938p axOms aqZ pup ° paaanouT aq rippaaTP TTTM Taued aq1 3o Iso:) aqy ' 8utuaeM LTipa aO3 SutpTTnq aq2 3o spea? amos UT UOT23929p axOms 30 uOT2PTTPIsuT 9q2 SuTaapTsuoo glaom aq Lem IT p9TTB3suT aq of paaTnbaa aq TTTM Taued sTgl aouTS •ivamaaedep 9aT3 9143 01 sagoiTMs aadmpq pue MOT; jaieM aql 30 8utaOITuom ao3 Taued TOJIuoo mapTP 91T3 p 30 uOTIeTTp2suT aqa 93v4OTP TTTM ButpTTnq aqa 01 saaTxuTads aaT3 go uoT;Tppp aqy • soTgagisap aqi anoadmi LTluuOT3Tu8Ts PTnOM sessnal aqy anogp paxaom—a ITnpuoo 3e punomp JOUTM pup BuTaim pup gTnpuoo 3o SuTinoa ao3 coeds 100L3 mOTaq aqa 01 ss900u TTn3 sT aaagy Alternative #II This alternative will undoubtedly require all the electrical service , distribution and branch circuiting upgrades as outlined in Alternative #I , as well as provide new services to the added restrooms , meeting room and entry areas. A new utility room near the west side of the building would provide for a good service entrance location for PG&E. The existing service ultimately emanates from a PG&E pole across Marchant Way at the corner of Marchant and Pismo Ave. This utility room would be the utility companies most desirable service location. Due to its intermittent uses, PG&E would most likely require a remote outside meter which could most likely be disguised into the architecture . This utility room would also facilitate possible upgraded telephone service to the building as the present telephone service is somewhat equivalent to a residential class capacity service . A slight increase in the amount of air conditioning would be anticipated in Alternate #II due to the added floor area, however, the electrical demand associated with this increase would likely be a negligible cost to the electrical project. The expanded portions of the building for Alternative #II would not involve any significant electrical impact . Additional lighting and convenience receptacles in the new portions of the building are the only anticipated additions . Alternative #III The demolishing of the existing building and the construction of new building as outlined in Alternative #III would possibly lower the electrical construction costs if all things are equal (quantity & systems etc) . With the exception of the added 200 square feet of classroom/meeting room, the building is the same. The costs associated with remodeling versus new construction are different. Electrical construction cost in new construction would be less, as there would be much less "crawling", "fishing", demolition of walls to contend with and the overall labor productively would be viewed differently by the contractors (less labor for new construction) . Alternative #I and #II would likely involve rewiring nearly all the entire building and would therefore include equal material costs to that of the new construction. •aaogs paluasasd sanTsn OMI 04 s3800 TsuoTITpps paaapTsuoo aq 29nm suoTissapTsuov asogl, •smalsLs ssaaPPs oTTgnd jo 'smaisLs L�Tanoas 'BuTIgBTT oT2au-4saE 'BuTIOTT xoap TVToads 203 suaTlssapTsuoo pappE apnTouT IOU op osTB s2soo asagL ' (OOOT$ - 009L$ TsuoTITPPE) I# anTIBusaITY UT pagTaosap ssM ss mnTJOITpns sq2 aa3 smalsLs BuT2gBTT P84*BaT4sTgdos aaom aqi apnTouT lou op anogs paiussaadaa 2soo sqy mOISLS masTV aaTJ lnog2TM (Z) malsdS msETV asTA glTM ( I ) (Z) 00'0000£$ III# 9nT2sua81TV (I) 00'008££$ II# 9nTIEua94TH (T ) 00'009LZ$ I# aAllvuaa2TV sasywzsss ISOO r • sanT2suJ9lTa O-KI gsaT3 aq2 ui pauTEigo asogl uE14:1 suoTsTnoad pus sma1ses TEOTaJoaTa aaow apnTouz iTaNTT PTnom uSTsap BuTITnsaa aqs, ' SuTPTTnq Mau E eq pTnoM qT eouTs aauMo eqi Lq papnTOuT aq of peatsep aq pTnoM smalsds eanin3 103 uoTsTnoid 2Eg3 LTaxTT aq pTnoM 21 • (pasTsap aaagM sm82sds BuTlgBTT aBEas ao TEoTa2E9gl 'me2sds ssaappV otTgnd •a• T) passasouT aaaM smalsds PUP xaoM TPDTaIoaTa 3o adoos aq2 3T amoo LTaxTT pTnoM uoT3naJsuo0 TBot3138Tg Mau 30 Isoo 8q2 uT asBaaouT uV `III# 9nT2Eui8lTy uT aoaTuom 03 m92sds aaT�Iutads aaT3 ou aq pTnoM aaagq gouts auo aiTnbaj pTnoM LlTo aq3 ssaTun sTsLTEuB sTgl UT ma2sds maETE 91T3 pasTnaadns E jog 2uamasTnbei ou aq osTE pTnoM aaagZ *uoTionagsuoo Mau eqq jog ssaT aq pTnoM 2soo tau aq2 ' aogET pasBasoui oq anp SuTTapomaa 9q2 103 pTEd mnTmaad E sT aaaq2 lvgl IoE3 aq:l q:lTM paTdnoo 2oE3 sTgJ. From the above cost estimates , it is clear that the electrical costs remain relatively similar regardless of the :alternative chosen. This result should not be surprising due to the condition of the existing electrical system requiring nearly total replacement, and the extent of work to be completed . Please do not hesitate to contact me if you have any questions concerning this report . Sincerely, /12 William A. Thoma, P. E. Thoma Electric , Inc . r WAT/cc DESIGN ESTIMATE ATASCADERO LAKE PAVILION ADDITIONS & ALTERATIONS 01 /28/89 For Ross Levin MacIntyre & Varner 1 129 March St. San Luis Obispo, Ca T SQNaa aiVAIUd ao asn as aaz TL 7vau as Q'InO;� ISOJ NI NOIiOnm UT v sabim E)NI'IIvAaud sb (iasvwIZSa Naas SXH ,DMUd SIHZ dS/$CT 'LLc 00'VZO ` LT9$ dS 0008 aaun aWams 00 'ZOV ` 199$ 3S 0009 oml. aNaHOS dS/r9a '66� 00 ' v5' ' 86v$ 3S 0003 SN,.) aRaH C a�bcds H"LEI SO ISOs; ISO,_) aDvdS aas=Na SEGO Zdcias'I�I SNO I I QQv NOI'IIAVd HXV7 OHHGVDSVIV ZaaH: dW0. r rog E • -r----L 7 I i -3111 I ° W m i in -r Ir w f LZ� OOW eb i j J ` . I I ti � k kl N S W s del W W�u LU 4 C W 1 � � t � l f t � I 1 t -E U � r r � � W jW zi n