FEASIBILITY STUDY ROUNDUP CENTRAL …roundup.k12.mt.us/UserFiles/Servers/Server_2972723/File/ROUNDUP...FEASIBILITY STUDY ROUNDUP CENTRAL ELEMENTARY LOCATED AT ... NATIONAL PARK SERVICE

FEASIBILITY STUDY

ROUNDUP CENTRAL ELEMENTARY

LOCATED AT

600 FIRST STREET W ROUNDUP, MONTANA

SEPTEMBER 2016

PREPARED BY

FEASIBILITY STUDY

Roundup Central Elementary School Feasibility ROUNDUP, MONTANA

SEPTEMBER 2016

TABLE OF CONTENTS

I. EXECUTIVE SUMMARY

EXISTING CONDITIONS

PROPOSED STRATEGIES FOR REDEVELOPMENT

CODE AND ZONING SUMMARY

FINANCIAL FEASIBILITY

II. VICINITY MAP AND PHOTOGRAPHS

A. VICINITY MAP

B. EXTERIOR PHOTOGRAPHS

C. INTERIOR PHOTOGRAPHS

III. SITE AND ARCHITECTURAL PLANS

A. BUILDING PROGRAM

B. PROPOSED BUILDING PLANS

A1.0– PROPOSED SITE PLAN

A2.B – PROPOSED BASEMENT FLOOR PLAN

A2.1 – PROPOSED FIRST FLOOR PLAN

A2.2 – PROPOSED SECOND FLOOR PLAN

A2.A – PROPOSED ATTIC FLOOR PLAN

C. PARTIAL FLOOR PLAN LAYOUTS

A3.B – PARTIAL BASEMENT FLOOR PLANS

A3.1 – PARTIAL FIRST FLOOR PLANS

A3.2 – PARTIAL SECOND FLOOR PLANS

A3.A – PARTIAL ATTIC FLOOR PLANS

IV. BUILDING SYSTEMS CONCEPTUAL DESIGN NARRATIVES

MECHANICAL

ELECTRICAL

PLUMBING

FIRE PROTECTION

V. SUSTAINABLE DESIGN STRATEGIES

PROJECT GOALS

ENERGY STRATEGY

WATER STRATEGY

MATERIALS STRATEGY

VI. FINANCIAL FEASIBILITY

A. PRELIMINARY STATEMENT OF PROBABLE COSTS

B. PROJECTED INCOME WORKSHEET

C. FINANCIAL ANALYSIS

D. FINANCIAL ASSISTANCE OPPORTUNITIES

VII. APPENDICES

A. PRELIMINARY ZONING AND BUILDING CODE ANALYSIS

B. HISTORIC REGISTER REPORT – NATIONAL PARK SERVICE

C. STRUCTURAL REPORT – BEAUDETTE CONSULTING ENGINEERS

FEASIBILITY STUDY ROUNDUP CENTRAL ELEMENTARY

ROUNDUP, MONTANA SEPTEMBER 2016

I. EXECUTIVE SUMMARY

High Plains Architects, P.C. (HPA) compiled the following report to explore the redevelopment of the former Roundup Central School building located at 600 1st Street W, Roundup, Montana. The purpose of this investigative assessment is to address the building’s existing architectural and structural conditions, outline a strategy for redevelopment, explore both preliminary costs and projected incomes, and discuss financial assistance opportunities. The Roundup Central School has existed as a prominent fixture in the history of Roundup for over 100 years. Nearly everyone in the town attended school in the building. With a new elementary school constructed last year in Roundup, the Central school has been vacated. The community decided to save the building from demolition and look into other possible uses. A successful redevelopment of the Roundup Central School would not only preserve this local icon, but also turn it into an income generating entity with commercial space and rental apartment, and provide gathering spaces for the community. Existing Conditions The Roundup Central School was originally designed by Link and Haire Architects and constructed in two phases, with the west wing completed in1911 and the east wing added in 1913. The structure is a two story, 15,000 square foot with a 4,680 sf basement and a 1430 sf attic. The sandstone masonry building is generally in good condition, but requires minor structural repairs. The building has not undergone any significant alterations that impact the original design intent. The plan configuration on all floors is largely original. The original wood framed single pane one-over-one double hung windows have been replaced with aluminum fixed windows with three divided lites. The perimeter walls are uninsulated stone construction with a plaster finish on the interior. In 1962, a one-story addition was constructed to the northwest of the school, providing a kitchen and multi-purpose space, connected by an enclosed “breezeway” that attaches to the west entrance of the original school. A five-classroom addition was then connected to the multi-use addition to the north of the school in 1974. Together these additions make up the “Annex” building. The Annex also has a ramp for accessibility to the west entrance, which also serves as the accessible route to the Central School building through the breezeway connection. Currently the County is interested in purchasing the Annex for the purpose of creating a senior center and other community functions. It would be beneficial to coordinate programs and design of these two facilities in order to leverage opportunities for collaboration and community programs.

Proposed Strategies for Redevelopment The proposed redevelopment strategy includes a job training facility in the basement, commercial and office space on the main floor, and residential rental apartment at the second floor and in the attic. The building has been recognized as a historic structure and qualifies for federal historic tax credits in exchange for maintaining the building’s historic character. Preserving and giving the building new purpose will create opportunities for economic and community growth in Roundup. The community advisory committee and Snowy Mountain Development Corp are interested in partnering with a company called Digital Works to provide a job training center in the basement space. The existing admin area could be reconfigured to accommodate the area needed. Windows could be added to the east side to increase natural daylight in the space. A large conference room adjacent to the job training center could be shared by Digital Works, and available for community use. The restrooms in the basement would remain, serving both the basement and first floor functions. The current unfinished mechanical/storage room to the west of the north stair could be transformed into a basement 2-bedroom apartment unit. The first floor classroom spaces could be utilized for a variety of office and commercial rentals. The proposed concept plans provided in this report show an option utilizing the east wing for offices (single or multiple tenants), and the west wing for a mix of commercial and community uses. To maintain the historic character, it will be important to maintain the original circulation spaces, and to work with existing doors and windows. This is also true for all other floors. On the second floor, residential rental apartments in various sizes and configurations sizes and configurations which can be created within or by combining existing classroom spaces. All apartments would share the unique and distinctive qualities of contemporary open-concept “loft-style” apartments with “industrial-light” finishes, flexible, open living /dining spaces and creative space saving design. Rental rates would vary according to the size of the unit and location in the building. Refer to the “Projected Income Worksheet” section of this study for the complete report. There is also a third floor attic space that was once used for additional classrooms. These unique spaces could be reconfigured as a 3-bedroom co-housing unit. In this scenario, three large studio/bedrooms would be rented separately, with a shared central living space, kitchen, bathroom and laundry facilities. The studios would be ideal for artists or other live/work scenarios. For building envelope improvements, the exterior walls could be furred out with continuous rigid insulation, and blown-in cellulose insulation could be added to the attic and/or roof. The existing windows could be replaced with high performance insulated operable windows designed to mimic the original window style. This would improve energy efficiency and provide opportunities for natural ventilation. The interior spaces will require some modest demolition and repairs, but in large part, the existing classrooms, corridors, main stairwells, and bathrooms can and should remain. Partitions may be added within classrooms, or demising walls could be removed to accommodate various tenant space requirements as necessary. Structural modifications would be required throughout, following the recommendations of Beaudette Consulting Engineers (see appendix B). Asbestos and lead based paint would need to be either abated or encapsulated. Current phase I and phase II analysis and testing is being performed with funding from the EPA Targeted Brownfields Assessment grant. Results are forthcoming which will inform specific strategies and cost implications for addressing any contaminants found in the building.

Mechanical (HVAC) and lighting will be replaced with high-efficiency systems and fixtures throughout. The main plumbing infrastructure will remain, assuming the supply and waste lines are adequately sized. Many of the sinks provided in the classrooms will be removed, and new plumbing extended for new bathrooms in the apartments. The bathrooms in the basement will remain, but plumbing fixtures could be replaced with low-flow toilets and lavatories. All new systems will meet or exceed code. With all systems optimized, we recommend consideration of adding renewable power generation in the form of photovoltaics (solar panels) mounted on site for a double-use as a shade canopy. The site could be developed with various park spaces, community gardens, playgrounds, and picnic areas, and could also function as an outdoor classroom or exercise space. On-street parking could be provided on all sides of the block, and uninterrupted block faces to install additional diagonal parking on the east and south sides which combined with the existing diagonal spaces on the west side, and parallel spaces on the north creates 64 spaces adjacent to the school block. 46 parallel spaces on the opposite side of each street results in a total of 110 parking spaces around the block where the buildings are located. The site could be redeveloped into community park space, which could accommodate outdoor meetings, classes, and exercise programs. Code and Zoning Summary Egress: With the addition of fire sprinklers throughout the building, and utilizing the historic status of the building and the existing building code, we can utilize the existing building for the proposed uses with some modification to vertical circulation. For example, the fire escape may need to be improved, one or both stairs may need to be enclosed and fire rated, and the breezeway may need to be modified as a fire rated exit. Accessibility: The first floor is a half flight of stairs up from the north and south entry doors at grade. The current accessible route to the first floor is through the Annex, which has an ADA ramp at the west entrance, connected through the breezeway. If the breezeway were removed, a new ramp must be constructed. A 2-stop lift would be provided near the stairs to make the first floor and basement accessible. Zoning: The site is within the Residential General R-2 zone. Apartments are permitted in this zone. Office uses are conditionally permitted, requiring a variance to be approved by City Council. Retail uses are currently not permitted in the R-2 zone, and would require a zone change. However, this project appears to fit the criteria for a Planned Unit Development (PUD), which is conditionally permitted in the R-2 zone. This would allow for the proposed mixed-use residential, commercial, and retail spaces, but would also would require a variance to be approved by City Council. Financial Feasibility The Central School represents a significant asset to the citizens of Roundup and the City – historically, socially and financially. The school building was paid for and maintained with tax payer dollars for over 105 years. As it currently sits, the building and site are conservatively worth $500,000 (assuming a land value of 1.50/sf and the building at about $11.50/sf). To just replace the square footage of the current building in today’s market would conservatively cost $4,600,000. To replace the building with anything near the character and quality of the current building would be much more. We believe that we can renovate and repurpose the buildings for far less (refer to projected building costs). The repurposed building can provide a vibrant community activity center with housing, office and retail spaces (in addition to a senior citizen center in the annex). The

renovated building can/will also serve as a catalyst for future revitalization of existing buildings by demonstrating how it can be done. All of the great potential of a revitalized Central School is only that – potential without a way to pay for it and way to keep it operating. To that end, we have developed an innovative financing strategy that involves private money and historic tax credits which does not require any participation by the taxpayers of the community. The private money could come in the form a low interest, long-term loan through the Sustainable Energy Funding Program. This program can provide 100% financing. The historic tax credits would be syndicated (sold) and the proceeds (potentially about $800,000) could serve as a reserve account to ensure that there is sufficient backing for the loan over the life of the loan. In this scenario, no tax dollars would ever be required to support the project. There are also a number of other grant or rebate programs that could potentially apply to this project which could be used to reduce the loan amount. The following financial assistance programs can help to offset project costs. More information about these programs and their application for the Roundup Central School can be found in Section IV “Financial Feasibility.”

1. Sustainable Energy Funding Program (SEFP) 2. Brownfields assessment assistance (Snowy Mountain Development Corporation) 3. Northwestern Energy; Renewable Rebate Program 4. State of Montana; Energy Conservation Credit 5. State of Montana; Disabled Access Credit 6. Federal Historic Preservation Tax Credit 7. Federal Renewable Energy Tax Credit – Commercial Business Initiative (CBI) 8. USDA Rural Energy for America Program (REAP)

Conclusion The potential redevelopment of the Roundup Central School offers a great opportunity to give new life to this iconic building while creating new housing, commercial, office, and community space near downtown Roundup. We believe that a successful redevelopment will become a job incubator and add diversity to housing options in town. It will not only promote life and activity in Roundup but will also support economic growth and vitality within the community.

FEASIBILITY STUDY Roundup Central Elementary School Feasibility


II. (A) VICINITY MAP

Roundup Central Elementary School 600 1st Street West,

Roundup, Montana 59072

FEASIBILITY STUDY


SEPTEMBER 2016

II. (B) EXTERIOR PHOTOGRAPHS

SOUTH ELEVATION – FROM 6TH AVE W

SOUTHEAST CORNER OF 1ST STREET W AND 7TH AVE W

SOUTHWEST CORNER

WEST ELEVATION

NORTHEAST CORNER OF 1ST STREET W AND 7TH AVE W

NORTH ELEVATION

FEASIBILITY STUDY


AUGUST 2016

INTERIOR PHOTOGRAPHS

CLASSROOMS (1ST FLR, 2ND FLR)

CONNECTION TO ANNEX FIRST FLOOR COMMON SPACE

FIRST FLOOR COMMON SPACE STAIRS, MEZZANINE OFFICE

SECOND FLOOR COMMON SPACE

SECOND FLOOR CLASSROOMS

BASEMENT CORRIDOR BASEMENT MEN’S RESTROOM

BASEMENT ADMINISTRATION SPACES

BASEMENT ADMINISTRATION SPACES

BASEMENT STORAGE ROOM

MEZZANINE WINDOW ATTIC STAIRS

ATTIC CLASSROOM SPACES

Space Name Description Program Area

(net SF)

Commercial Rental Open office and training facility (Digital Works) 1,874 Commercial Rental Office or community meeting space or classroom 607 Apartment Rental 2-bedroom basement apartment 752

Basement Circulation Public corridor 256 Public Restrooms Men (2 stall, 4 urinals) & Women (5 stalls) 498

Mech/Storage spaces below/behind stairs 586 Subtotal 4,573

West Perimeter - Community RentalMixed use office, retail, services

(e.g. childcare, yoga) 2,409

Central Circulation Community commons: flex space, food or craft carts, café tables, market, gallery, gathering/event space 1,010

Central Storage spaces Commercial or community storage (rented) 450 East Wing - Commercial Rental Office space, single or multiple tenant 3,156

Subtotal 7,025

Apartment Rental 2-bedroom apartment 833 Apartment Rental 2-bedroom apartment 768 Apartment Rental 1-bedroom apartment 479 Apartment Rental 1-bedroom apartment 581 Apartment Rental 1-bedroom apartment 514 Apartment Rental 1-bedroom apartment 702 Apartment Rental 1-bedroom apartment 700 Apartment Rental Studio apartment 372 Apartment Rental Studio apartment 300 Apartment Rental Studio apartment 293

Circulation Residential Commons 1,448 Storage spaces Tenant Storage 184 Support spaces Laundry 52

Subtotal 7,226

FIRST FLOOR - COMMERCIAL/COMMUNITY

SECOND FLOOR - RESIDENTIAL APARTMENTS

BASEMENT - COMMERCIAL MIXED

FEASIBILITY STUDYROUNDUP CENTRAL ELEMENTARY

ROUNDUP, MONTANASEPTEMBER, 2016

III. (A) BUILDING PROGRAM

Mezzanine Circulation/Public 108 Attic Co-housing Rental 1-bedroom/art studio 208 Attic Co-housing Rental 1-bedroom/art studio 300 Attic Co-housing Rental 1-bedroom/art studio 358 Attic Co-housing Rental Shared space (kitchen, living, bathroom, laundry) 505

Subtotal 1,479

TOTAL PROGRAM AREA (SF) 20,303

ATTIC - RESIDENTIAL CO-HOUSING

FEASIBILITY STUDY

Roundup Central Elementary School ROUNDUP, MONTANA

SEPTEMBER 2016

III. (B) PROPOSED BUILDING PLANS

A1.0 – PROPOSED SITE PLAN

A2.B – PROPOSED BASEMENT FLOOR PLAN

A2.1 – PROPOSED FIRST FLOOR PLAN

A2.2 – PROPOSED SECOND FLOOR PLAN

A2.A – PROPOSED PENTHOUSE FLOOR PLAN

6TH AVE W

7TH AVE W

2ND

ST W

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POTENTIAL NEW RAMP

EXISTINGPLAY STRUCTURES

EXISTINGASPHALT PLAY

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PROPOSED DIAGONAL PARKING (20 SPACES)

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innesota Ave. * Billings, MT 59101

P.O. B

OX 2203 * B

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21'-2" 28'-7" 22'-3" 28'-7" 21'-2"

CONFERENCE ROOM COULD BESHARED WITH DIGITAL WORKSAND COMMUNITY FUNCTIONS

BASEMENT APARTMENT ACCESS

VERIFY HEADROOM

VERIFY EXISTING WINDOWS

UP

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MEN'S WOMEN'S

OFFICES1868 SF

2 BEDROOM847 SF

CONFERENCEROOM608 SF

CIRCULATION508 SF

CRAWL SPACE

COMMERCIALSTORAGE ORMECHANICAL ROOM

MECHANICAL ROOM ORCOMMERCIAL STORAGE

CIRCULATION SPACES

SUPPORT SPACES

COMMERCIAL ANDCOMMUNITY SPACES

OFFICE SPACES

STUDIO OR CO- HOUSING

SPACE FUNCTION LEGEND

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NEWLIFT

121'-9"

21'-2" 28'-7" 22'-3" 28'-7" 21'-2"

CONNECTIONTO ANNEX

NEW DOOR

POTENTIAL NEWRAMP INTOBUILDING

PRIVATE ENTRY FOR OFFICETENANT

OFFICE AREA COULD HAVE SINGLETENANT, OR MULTIPLE TENANTS

COMMERCIAL/ COMMUNITY SERVICES/RETAIL TENANT SPACES

SPACES WITHIN CLASSROOMS CANBE SUBIDIVIDED AS NEEDED

UP

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COMMERCIAL1202 SF

COMMERCIAL1207 SF

OFFICES3116

FIRE ESCAPE

COMMERCIAL COMMONS1010 SF

COMMERCIALSTORAGE

COMMERICALSTORAGE

CIRCULATION SPACES

SUPPORT SPACES


OFFICE SPACES



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3 3

121'-9"

21'-2" 28'-7" 22'-3" 28'-7" 21'-2"

72'-5"

25'-5"

21'-7

"25'-5"

1 BEDROOM479 SF

STUDIO293 SF

1 BEDROOM514 SF

STUDIO300 SF

STUDIO372 SF

1 BEDROOM702 SF

1 BEDROOM581 SF

1 BEDROOM700 SF

2 BEDROOM833 SF

2 BEDROOM768 SF

DNUP

DNUP

EXISTING FIRE ESCAPE

CO-HOUSING VESTIBULE

TENANT STORAGE

TENANT STORAGE

RESIDENT LAUNDRYROOMS

RESIDENTIAL COMMONS1448 SF

CIRCULATION SPACES

SUPPORT SPACES


OFFICE SPACES



1 BEDROOM

2 BEDROOM

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3 3

121'-9"

72'-5"

21'-2" 28'-7" 22'-3" 28'-7" 21'-2"

25'-5"

21'-7

"25'-5"

RESTORE SKYLIGHTS IN EACH ROOM

CO-HOUSING1439 SF

10'-9"

10'-9"

DN

CIRCULATION SPACES

SUPPORT SPACES


OFFICE SPACES



1 BEDROOM

2 BEDROOM

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FEASIBILITY STUDY


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III. (C) PARTIAL FLOOR PLAN LAYOUTS

A3.B – PARTIAL BASEMENT FLOOR PLANS

A3.1 – PARTIAL FIRST FLOOR PLANS

A3.2 – PARTIAL SECOND FLOOR PLANS

A3.A – PARTIAL PENTHOUSE FLOOR PLANS

1

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PRIVATE OFFICEPRIVATE OFFICE

WORKSTATIONS

TRAINING ROOM

CONFERENCE ROOM

BREAKAREA

MECH

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PROPOSED NEW WINDOWS

NEW DOOR

CONSIDER REMOVINGCOLUMNS

INFILL OPENING

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OR EXERCISE SPACE

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09/20/2016

A C DB

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64 SEATS

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3RECEP-TION

EXECUTIVEOFFICE

OFFICE

RECEPTION

OFFICE

OFFICE

RECEPTION

EXECUTIVEOFFICE

OFFICE

OPEN OFFICE

COMMON AREAAND CIRCULATION

OFFICE /SMALL MEETING

DOORS FIXEDIN PLACE

TRANSPARENTGLASS DOORSAND PARTITIONS

1

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RECEPTION

CONFERENCEROOM

EXECUTIVEOFFICE

EXECUTIVEOFFICE OPEN OFFICE

OPEN OFFICE

TRANSPARENTGLASS DOORSAND PARTITIONS

A C DB

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SPEAKER PODIUM 86 SEATS

A C DB

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45 SEATS

LECTURE PODIUM

A

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CB

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FLEXIBLE SPACES FOR POTENTIALVO-TECH, ADULT EDUCATION,EXERCISE, OR CLASSROOM SPACE

A

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CB

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SHOP SHOPMARKET BOOTHS

EXISTINGPARTITION

NEWPARTITION

NEWDOOR

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1/16" = 1'-0"A3.12 OFFICE LAYOUT 2

(MULTIPLE TENANT) 1/16" = 1'-0"A3.11 OFFICE LAYOUT 1

(SINGLE TENANT)


(MEETING / LECTURE LAYOUT)

(BANQUET LAYOUT)

09/20/2016


(CLASSROOM LAYOUT)

1/16" = 1'-0"A3.13 FLEX SPACE LAYOUT

1/16" = 1'-0"A3.14 MARKET LAYOUT

A

1

CB

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CLST

CLST BATHBATH

BATH

LIVING

KITCH

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KITCH

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1 BEDROOM 514 SF

STUDIO293 SF

1 BEDROOM479 SF

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STACKED WASHER / DRYER

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Phone: (406) 896-0250 * Fax: (406) 896-

0255

2720 M


P.O. B

OX 2203 * B

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1/8" = 1'-0"A3.22 PROPOSED TYPICAL 1 BR & STUDIO APARTMENT LAYOUTS

1/8" = 1'-0"A3.21 PROPOSED TYPICAL 2BR APARTMENT LAYOUT

09/20/2016

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NON-PERMANENT PARTITIONTO SEPARATE SPACE

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SLEEP

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RESTORED SKYLIGHTS ABOVE

POTENTIAL SLEEPINGPOD BUILT INTO ATTICAREA

INFILL WALL

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Phone: (406) 896-0250 * Fax: (406) 896-

0255

2720 M


P.O. B

OX 2203 * B

ILLINGS, M

T 59103

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1/8" = 1'-0"A3.A1 CO-HOUSING LAYOUT 09/202016

FEASIBILITY STUDY Roundup Central Elementary School


IV. MECHANICAL, ELECTRICAL AND PLUMBING CONCEPTUAL DESIGN NARRATIVE

Overview The existing MEP systems in the Roundup Central School are largely outdated and in need of upgrade or replacement. A mechanical room could be located within the spaces behind the south stair in the basement. Existing HVAC systems will be removed and replaced with high-efficiency systems throughout. Lighting will be replaced with energy efficient lamps and/or fixtures. The main plumbing infrastructure will remain, assuming the supply and waste lines are adequately sized. Many of the sinks provided in the classrooms will be removed, and new plumbing extended for new bathrooms in the apartments. The bathrooms in the basement will remain, but plumbing fixtures will be replaced with low-flow toilets and lavatories. All new systems will meet or exceed code. With all systems optimized, we recommend consideration of adding renewable power generation in the form of photovoltaics (solar panels) mounted on a shade structure located on the south side of the site. The following sections outline in more detail the proposed mechanical, electrical and plumbing concepts for the redevelopment of the Roundup Central School. These concepts were developed in concert with MKK Consulting Engineers, located in Billings, Montana. Mechanical Taking into consideration performance, up-front cost and efficiency, we recommend a variable refrigerant flow (VRF) for the first floor and basement spaces. This system uses refrigerant as the cooling and heating medium. This refrigerant is conditioned by an outdoor condensing unit, and circulated within the building to multiple fan-coil units (FCUs).” The FCUs can be located in the various spaces, providing individual comfort controls for each tenant. The heat recovery ventilators (HRVs) could be located in the attic with ducts running through existing or new vertical chases located neat the center of the building. The HRVs would provide conditioned fresh ventilation air to all tenant spaces in the building. The second floor apartments would be provided with Heat Recovery Ventilators (HRV’s) which saves energy by re-capturing the heat from exhaust air using an air-to-air heat exchanger. The HRV’s would be located in the attic spaces, one on each side of the penthouse co-housing unit, each with supply and exhaust louvers hidden in the roof eaves. The HRV’s would provide fresh air to each apartment, and tenants would have a ventilation on/off switch. The apartments would have electric heat (baseboard or cove heaters), and would use a variable refrigerant flow (VRF) system for cooling. The VRF system would be the primary heating system and the electric baseboard would provide

supplemental heat when ambient temperature are extremely cold and heating efficiency of the VRF system drops. Gas fired water heaters will be located in the basement mechanical room. One water heater will provide hot water for each of the following functions: 1) public bathrooms, 2) east wing apartments, 3) west wing apartments, and 4) shared laundry facilities. Electrical The electrical service would need to be separated from the annex building. A new 1000 Amp 120/280 3-phase electrical service will be required for the commercial spaces, and 120/280 1-phase panels would serve each apartment unit. If the breezeway is to remain, the fire alarm system must communicate between both buildings. Each apartment will have a designated panel and sub-meter. There will also be a meter dedicated to a house panel serving the common areas. Telecom, data, and fire alarm systems will be required as well. Electrical wiring and outlets will be reconfigured as necessary for the new spaces, and all light fixtures will be replaced or new, using LED bulbs. High efficiency equipment will be selected to meet Energy Star or better. Installation of a grid-tied 4-6 kW shade structure-mounted photovoltaic array will help to offset electric house loads such as lighting, lift, washers and dryers. Plumbing The existing water service appears to be adequate, and we assume that the waste lines have been replaced in recent years. The basement restrooms will remain, but will require new plumbing fixtures to reduce water consumption and will be modified as necessary to comply with ADA requirements. Existing waste lines will be reused if possible. All water distribution piping in the building would be new. If plumbing is added to the basement apartment, an injector pump may be used to extract wastewater and connect to the waste line at the existing bathrooms. By utilizing PEX and PVC piping in lieu of copper and cast iron wherever permitted by code, plumbing costs can be kept down. Low-flow fixtures, including toilets, lavatories and shower heads will greatly reduce the domestic water demand. Low-flow toilets requiring as little as 0.8 gallons per flush, sinks that use only 0.5 gallons per minute and showers that use 1.0 gallons per minute are readily available on the market today. Refer to Sustainable Design Strategies for additional information regarding plumbing fixtures. Fire Protection The International Building Code (IBC) requires that an automatic fire sprinkler system be installed throughout all Group R-2 occupancies. A new sprinkler system is mandatory for the entire redevelopment of the Roundup Central School. The existing fire sprinkler service will enters at the basement northeast corner, combined with the domestic water entrance. Fire sprinklers installed throughout the basement only. The existing water service is most likely not adequate and the AHJ will most likely require a separate service.

FEASIBILITY STUDY


SEPTEMBER 2016

V. SUSTAINABLE DESIGN STRATEGIES Underlying the Conceptual Design The benefits to buildings that make efficient use of energy, water, and materials are numerous and well-known, including benefits to the building owner in the form of lower upfront costs as well as lower operating costs. Benefits to the community include reduced demands on road and utility infrastructure. Benefits to the regional and global environment by minimizing habitat loss, reducing global climate change emissions and other pollutants. A key initial step in a sustainable design process is identifying performance goals. Establishing the goals prior to preliminary design ensures that the building design is optimized to achieve those goals. Performance goals might include exceeding the building code’s energy performance by a designated percentage, becoming a net-zero energy building (generating as much energy on-site as is used in a year), or pursuing one of the building certification programs like LEED or Passive House. Project Goals:

• Reuse existing building structure and interior components to maximum extent possible • Reduce energy use to at least 50% better than code

o Offset house loads with renewable energy • Reduce water use by 50% better than code • Optimize opportunities for daylight and natural ventilation • Use sustainable products and materials

Energy Strategy To achieve the owner’s performance goals, this Energy Strategy will be applied to the design. 1) Minimize demand for energy:

a) Create a super-insulated building envelope. Walls will have high levels of insulation and very little thermal bridging; roof assemblies will have levels of continuous insulation; and windows have very low thermal transmission. Also, blower door tests will be used to ensure that the building envelopes are tight, minimizing unwanted air infiltration. With historic buildings such as the Central School, we have to be sensitive to the historic characteristics of the building. For example, windows will need to be preserved and retrofitted, rather than replacing them with high performance windows.

b) Maximize daylighting, where possible. Our experience with previous projects has demonstrated the viability of this strategy. Daylight modeling will be employed as the design progresses to verify its effectiveness. Beyond reducing energy use, daylighting also has significant human productivity benefits. The Central School was designed with large windows in each classroom to provide abundant natural light. The new design will take advantage of that original feature.

c) Maximize natural ventilation. The intent of the design is to ventilate and cool the building using a combination of operable windows and operable skylights. Stack ventilation uses a high windows or skylights, inducing a stack effect when lower windows are opened. Opportunities are limited on the first and second floor for skylights, but cross ventilation remains an option within most spaces, and all of the first and second floor rooms already have tall double hung windows which allow high/low stack ventilation. Similar to daylighting, there are human productivity benefits for natural ventilation in addition to the energy benefits. According to various studies, there is a 1-11% increase in productivity in spaces where occupants can control ventilation, and the comfort zone for occupants expands when there are operable windows.

2) Supply remaining energy needs as efficiently as possible: After maximizing the advantages of the strategies described above, some additional energy is required to maintain interior comfort and lighting levels as well as receptacle loads. The following mechanical and electrical systems supply and distribute those needs very efficiently:

a) Daylight and occupancy sensors turn lights off when there are sufficient interior lighting levels

from daylight or when there is no one present.

b) Highly efficient lighting and equipment, such as those labeled as Energy Star. When daylight is not available, linear fluorescent and LED light fixtures provide artificial lighting with minimal energy use. Outdoor lighting would be minimal and meet dark sky initiatives. Kitchen equipment would be carefully selected to reduce energy use both directly as well as indirectly.

c) Highly efficient mechanical heating, ventilation, and cooling systems

3) Maximize percentage of energy from renewable sources: After the previous steps have been followed, a percentage of the remaining energy demand can come from on-site solar as well as off-site renewable energy sources. Because of the premium expense of photovoltaic (PV) systems, which generate electricity on-site from solar energy, it is critical that all efforts to minimize the demand from the first three steps be employed first. A grid-tied photovoltaic array on the roof will not be acceptable for historic preservation goals, but a PV system could be integrated into a shade structure while producing energy for the building. The goal would be to produce enough energy to power all of the house loads (common area lighting, lift, laundries, etc.). The ultimate size of the system is dependent on the budget and incentives available. An initial estimate assumes a 4-6kW array, approx. 16-24 solar panels.

Note: These steps should be followed in sequential order to optimize the building energy systems. When properly executed, this approach yields upfront costs for the overall building that are similar to or less than conventional construction, even though some components may have

higher costs, because other components can be downsized or eliminated when considered in a whole-building design approach.

Water Strategy The Water Strategy is very similar to the energy strategy: First reduce water demand, then offset remaining water usage with collected rainwater or greywater. 1) Reduce water demand:

Ultra-low flush (ULF) 0.65-0.8 gallons per flush(gpf) toilets, 0.5 gallon per minute (gpm) lavatories, 1.0 gpm showerheads, and Energy Star® and WaterSense® labeled water efficient commercial kitchen equipment minimize water use through fixture efficiency.

2) Supply water from on-site sources, namely rainwater and snowmelt from the roof. Rainwater harvesting may be stored in cisterns in the basement. For interior uses, the water would be filtered and run through an ultraviolet light prior to use in toilet flushing, showers, and lavatories. Since the Central school currently has gutters and downspouts, rainwater could be collected and stored in the basement for irrigation of the site.

Materials Strategy The Materials Strategy includes the thoughtful design and selection of construction materials and finishes. 1) Reuse/ Repurpose materials from the existing building. Design to utilize existing partition walls,

doors, and windows.

2) Make materials do double and triple duty. Eliminate redundancy and construction costs by reducing the number of trades required and simplifying sequencing.

3) Source materials locally where possible. This includes reclaimed materials and locally harvested and manufactured products.

4) Avoid “red list” materials. This includes materials such as asbestos, lead, CFCs, urea-

formaldehyde binders, PVC, and halogenated flame retardants. Refer to http://living-future.org/redlist for additional information.

5) Maximize use of “green materials.” This includes recycled-content products, Forest Stewardship

Council-certified wood, rapidly renewable materials, salvaged materials, low-VOC paints and coatings, Floorscore flooring products and Green Label Plus carpet.

http://living-future.org/redlist

http://living-future.org/redlist



VI. FINANCIAL FEASIBILITY

A. PRELIMINARY STATEMENT OF PROBABLE COSTS

B. PROJECTED INCOME WORKSHEETS

C. FINANCIAL ANALYSIS

D. FINANCIAL ASSISTANCE OPPORTUNITIES

Level Occupancy Net SF Means Cost/SF Total CostBASEMENT Business 4,573 $60.00 $274,3801ST FLOOR Business 7,025 $60.00 $421,5002ND FLOOR Residential 7,226 $85.00 $614,210

ATTIC Residential 1,479 $70.00 $103,530Total Gross Square Footage 20,303Net Area Cost Estimate Subtotal $1,413,620

D $25,000D pending reportEN $25,000EN $44,400EN $79,270I $16,000E inclE $12,482E $10,401E $12,000E $19,800M inclM inclR $211,175S TBDS TBDS TBD

$455,527

** Photovoltaic array costs do not include federal tax credit (30%) or Northwestern Energy Rebate

$1,869,147

Contractor Overhead and Profit (15%) $280,372Subtotal $2,149,519

$214,952

$2,364,471

Architectural & Engineering Fee (10%) $236,447Fee for preparation of Historic Tax Credit application $35,000

$2,635,918

KEY

D Demolition

EN Envelope

I Interior

E Electrical

M Mechanical

R Structural

S Site

Line Item Subtotal

Notes:

HVAC, PlumbingFire sprinkler modifications

Electrical Power and LightingFire Alarm upgrade (1.50/sf)Tele/Data (1.25/sf)

(Net Area Subtotal + Line Item Subtotal)

* Pending asbestos report from Weston Solutions Inc.

Construction Contingency (10%)

Estimated Construction Cost Subtotal

Estimated Project Cost TOTAL

*** Structural report by Beaudette Consulting Engineers recommends $211,174.88 with helical piers, subject to a test

pier to determine if possible to develop required torque. If torque cannot be achieved, the soils must be pressure

grouted, increasing the total structural cost to $243,675.

Construction and material costs are based on 2015 RS MEANS Building Construction Cost Estimates and other recent HPA project data. This estimate is for remodeling the existing building including demolition, interior remodel, fire protection,

electrical, plumbing, and mechanical systems. Additional line item costs are shown separately.

NET AREAS COST ESTIMATES

LINE ITEM COSTS

ROUNDUP CENTRAL SCHOOLROUNDUP, MONTANA

SEPTEMBER 2016

VI. (A) PRELIMINARY STATEMENT OF PROBABLE COSTS

Install new lift (2-stop: basement to first floor)

Demolition (Allowance )

Diagonal On-street Parking

Landscaping

Asbestos Abatement*

Security

Site Lighting

Improve Windows (allowance: $400/window @ 111 windows)Roof improvements, insulation (blown-in cellulose, @$2.50/sf)

Photovoltaic array (6 kW @$3.30/W)**

Structural modifications***

Insulation improvements (nailbase @ perimeter walls) 5.75/sf

BASEMENT ‐ COMMERCIAL MIXED

Level Space Name Rentable

Area (SF)

Rent/SF/

mo.

Rent/SF/

yr

Rent

Income/mo.Rent Income/yr.

BASEMENT OFFICE 1,874 $10.10 $1,577.28 $18,927

BASEMENT OFFICE 607 $10.10 $510.89 $6,131

BASEMENT CIRC CIRCULATION 256 * $0

BASEMENT PUBLIC RESTROOMS 498 * $0

BASEMENT MECH/STORAGE 586 * $0

BASEMENT 2 BEDROOM 752 $1.06 $800.00 $9,600

Subtotal 4,573 $2,888.18 $34,658

FIRST FLOOR ‐ COMMERCIAL/COMMUNITY


Area (SF)

Rent/SF/

mo.

Rent/SF/

yr

Rent


WEST SIDE COMMERCIAL NE 620 $10.60 $547.67 $6,572

WEST SIDE COMMERCIAL NW 582 $10.60 $514.10 $6,169

WEST SIDE COMMERCIAL SW 582 $10.60 $514.10 $6,169

WEST SIDE COMMERCIAL SE 625 $10.60 $552.08 $6,625

CENTRAL COMMONS 1,010 *

CENTRAL STORAGE 450 *

EAST SIDE OFFICE NE 635 $10.60 $560.92 $6,731

EAST SIDE OFFICE NW 564 $10.60 $498.20 $5,978

EAST SIDE OFFICE SW 564 $10.60 $498.20 $5,978

EAST SIDE OFFICE SE 635 $10.60 $560.92 $6,731

EAST CIRC OFFICE CNTR 758 $10.60 $669.57 $8,035

Subtotal 7,025 $4,915.75 $58,989

VI. (B) PROJECTED INCOME WORKSHEET

SEPTEMBER, 2016

ROUNDUP, MONTANA

ROUNDUP CENTRAL ELEMENTARYFEASIBILITY STUDY

SECOND FLOOR ‐ RESIDENTIAL APARTMENTS


Area (SF)

Rent/SF/

mo.

Rent/SF/

yr

Rent


WEST SIDE STUDIO 293 $1.26 $370 $4,440

WEST SIDE STUDIO 300 $1.27 $380 $4,560

WEST SIDE STUDIO 372 $1.26 $470 $5,640

WEST SIDE 1 BEDROOM 514 $1.13 $580 $6,960



CENTRAL CIRC CIRCULATION 1,448 *

CENTRAL CIRC STORAGE 184 *

CENTRAL CIRC LAUNDRY 52 *

EAST SIDE 1 BEDROOM 581 $1.13 $655 $7,860




Subtotal 7,226 $6,340.00 $76,080

MEZZANINE AND ATTIC ‐ RESIDENTIAL CO‐HOUSING APARTMENT


Area (SF)

Rent/SF/

mo.

Rent/SF/

yr

Rent


MEZZ CO‐HOUSE VESTIBULE 108 *

ATTIC CO‐HOUSE STUDIO 208 $1.92 $400.00 $4,800



ATTIC CO‐HOUSE SHARED 505 *

Subtotal 1,479 $1,500.00 $18,000

* Note: Restrooms and circulation prorated among commercial and/or residential spaces.

TOTAL 20,303 SF $15,643.93 $187,727

1. REMODEL COSTS

HARD COSTS

Amount Unit $/Unit Subtotal

Construction 1 EA 1,869,147$ 1,869,147$

Contractor O+P 15% 1,869,147$ 280,372$

SUBTOTAL 2,149,519$

Const. Contingency 10% 2,149,519$ 214,952$

Const. Cost Total 2,364,471$

SOFT COSTS

Amount Unit $/Unit Subtotal

Design Fee 10% 2,364,471$ 236,447$

Historic Tax Credit

Application1 EA 35,000$ 35,000$

Appraisal 1 EA 8,000$ 8,000$

Insurance (bldr's

risk)1 EA 8,000$ 8,000$

Interest during

construction1 EA 30,000$ 30,000$

317,447$

TOTAL PROJECT COSTS (SOFT + HARD COSTS) 2,681,918$

VI. (C) FINANCIAL ANALYSIS

SEPTEMBER 2016ROUNDUP, MONTANA

ROUNDUP CENTRAL SCHOOL

2. SOURCES OF CASH

Loan Interest

Construction Loan (SEFP) 2,364,471$

Construction Loan Interest @ 3.0% 5,911$ Assume average for 10 months 29,556$ Interest Set Aside 30,000$

Financing (Construction and long‐term)

EquityCash% of Total Tax Credits + Grants 0% #REF!(possibilities may exist for equity)

Financing Costs

Sustainable Energy Funding Program 2,681,918$ Interest rate: 3.0%

Amortized over: 25 years300 monthly payments

Principal + Interest (Monthly) $12,718Principal + Interest (annually) $152,616

Total Financing (Principal + Interest / year) $152,616


SEPTEMBER 2016


3. RESERVE FUND

Historic Tax Credit (QRE ‐ Qualified Rehabilitation Expenditures)

QRE (Total Project Costs) 2,681,918$ IRS Allowed Developer Fee @ 20% 536,384$ Total QRE 3,218,302$

Federal Tax Credit @ 20% of QRE 643,660$ State of Montana Tax Credit @ 5% of QRE 160,915$ Total Fed + State Hist. Tax Credits 804,575$

Other Credits and RebateskW $/kW

PV array cost 6 3,300$ 19,800$ NW Renewable Energy Grant 30% 5,940$ Net PV array cost 13,860$ Renewable Energy Tax Credit 30% 4,158$

Total Tax Credits + Grants 814,673$ (Note: Tax credit revenue to serve as reserve account for property)


SEPTEMBER 2016


4. INCOME

PROJECTED GROSS INCOME*

Rentable

Area

Monthly

Rent

Monthy

Rent/SF

Yearly Rental

Income

Basement 4573 2,888$ 0.63$ 34,658$

First Floor 7025 4,916$ 0.70$ 58,989$

Second Floor 7226 6,340$ 0.88$ 76,080$

Mezzanine 1479 1,500$ 1.01$ 18,000$

POTENTIAL ANNUAL INCOME 187,727$

Less Vacancy Rate of 5% (9,386)$

GROSS ANNUAL INCOME 178,341$

*Refer to "Projected Income Worksheet" for additional information

BUILDING OWNER EXPENSE ANALYSIS

Building Insurance 12,000$

Accounting 3,600$

Property Taxes ‐$

General Maintenance 8,000$

Common Area Cleaning 8,000$

Common Area Utilities 2,000$

Management Fee @ 6% 10,700$

TOTAL ANNUAL OPERATING EXPENSES 44,300$

NET OPERATING INCOME (Cash Flow) 134,040$

Less Financing $152,616

NET INCOME / YEAR (18,575)$


SEPTEMBER 2016


(Note: Property reserve of $800,000 from tax credits can be used to cover shortfalls

in early years of project)



VI. (D) FINANCIAL ASSISTANCE OPPORTUNITIES

Local and federal assistance programs are available to development projects that contribute to urban revitalization, create jobs, preserve or rehabilitate historic structures, and save energy. PRIVATE

1. Sustainable Energy Funding Program (SEFP): https://www.linkedin.com/in/sustainable-energy-funding-program-34b7ba72 The Sustainable Energy Funding Program was formed in 2010 as a non-profit 501(c)(3) organization that provides a pioneering financial strategy to promote these important goals: 1. Promotion of sustainable design by providing 100% affordable, non-profit project financing for hospitals, healthcare facilities, colleges and universities, school districts, community centers, correctional institutions, towns, cities, counties and state governments that want renovate or construct buildings, preserve historic structures, update waste water treatment plants, build micro-grids, CHP/biomass plants, green parking garages, green data centers, solar and wind farms, etc. 2. Non-profit charitable financing. Bring to the marketplace an innovative non-profit financial strategy, in the form of an affordable and transparent public/private partnership(s) (P3), that greatly reduces the immediate financial burden for construction projects that include sustainable design/energy efficiency or build distributed power generation facilities, waste water treatment or central utility plants (micro-grids). 3. Provide government or non-profit organizations with the opportunity to incorporate energy efficiency upgrades into projects without using their own capitol and make payments from realized savings, revenue generation, operational savings or commodity produced. 4. Create local jobs, improve public access and promote community development.

LOCAL

2. Brownfields assessment assistance (Snowy Mountain Development Corporation): Snowy Mountain Development Corporation received a federal grant allowing them to distribute funding for phase 1 and 2 assessment of potentially contaminated properties. Such an assessment will be required before any demolition of existing property will be permitted. www.snowymtndev.com/index.php?option=com_content&view=article&id=35&Itemid=115

https://www.linkedin.com/in/sustainable-energy-funding-program-34b7ba72

http://www.snowymtndev.com/index.php?option=com_content&view=article&id=35&Itemid=115

STATE

3. NorthWestern Energy – Renewable Energy Rebate Program: Although all electric generation technologies have some environmental impact, some, which do not use fossil fuels, are considered widely to be more environmentally friendly than others. One Universal Systems Benefit (USB) goal is to encourage the development of renewable energy resource projects that use environmentally friendly technology to generate electricity. NorthWestern Energy provides incentive funds for small-scale renewable energy (RE) projects in Montana. To qualify for these funds, the customer must receive electric service from NorthWestern Energy. NorthWestern Energy Montana electric customers with an average load greater than 1 megawatt (1,000 kW) are not eligible for these renewable energy incentive funds. Customers interested in installing a small-scale wind or solar photovoltaic (PV) system should contact a Qualified Installer. Incentive funds of $3 per watt (maximum $6,000 per customer) for solar PV or $2 per watt (maximum $10,000 per customer) for small-scale wind are available through the qualified installers. See NorthWestern’s website for further information. http://www.northwesternenergy.com/nweplus/renewable-energy-program

4. State of Montana: Energy Conservation Credit:

A credit may be claimed against one’s personal tax liability for some of the cost of an investment for energy conservation purposes in a building. The maximum credit is $300.00 and any unused credit may be carried forward 7 years. http://deq.mt.gov/Energy/warmhomes/taxincentives.mcpx

5. State of Montana: Disabled Access Credit: A non-refundable credit may be claimed for 50%

of an eligible expenditure up to a maximum credit of $5,000. The expenditure must exceed $250, but does not exceed $10,250.

FEDERAL

6. Federal Historic Preservation Tax Credit: A Federal tax credit equal to 20% of the qualifying restoration costs may be available. The building must be eligible for listing on the Register of Historic Places. A Montana State Historic Preservation Tax Credit may also be available to Montana State residents equal to 25% of the qualifying Federal Tax Credit. Restoration must comply with the US Secretary of Interior’s Standards for Treatment of Historic Structures. The tax credits are taken against one’s personal income tax obligation. Combined the state and federal tax credits are equal to 25% of the renovation cost ($25,000 in tax credits on a $100,000 project). Please refer to the following websites for more information about the process. Montana State Historic Preservation: http://mhs.mt.gov/shpo National Park Service/tax credit: http://www.nps.gov/tps/tax-incentives.htm

http://www.northwesternenergy.com/nweplus/renewable-energy-program

http://deq.mt.gov/Energy/warmhomes/taxincentives.mcpx

http://mhs.mt.gov/shpo

http://www.nps.gov/tps/tax-incentives.htm

7. Federal Renewable Energy Tax Credit- Commercial Business Initiative (CBI): CBI's goal, as set by the Department of Energy's (DOE) Building Technologies Program, is to significantly improve the efficiency of new and existing commercial buildings to reduce national energy demand. The 30% investment tax credits (ITC) for commercial property for solar energy is extended to January 1, 2017. http://dsireusa.org/incentives/incentive.cfm?Incentive_Code=US02F http://apps1.eere.energy.gov/buildings/publications/pdfs/commercial_initiative/cbi_fs.pdf

8. USDA Rural Energy for America Program (REAP):

Provides guaranteed loan financing and grant funding to agricultural producers and rural small businesses for renewable energy systems or to make energy efficiency improvements. http://www.rd.usda.gov/programs-services/rural-energy-america-program-renewable-energy-systems-energy-efficiency

http://dsireusa.org/incentives/incentive.cfm?Incentive_Code=US02F

http://apps1.eere.energy.gov/buildings/publications/pdfs/commercial_initiative/cbi_fs.pdf

http://www.rd.usda.gov/programs-services/rural-energy-america-program-renewable-energy-systems-energy-efficiency

http://www.rd.usda.gov/programs-services/rural-energy-america-program-renewable-energy-systems-energy-efficiency



VII. APPENDICES

A. PRELIMINARY ZONING AND BUILDING CODE ANALYSIS

B. HISTORIC REGISTER REPORT – NATIONAL PARK SERVICE

C. STRUCTURAL REPORT – BEAUDETTE CONSULTING ENGINEERS

FEASIBILITY STUDY


AUGUST 2016

VII. (A) ZONING & CODE ANALYSIS The following zoning and code analysis, prepared by High Plains Architects, P.C., addresses many of the key zoning and code issues affecting this project. This analysis is not comprehensive and the code should be consulted for detailed information concerning issues not presented here. Additionally, this analysis is subject to other interpretations by the building officials having jurisdiction.

I. Zoning (Roundup Municipal Code, Chapter 28 “Zoning Ordinance of the City of Roundup”)

1. ZONING DISTRICT: R-2 (Residential General) per City of Roundup Zoning Map Project Location: 700 4rd St West a. ARTICLE VI – RESIDENTIAL GENERAL

Section 28-139 “Permitted Uses” and Section 28-140 “Permitted Conditional Uses” Proposed Use Permitted

Use Conditional Use Special Review

Required Basement Digital Works (Office /

training center), 2-bedroom apartment

(c) Apartments

(j) Professional offices; (i) Planned unit developments

Variance request for conditional uses

First Floor Commercial: business, office, retail, restaurant/café, public gathering space

n/a (k) Public Buildings and uses; (i) Planned unit developments

Variance request for conditional uses

Second Floor Apartments (studio, one, and two-bedroom apartments)

(c) Apartments

(i) Planned unit developments

Variance request for conditional uses if apartments <700 sq ft (see Section 28-142)

Attic Apartments (3-bedroom co-housing)

(c) Apartments

(i) Planned unit developments

Variance request for conditional uses if apartments <700 sq ft (see Section 28-142)

b. Section 28-141 “Lot area and width” – maintain minimum lot area of 8,400 sq ft and width of 60ft

for apartment units.

c. Section 28-142 “Lot coverage and floor area” requires a minimum of 700 sq ft for each dwelling unit. 2nd Proposed mix of apartment options on the second floor includes smaller units (studio and 1-bedroom apartments), which will require a variance request and approval by the city council.

d. Section 28-143 “Yards” – assumed to be not applicable for existing buildings: (i) Front yard 20’ with parking; 15’ without parking (ii) Rear yard 20’ beyond principal structure (iii) Side yard 10’ next to principal structure

http://www.roundupmontana.net/uploads/6/9/4/0/69402541/skmbt_22316011117120.pdf

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH28ZO_ARTVIREGE

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(iv) Corner Lots – see article XII

e. Section 28-144 “Building height” – 30 ft height limit (assumed to be not applicable for existing buildings). School roof is >30’ high.

(i) Section 28-145 “Off-street parking” – see article XIX (ii) Section 28-146 “Off-street loading” – see article XX (iii) Section 28-147 “Landscaping” – 50% of yards required to be landscaped. (iv) Section 28-148 “Subject to supplemental regulations” – see article XIII

a. ARTICLE XII: Section 28-363. - On a corner lot in any residential district, for a distance of 30 feet from the point of intersection along each street edge, nothing may be erected, placed, planted or allowed to grow in a manner that would impede visibility of vehicles entering the intersection between 2.5 feet and 8 feet from grade.

b. Sec. 28-372. “Corner lots” When a rectangular lot faces more than one street, the street front and street side yard setbacks shall be no less than the yard setbacks established by adjacent structures on the same block, in the same zone district as the corner lot (Figure 13.2). Otherwise, the front yard setbacks shall apply to the side with the shorter lot boundary along the street. Side yard setbacks shall apply to the longer lot boundary (Figure 13.3). Triangular lots conform with the yard setbacks shown in Figure

2. ARTICLE XIX – OFF-STREET PARKING Per Section 28-566 “Spaces required” requires 1.5 spaces per dwelling unit for apartments, and 1 space per 300 sq. ft for business/office uses, 1 space per 200 sq ft for community uses, etc. a. Applying the required parking spaces per use type that are listed in this section, we estimate approx.

50 parking spaces required for the repurposed school building. This does not include the annex building that the county wants to use as a senior center. 1. Per section 28-563, Table 19.1, two of the 50 parking spaces shall be accessible, with one of

those being van accessible.

b. There is adequate parking on the street adjacent to the site to serve this building (our site plan currently shows potential for 64 diagonal and parallel spaces at the perimeter of the block)

c. An additional estimated 46 parallel parking spaces are available across the street on all four sides for a total of 110 total on-street parking spaces surrounding the site available for the repurposed school building and the annex. 1. Per Section 28-565 “Joint Use” – The city council may authorize joint use of parking facilities for

up to 50% of parking for nighttime uses (or churches or auditoriums) to be supplied by daytime use parking spaces. This requires an application to the city council, signed by both property owners, showing no conflict in operating hours.

3. ARTICLE XX – OFF-STREET LOADING Per Section 28-589 “Berths required” requires 1 off-street loading space if >16 apartments are provided, and 1 off-street loading space 5,000-14,000 sq ft department stores, retail, restaurants. The

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH28ZO_ARTXIXOREPA

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH28ZO_ARTXXORELO

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first floor footprint is approx. 7,500 sq ft., requiring a total of two loading spaces.

4. ARTICLE XIII – SUPPLEMENTARY REGULATIONS Most of this article is not applicable given the existing nature of the structures and site. Topics include visibility at intersections, accessory buildings, safe access for servicing and fire, temporary uses, outdoor lighting, storage, fencing, etc.

5. ARTICLE XV111 – PLANNED UNIT DEVELOPMENT Per Section 28-528, “A planned unit development (PUD) is a land development project designed and planned as a single entity under a plan that offers a variety of land uses, housing types and densities, and design features in addition to those allowed by right or as a conditional use in the zoning district.” Per Section 28-527, “The intent of this article is to allow, with adequate review, flexibility in design of developments that do at least several of the following:

1. Encourage development with mixed uses, particularly a variety of housing types and densities. 2. Create or preserve usable open space and recreation areas. 3. Preserve the natural characteristics of the land including topography, native vegetation and

scenic views. 4. Avoid construction in unsuitable areas. 5. Encourage creativity in design, including flexibility in residential siting to achieve energy

conservation. 6. Allow efficient provision of streets, utilities and other services. 7. Provide lower-cost housing affordable by low and moderate-income families and individuals.

Actual: This project would meet all of the above criteria for a PUD.

II. Building Code (Roundup Municipal Code, Chapter 8 “Buildings and Building Regulations”)

SECTION 8-1 “Adoption of uniform codes” “The city hereby adopts, excluding any fee schedule, for the purpose of prescribing regulations governing buildings within the corporate limits of the city, those certain codes currently in effect for the state…” These codes are amended and adopted by Administrative Rules of Montana (ARM) Title 24, Chapter 301

• International Building Code, 2012 Edition - Effective: November 6, 2014 • International Residential Code, 2012 Edition - Effective: November 6, 2014 • International Existing Building Code, 2012 Edition - Effective: November 6, 2014 • Uniform Plumbing Code, 2012 Edition - Effective: November 6, 2014 • International Mechanical Code, 2012 Edition - Effective: November 6, 2014 • International Fuel Gas Code, 2012 Edition - Effective: November 6, 2014 • National Electrical Code, 2014 Edition - Effective: October 23, 2014 • International Energy Conservation Code, 2012 Edition - Effective: November 6, 2014 • Safety Standard for Platform Lifts and Stairway Chairlifts, ASME A18.1, 2003 Edition -

Effective: January 26, 2007

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH28ZO_ARTXIIISURE

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH28ZO_ARTXVIIIPLUNDEPU

https://www.municode.com/library/mt/roundup/codes/code_of_ordinances?nodeId=CD_ORD_CH8BUBURE

http://www.mtrules.org/gateway/ChapterHome.asp?Chapter=24.301

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III. Existing Building Code (International Existing Building Code 2012, plus applicable sections of 2012 IBC)

The first floor and basement occupancy has not yet been determined since a tenant has not yet been found; Group B and M occupancies are both included in this analysis to ensure that the design accommodates both occupancy types. The second floor and a portion of the penthouse are designed to be apartments, an R-2 occupancy. The building is listed on the National Register of Historic Places. 1. CLASSIFICATION OF WORK, Chapter 5: Change of occupancy provisions apply where the activity is

classified as a change in occupancy as defined in Chapter 2. As proposed, the entire building would change from Group E to Groups B, M, and R-2. Therefore, the project shall comply with the provisions of Chapter 10 for Change of Occupancy, as well as Chapters 9, 8, and 7, for Alterations, and Chapter 12 for Historic Buildings.

2. ALTERATIONS – LEVEL 3, Chapter 9:

a. COMPLIANCE (901.2): In addition to the provisions of this chapter, work shall comply with all of the requirements of Chapters 7 and 8. The requirements of Sections 803, 804, and 805 shall apply within all work areas whether or not they include exits and corridors shared by more than one tenant and regardless of the occupant load.

b. EXISTING SHAFTS AND VERTICAL OPENINGS (903.1): Existing stairways that are part of the means of egress shall be enclosed in accordance with Section 703.2.1 from the highest work area floor to, and including, the level of exist discharge and all floors below.

3. CHANGE OF OCCUPANCY, Chapter 10:

a. COMPLIANCE WITH CHAPTER 9 (1012.1.1): The requirements of Chapter 9 shall be applicable throughout the building for the new occupancy classification.

b. MEANS OF EGRESS FOR CHANGE TO AN EQUAL OR LOWER HAZARD CATEGORY (1012.4.2): Existing elements of the means of egress shall comply with Section 905 for the new occupancy classification. Newly constructed or configured means of egress shall comply with IBC Chapter 10. Actual: Group E is equal in hazard to M and R-2, and B is lower hazard than E.

c. HEIGHT AND AREA FOR CHANGE TO EQUAL OR LESSER HAZARD CATEGORY (1012.5.2): When a change of occupancy classification is made to an equal or lesser hazard category as shown in Table 1012.5, the height and area of the existing building shall be deemed acceptable. Actual: Group E is equal in hazard to M, and B is lesser than E, but R-2 is higher hazard category than E. Building must comply with IBC Chapter 5 area and height requirements.

d. COMPLETE CHANGE OF OCCUPANCY (1012.8.2): Where an entire building undergoes a change of occupancy, it shall comply with Section 1012.8.1 and shall have all of the following accessible features: 1. At least one accessible building entrance. 2. At least one accessible route from an accessible building entrance to primary function areas. 3. Signage complying with Section 1110 of IBC.

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4. Accessible parking, where provided. 5. At least one accessible passenger loading zone, where loading zones are provided. 6. At least one accessible route connecting accessible parking and accessible passenger loading

zones to an accessible entrance.

Where technically infeasible to comply with the new construction standards for any of these requirements for a change of group or occupancy, the above items shall conform to the requirements to the maximum extent technically feasible.

Exception: The accessible features listed in Items 1 through 6 are not required for an accessible route to Type B units.

4. HISTORIC BUILDINGS, Chapter 12:

a. OCCUPANCY SEPARATION (1205.4): Required occupancy separations of 1 hour may be omitted when the building is provided with an approved automatic sprinkler system throughout.

b. ACCESSIBILITY IN HISTORIC BUILDINGS (1205.15): Exception: Type B dwelling units required by IBC Section 1107 are not required to be provided in historic buildings.

c. BUILDING AREA (1205.2): The allowable floor area for historic buildings undergoing a chance of occupancy shall be permitted to exceed by 20 percent the allowable areas specified in IBC Chp 5.

IV. Building Code (International Building Code–2012)

1. OCCUPANCY GROUPS (Chapter 3): Proposed Building: Basement, First Floor designed to include R-2 and B occupancies; the First Floor will have a mix of B and M occupancies; the Second Floor and Penthouse will be R-2.

Existing Occupancies Proposed Occupancies Basement E (Education) B (Business) and R-2 (Apartment) First Floor E (Education) B (Business) and/or M (Mercantile) Second Floor E (Education) R-2 (Apartments) Penthouse E (Education) R-2 (Apartments)

2. ALLOWABLE HEIGHT AND BUILDING AREAS – TYPE V-B (TABLE 503): Existing Building: approx. 7,400 SF footprint; 2 stories + basement and penthouse; height: approx.40 ft

Story Occupancy Allowable Area per Story (SF) Actual Area (SF)

Allowable Stories

Table 503 w/ 506.3 sprinkler increase

Table 503

w/ 504.2 sprinkler increase

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Basement B 9,000 18,000 4,679 2 3 Basement R-2 7,000 14,000 “ 2 3 First Floor B 9,000 18,000 7,400 2 3 First Floor M 9,000 18,000 7,400 1 2

Second Floor R-2 7,000 14,000 7,374 2 3 Penthouse R-2 7,000 14,000 1,433 2 3

Allowable height: 40 feet (60 feet with 504.2 sprinkler increase).

3. NONSEPARATED OCCUPANCIES – ALLOWABLE BLDG AREA & HEIGHT (508.3.2): The allowable building area and height of the building or portion thereof shall be based on the most restrictive allowances for the occupancy groups under consideration for the type of construction of the building in accordance with Table 503.

4. CONSTRUCTION TYPE (Chapter 6): Construction Type V-B is that type of construction in which the

structural elements, exterior walls and interior walls are of any material permitted by this code. 5. FIRE RESISTIVE REQUIREMENTS for Type V-B (Tables 601 &602):

a. Structural Frame – Required: 0 Provided: 0

b. Bearing Walls, Exterior – Required: 0 Provided: 0

c. Bearing Walls, Interior – Required: 0 Provided: 0

d. Non-bearing Walls, Exterior -- Required: 0 Provided: 0

e. Non-bearing Walls, Interior –

Required:

0

Provided: 0 f. Floor Construction – Required: ½ hr per 711.3

Provided: ½ hr g. Roof Construction – Required: 0

Provided: 0

6. ALLOWABLE AREA OF OPENINGS (Table 705.8): With a fire separation distance greater than 10 feet in a sprinklered building with unprotected openings, the maximum allowable area of openings is 45%. Actual: The annex is at least 10 feet away, and the existing opening areas at the historic school building are less than 25% of the exterior wall area.

7. GROUP R, AUTOMATIC SPRINKLER SYSTEMS (903.2.8): An automatic sprinkler system installed in accordance with section 903.3 shall be provided throughout all buildings with a Group R fire area. Actual: A sprinkler system will be installed throughout the building.

8. NFPA 13R SPRINKLER SYSTEMS (903.3.1.2): Automatic sprinkler systems in Group R occupancies up to four stories in height shall be permitted to be installed throughout in accordance with NFPA 13R, 2010 Edition.

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9. OCCUPANT LOAD CALCULATIONS (Table 1004.1.1):

FLOOR OCCUPANCY TYPE

OCCUPANCY CLASSIFICATION

AREA (SF)

LOAD FACTOR

OCCUPANT LOAD

BASEMENT B Potential office tenant accessory storage 2,481 100 gross 24

BASEMENT R-2 Residential 752 200 gross 3

FIRST FLOOR B Potential office tenant 3156 100 gross 31

FIRST FLOOR M Potential retail tenant 3,081 30 gross 102

SECOND FLOOR R-2 Residential 7,014 200 gross 35

PENTHOUSE R-2 Residential 1,485 200 gross 7

TOTAL 202

10. INTERIOR EXIT STAIRWAYS (1009.2.1): Interior exit stairways shall be included, as necessary, to meet one or more means of egress design requirements, such as required number of exits or exit access travel distance. Actual: Per 1022, neither stair to second floor qualifies as an interior exit stairway.

11. EXIT ACCESS STAIRWAYS (1009.3): Floor openings between stories created by exit access stairways shall be enclosed. Actual: both existing stairways to the basement and second floor are open. If one stair is enclosed to act as an exit stairway, then the other stairway may be treated as an exit access stairway, which can be open if it meets one of the exceptions.

a. Exception 1. In other than Group I-2 and I-3 occupancies, exit access stairways that serve only two stories are not required to be enclosed.

b. Exception 4. In other than Group B and M occupancies (other than B or M only? – see exception 3?), exit access stairways are not required to be enclosed provided the building is equipped throughout with an automatic sprinkler system, the floor opening connects no more than 4 stories, and the area of the floor opening between stories does not exceed twice the horizontal projected area of the exit access stairway, and the opening is protected by a draft curtain and closely spaced sprinklers in accordance with NFPA 13.

12. COMMON PATH OF EGRESS TRAVEL (1014.3): The common path of egress travel shall not exceed 100 feet in Group B occupancy, 125 feet in Group R-2, and 75 feet in Group M, provided that the building is equipped throughout with an automatic sprinkler system.

Actual: The basement (Group B) common path of egress travel from the southeast corner to the center point at the end of the corridor between the two stairs is approx. 99’. (assuming each stair can be used as an exit – may need to be enclosed)

The first floor (Group B and/or M) has four exits at north, south, east and west entrances, and the common path of egress travel does not exceed 73’ from any remote corner space, measured from northwest corner to the west exit through the breezeway to the exit door. This assumes the

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west entrance doors will be available as an exit. If not, the common path will extend to 90’-6” to access the central north and south stairs, exceeding Group M allowed distance.

The second floor (Group R-2) common path of egress travel from the most remote point of the southwest corner apartment to the center corridor between the two stairs is approx. 96 feet.

The penthouse (Group R-2) common path of egress travel from the most remote point at the northeast corner to the second floor center of corridor is approx. 93 feet (measured horizontally, not including angle @ stairs).

13. EXITS OR EXIT ACCESS DOORWAYS FROM SPACES (1015.1): Two exits or exit access doorways from any space shall be provided when occupant load exceeds one of the values in Table 1015.1. Per Exception 1, in Group R-2 occupancies, one means of egress is permitted within and from individual units with a maximum occupant load of 20 where the dwelling units is equipped throughout with an automatic sprinkler system. Per table 1015.1, occupant load shall not exceed 49 for M and B occupancies in any given space, or 10 for R occupancy.

14. TWO EXITS OR EXIT ACCESS DOORWAYS (1015.2.1): Where two exits or exit access doorways are required from any portion of the exit access, the exit doors or exit access doorways shall be placed a distance apart equal to not less than on-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between exist doors or exit access doorways. Exception 2: Where a building is equipped throughout with sprinklers, the separation distance between exits shall not be less than one-third of the length of the maximum overall diagonal dimension of the area served.

Actual: The two stairs are both centrally located, and do not meet the separation distance requirement for two exits. The first floor has two additional exit doors at the east and west ends of the building. The second floor has a fire escape at the east end of the building, which would require modification, but could function as the second exit stair, according to IBC Section 3406.

15. EXIT ACCESS TRAVEL DISTANCE (Table 1016.2): In Groups M and R, the maximum exit access travel distance is 250 ft with a sprinkler system. Group B has a maximum exit access travel distance of 300 ft with a sprinkler system.

Actual: The basement (Group B) exit access travel distance from the southeast corner to the first floor south central exit door is approx. 132 feet (measured horizontally, not including angle @ stairs).

The first floor (Group B and/or M) has four exits, and the exit access travel distance is approx. 125 feet, measured from the northwest corner to the north or south central exit doors (measured horizontally, not including angle @ stairs).

The second floor (Group R-2) exit access travel distance from the most remote point of the southwest corner apartment to the first floor north or south central exit doors is approx. 166 feet (measured horizontally, not including angle @ stairs).

The penthouse (Group R-2) exit access travel distance to the first floor north or south central exit doors is approx. 170 feet (measured horizontally, not including angle @ stairs).

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16. CORRIDOR FIRE-RESISTANCE RATING (Table 1018.1): In Group B and M occupancies, corridor walls that serve an occupant load of greater than 30 are not required to be rated when the building is equipped with an automatic sprinkler system. In Group R occupancies, corridor walls that serve an occupant load of greater than 10 are required have a fire-resistance rating of 0.5 hours when the building is equipped with an automatic sprinkler system. Actual: Automatic sprinkler system will be provided throughout. Residential corridors will have a fire-resistance rating of 0.5 hours.

17. MINIMUM NUMBER OF EXITS (1021.1): A minimum of 2 exits per story are required for an occupant load of less than 500.

18. STORIES WITH ONE EXIT (TABLE 1021.2(1)): The basement, first, second, or third story of buildings with R-2 occupancy having an automatic sprinkler system and emergency escape and rescue openings in accordance with Section 1029, may have one exit when there is a maximum of 4 dwelling units (per stair?) and a maximum 125 feet exit access travel distance. Actual: Second floor has more than 4 dwelling units. Two exits required. Fire escape at east window could be modified to function as the second exit stair, according to IBC Section 3406. The Penthouse has less than 4 dwelling units, but the exit access travel distance exceeds 125 ft. If a stair was enclosed at the second floor to act as an exit stair, then the travel distance from the penthouse could be reduced to <125 feet, allowing one exit from that floor.

19. STORIES WITH ONE EXIT (TABLE 1021.2(2)): The basement story of buildings with B occupancy may have one exit when there is a maximum of 49 occupants (per stair?) and a maximum exit access travel distance of 100 feet. Actual: The exit access travel distance could be shortened to <100 feet if one of the stairs were enclosed as an exit stair.

20. EXISTING VERTICAL OPENINGS (IEBC Section 803.2.1): All existing interior vertical openings connecting two or more floors shall be enclosed with approved assemblies having a fire-resistance rating of not less than 1 hour with approved opening protectives. Exception 5.1 and 11.2: Group B and R-2 occupancies not exceeding 3 stories may have 30-minute rated enclosure, which is not required if protected throughout by approved automatic fire sprinkler system. Actual: Confirm whether rated enclosures are required? Penthouse may constitute a 3rd flr, plus basement = 4 flrs?

21. INTERIOR EXIT STAIRWAYS (1022.1): Interior exit stairways shall lead directly to the exterior of the building or shall be extended to the exterior of the building with an exit passageway conforming to the requirements of Section 1023. An interior exit stairway shall not be used for any purpose other than as a means of egress.

22. EXIT PASSAGEWAY - CONSTRUCTION (1023.3): Exit passageway enclosures shall have walls, floors, and ceilings of not less than one-hour fire resistance rating, and not less than that required for any connecting exit enclosure. Exit passageways shall be constructed as fire barriers in accordance with Section 707.

23. EMERGENCY EXCAPE AND RESCUE (1029.1): In addition to the means of egress required by this chapter, provisions shall be made for emergency escape and rescue openings in Group R-2 occupancies with one exit in accordance with Tables 1021.2(1) and 1021.2(2).

24. ACCESSIBILITY SCOPE – EXISTING BUILDINGS (1103.2.2): Existing buildings shall comply with IBC Section 3411 Accessibility for Existing Structures.

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25. ACCESSIBLE ENTRANCE, PUBLIC (1105.1): In addition to accessible entrances required by Sections 1105.1.1 through 1105.1.6, at least 60 percent of all public entrances shall be accessible. Per Exception 1, an accessible entrance is not required to areas not required to be accessible, which includes the second floor and penthouse dwelling units. Actual: Provide one accessible entrance to the building per IEBC 912.8.1.

26. ACCESSIBILITY FOR GROUP R-2 DWELLING UNITS (1107.6.2.1): Type A and Type B units shall be provided in apartment houses in compliance with Sections 1107.6.2.1.1 and 107.6.2.1.2. Actual: Per Section 1107.2.1.1, no Type A units are required because there are less than 20 dwelling units in the building. While every unit in a new building would otherwise be a Type B unit, per Section 3411.6, no Type B dwelling units need to be provided in an existing building.

27. PLUMBING REQUIREMENTS (Table 2902.1, ARM 24.301.351):

OCCU-PANCY

OCC. LOAD

WATER CLOSETS (and urinals, which can make up to 50% of male WC) LAVATORIES

Male Ratio

Male Female Ratio

Female Ratio Male Female

B 55 1/25 2 1/25 2 1/40 1 1

M 102 1/500 1 1/750 1 1/100 1 1

TOTAL REQ’D*

3 3 2 2

TOTAL PROV’D**

2WC + 4 urinals

5 3 3

* Fixture counts to be finalized when tenant occupancy type is known and tenant improvements are designed.

** Existing public restrooms in the basement are adequate for Group B and M occupancies, but may require fixture replacement to meet or exceed current water

efficiency standards. A lift must be provided to access the basement, and the restroom layout must be verified to meet ADA standards for accessibility.

R-2 DWELLING UNITS

1 per dwelling unit 1 per dwelling unit

REQ’D 14 14

PROV’D 14 14 14



VII. (B) HISTORIC REGISTER REPORT – NATIONAL PARK SERVICE



VII. (C) STRUCTURAL REPORT – BEAUDETTE CONSULTING ENGINEERS

Documents

FEASIBILITY STUDY ROUNDUP CENTRAL …roundup.k12.mt.us/UserFiles/Servers/Server_2972723/File/ROUNDUP...FEASIBILITY STUDY ROUNDUP CENTRAL ELEMENTARY LOCATED AT ... NATIONAL PARK SERVICE