JAMS DraftFeasibilityStudy PDF

Santa Monica - Malibu Unified School District
John Adams Middle School Auditorium
FEASIBILITY REPORT
JULY 15, 2016
CONTENTS
EXECUTIVE SUMMARY 5
ASSESSMENT OF EXISTING BUILDING 9
Introduction 10
Architectural 11
Structural 15
Mechanical, Electrical, Plumbing + 18
Fire Protection Systems
3 SCENARIOS 21
Introduction 22
Architectural 25
Structural 35
Mechanical, Electrical, Plumbing + 44
Fire Protection Systems
PROGRAM COMPARISON 75
OPINION OF PROBABLE COST 79

PROJECT TEAM 109
4
EXECUTIVE SUMMARY

6
EXECUTIVE SUMMARY
In July of 2014, the Santa Monica Unified School District discovered structural damage
to roof trusses at the auditorium of the John Adams Middle School. Repair of structural
damage is subject to review by the Division of the State Architect (DSA), the agency that
reviews plans for alterations to public school facilities. As such, the District began the
process of establishing a full scope for the repair project. It was understood early in the
process that other non-compliant conditions in the building would be of concern to DSA.
It is also relevant to note that the existing auditorium is compromised in its ability to
effectively support the functions and events held there. Dated equipment, poor acoustics,
and operational deficiencies present challenges to its use. The purpose of this study is to
assess the magnitude of other existing conditions that should be addressed in a repair
project while also defining the magnitude of replacing the building with new construction.
There are three primary options presented in this study. First, we present an assessment
of a repair project that would address the structural issues, accessibility compliance issues,
fire / life safety issues, and a base level of operational issues. The second option presents
a new building of similar size and base level of amenity. There are two variations of the
second option that vary the height of the building. Finally, a third option is an ideal scenario
for replacing the building. It is defined in response to school needs as well as a potential
partnership with Santa Monica College. It is larger and outfit with a more complete array of
technology and equipment to operate a facility that could be a valuable community asset.
It should be noted that these three options represent unique options to provide a
reasonable comparison. It is possible and, perhaps likely, that the SMMUSD can choose to
define a target project that is a hybrid of the options presented.
The NAC Architectural and Engineering team inspected the facility and associated structural,
mechanical, electrical, plumbing and fire protection systems to investigate the feasibility of
the proposed repair and replacement options. The findings of each discipline are presented
independently within this document as well as a budgetary Opinion of Probable Cost.
The feasibility study concludes that the Auditorium can be repaired at significant cost or
replacement options are available at higher cost. The decision that must be made by the
District is to determine if it is worthwhile to make a significant investment in a structure
that remains compromised to perform its defined function. It is hoped that this document
provides the necessary information to make an informed decision. The team remains
available to further support this decision process.
8
ASSESSMENT OF EXISTING BUILDING

INTRODUCTION
The Auditorium at John Adams Middle School is a concrete and wood frame structure
with a commanding presence on the north side of the campus. This tallest building on
campus was designed in 1940 and then constructed after WW11 in 1948. The school has
used the facility since its construction until a failure in a portion of one of the roof trusses
observed in 2014 closed the building to student use. Our team of architecture and
engineering professionals began our investigation into the future of this building with a
10 thorough examination of the existing conditions. These findings are presented below by
discipline.
ARCHITECTURAL
Architectural evaluation of the existing building includes issues of handicapped

accessibility, life safety and building exiting, configuration, supporting of the drama and
musical programs, and general conditions of finishes and building elements.
Significant challenges with the existing building are layout-based in nature, and will take
considerable modernization and new construction measures to address. Many of these
stem from a design that was compliant with the codes and regulations when the building
was built in the 1940’s, or remodeled in later years, but is no longer compliant with
11
today’s regulations.
• One of the existing building’s features lending itself to the auditorium’s presence on
the JAMS campus is its elevation above grade. The primary entry to the auditorium sits
15 steps above the expansive lawn to the west. This elevated entry however is also the
most significant issue challenging compliance with the Americans with Disabilities Act
and associated building codes. The steps deem this entry inaccessible, and the Division
of the State Architect (DSA) requires that the primary entrance to public buildings be
accessible. The addition of a ramp entry could resolve this particular issue; however
it would not address remaining access issues throughout the building once the front
entry has been reached. Additionally the ramp would be excessive in length to achieve
the required maximum slopes – approximately 115 feet.
ASSESSMEMT OF EXISTING BUILDING
ARCHITECTURAL
• The slope of the aisles and main floor of the auditorium are too steep to permit
accessible travel to a range of seating positions. Current code requires that a variety of
viewing positions be provided for persons with disabilities to ensure their access to a
reasonable selection of seats at differing locations.
• Currently access to the stage from the audience is provided via two side stairs and a
12 wheelchair lift. The wheelchair lift provides an accessible path for an audience member
to reach the stage, however neither of the side stairs comply with minimum code
clearance requirements.
• Throughout the building doors do not have the required push and pull side door
clearances mandated.
• The current control booth is located in the mezzanine at the back of the auditorium.
This room can only be reached via a set of stairs, deeming the control booth an
inaccessible space. This limits opportunities for people with disabilities to participate in
productions.
• The existing restrooms at the sides of the stage (accessed from the workrooms) are
too small to accommodate the required clearances to be considered accessible. The
location of these restrooms makes it impossible to adequately enlarge them without
compromising other functions.
• The existing restrooms at the lobby are also not accessible. Space at these locations
would permit a modernization that could solve the accessibility issues however this
would result in less plumbing fixtures than the building currently has, which are already
below code-required minimums.
• The existing drinking fountains or their associated alcoves do not meet the current
code’s requirements for height, size, or clearances.
ARCHITECTURAL
Other issues stem from layout/design that no longer serves the needs of the school.
These substantial issues are outlined below.
• The current stage’s height, size and lack of usable wing spaces greatly limit the ability
of users to product sophisticated programs. The lack of catwalks and similar technical
spaces restricts many lighting, video and audio designs to be realized.
• The hard surfaces of the flat walls in the auditorium provide little in terms of necessary
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reflection or absorption of sound.
• The current building does not offer storage or dressing room spaces for performers.
The layout/design issues outlined above represent the more substantial challenges in
a modernization project for this building than the aesthetic corrections. The proposed
solutions to these items are further explored later in this feasibility report.
ASSESSMEMT OF EXISTING BUILDING
ARCHITECTURAL
The architectural finishes on both the exterior of the building and throughout the interior
spaces show evidence of age and use.
• Cracked plaster and paint on the exterior are evident.
• Cracks, peeling or missing paint and dents appear in the interior walls.
14
• Some floor rot at the front of the auditorium is evident.
• Tilework, plumbing fixtures, and similar finish items are beyond their useful life and
replacement of these is recommended should a modernization project be undertaken.
These issues with the building’s condition however are largely aesthetic, and could be
addressed in a modernization project only.
STRUCTURAL
The auditorium design was completed in 1940. Construction was delayed until after
WWII. The building consists of an auditorium, originally with seating for 704, a stage, a
large classroom and support spaces. Four wood bow string trusses span the 60 foot wide
seating area. Wood roof and ceiling joists span the 18 feet between the trusses. The 21
foot tall walls are built with wood 2x8s. The roof and walls are covered with 1x6 diagonal
wood sheathing. The 3-ply roof membrane has been maintained in good condition. The
outside walls are covered in stucco. The inside ceiling and walls are covered in plaster. 15
The walls around the stage are reinforced cast concrete, probably built that way to
provide a fire barrier. The raised floor is supported by 2x wood joists spanning between
short wood framed stem walls. Cast concrete spread footings are used throughout the
building. See drawing S-1 of the building.
In 2000-2002 plans were approved to renovate the auditorium as part of the SMMUSD
Modernization Program. The completed construction included creating accessible
entrances at the front of the stage/seating area from the campus and Pearl Street sides,
adding/reworking roof drains, adding sprinklers over the stage, adding smoke vents
above the stage and upgrading the fire alarm/smoke detection systems. A portion of the
contingency budget was used for structural remediation of the wood bow string trusses.
On July 30, 2014, structural failure of Truss #2 (the 2nd from the west) was observed.
The bottom chord consisting of 2-2x12s split and separated approximately 4 inches. See
photo S-1. The failure of the bottom chord pushed the top of the north wall out about
2½ inches and the top of the south wall about 1½ inches. Secondary to the bottom chord
failure, the top chord failed. Shoring was installed under failed Truss #2. Truss #1 showed
signs of distress and was also shored. Subsequent analysis indicates that the structural
design was consistent with good practice at the time of original construction. The long
term load on the trusses is in excess of current California Building Code standards.
STRUCTURAL
16 DRAWING
s
2
DRAWING
s
3
DRAWING
s AUDITORIUM PLAN
1
DRAWING s AUDITORIUM SECTION

2
STRUCTURAL
17
DRAWING S TRUSS #2 ELEVATION

3
PHOTO S-1 BOTTOM CHORD OF TRUSS

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION
MECHANICAL SYSTEMS
The basis of design (BOD) of the heating, ventilating and conditioning (HVAC) systems
will identify the existing mechanical system serving the current Auditorium Building and
will provide HVAC options for the modernization of the existing Auditorium Building
as well as a new Auditorium Building. The BOD will address the overall objective of
18 providing a system that meets the occupants’ needs, provides a safe environment, and
accommodates changes in the building operation. The proposed mechanical system will
include an air-handling system(s), exhaust fans, air distribution systems, and controls. The
building systems will provide heating, ventilation, and air conditioning in conformance
with applicable codes and any documented school/campus standards.
Mechanical System - Existing
The original section of the Auditorium is served by a constant volume air handling unit
with gas-fired heating only. This unit provides heating and ventilation only and does not
include a cooling component. The unit is located in the mezzanine above the lobby and
serves only the auditorium and stage area. Supply ductwork is routed overhead to serve
these spaces. Return is accomplished via multiple floor registers below the auditorium
sloped floor as well as two registers in the corners of the stage. This unit appears original
to the building and has well exceeded its useful life. As such, this unit is intended to be
demolished if the building undergoes a modernization.
The existing H&V unit includes only start/stop capabilities and has original pneumatic
controls. There is no central DDC control system within the building.
The other rooms within the original building do not have any other means of HVAC.
The classroom addition to the building was provided with gas-fired furnaces located in
the corners of the room. These pieces of equipment provide only a heating element and
are not used for ventilation as seen in the auditorium area. These units operate via a local
thermostat and are not tied into a central DDC control system. The layout for this space
would be modernized with an HVAC system instead of a heating-only element as currently
installed. These units are original to the building and have well exceeded their useful life.
As such, these are intended to be demolished if the building undergoes a modernization.
There are no other mechanical systems located in this building. This includes the
restrooms, which do not have any means of mechanical exhaust via exhaust fans. The
restrooms only include operable windows.
ELECTRICAL SYSTEMS
Power
Electrical service to the existing Auditorium building currently consists of two distribution
feeders coming from the main switchboard in Room 76 of Building L. The existing feeders
consist of (1) 208Y/120V, 400A feed and (1) 208Y/120V, 100A feed. The 400A electrical 19
switchboard is by Square D. It utilizes fusible switches rather than circuit breakers, but is
clean and in good working order. The 100A electrical panel is also by Square D. It utilizes
circuit breakers and is clean and in good working order. The 500A service to the building
is adequate for the existing load, however the panels would need to be metered in use
to see how much spare capacity are on the panels and if they could handle the additional
load added as a part of a remodel.
Lighting
Lighting for the existing Auditorium consists of fluorescent wrap around fixtures in the
classroom addition and incandescent lamps in the Auditorium auxiliary spaces. There
appear to be LED retrofit lamps for the house lights in the auditorium itself. Controls
consist of mostly manual controls with some occupancy sensors as well. Neither the
lighting, nor the controls meet the current California energy code and will need to be
upgraded in total.
The building also does not have the required emergency lighting at the necessary point of
egress locations on the building exterior. This would need to be added if the building is to
remain
.
Fire Alarm
Fire alarm system for the existing Auditorium is a Simplex addressable system. It is a
dated installation and is not fully automatic as it is missing smoke and heat detectors
in some required locations. It also does not have a voice evacuation system which is
required for K-12 schools per the current code.
PLUMBING SYSTEMS
The existing plumbing systems are original to the building and have reached their useful
life. In addition it appears that the existing domestic water services and fire water service
are not adequately sized, nor properly provided with backflow prevention per the current
codes.
20
In addition, the gas service appears undersized and the piping has reached its useful life.
As such, any renovation of the building include a complete demolition of all related
plumbing piping, fixtures, and appurtenances.
FIRE PROTECTION SYSTEM
The existing auditorium is only partially provided with automatic fire sprinkler coverage.
Fire sprinkler cabinets were installed in the original construction of the building at the
entrance to the auditorium from the lobby. In addition, fire sprinkler heads were added
to the building in a 2002 renovation which included wet pipe sprinklers in the stage and
adjacent workroom spaces. It is anticipated that under the current California Building/
Fire Code, the entire auditorium will need coverage. The existing fire water for the hose
cabinets enters the building at the south end of the building, near the DCW connection.
The fire sprinklers added to the stage area are served from a branch near the north side
of the building. The existing lines are undersized to serve the building and would need to
be upsized.
3 SCENARIOS

3 SCENARIOS
INTRODUCTION
Three primary options are presented in this study for consideration. These options are
referred to Scenarios 1, 2 and 3.
Scenario 1 is a modernization and addition project. In this proposed scope of work

the existing auditorium building undergoes renovation work to address Access, Fire-
Life Safety and Structural deficiencies as identified under current Building Codes.
22 Modernization measures to address acoustics, equipment and performance ability are
also addressed. A building addition immediately adjacent to the existing building north
façade provides accessible entrances to the auditorium space as well as code compliant
restrooms and support space.
Scenario 2 is a new building project that provides a similar program of spaces to that of
the existing building. The seat count in the auditorium is estimated at 660. The stage
size and height exceed that of the existing building to provide ‘industry standard’ sized
performance space/abilities. A deduct alternate of this Scenario is also presented in
order to understand the difference in cost if the building height were to match that of the
existing building.
Scenario 3 is also a new building project that provides a higher level of amenities and
spaces than the Scenario 2 building. Seating capacity is estimated at 750 seats. The
building includes band and choral classrooms in addition to the orchestra classroom from
the prior Scenarios to create an inclusive facility serving all performing arts functions at
the school.
All three scenarios are described further in depth below by discipline.
Note that the Plumbing Basis of Design reports that the piping materials used for many
utility lines serving the existing building are beyond their useful life and that the material/
sizing does not meet the needs of the current building. We therefore recommend that
all piping be removed and replaced for the entire branch line that serves the auditorium,
back to its’ connection with the main line. An allowance for this work is included in all of
the cost estimates.
3 SCENARIOS
SCENARIO 1 | Architectural
The description of the scope of work for Scenario 1 is split into spaces to be renovated
in the Existing Building and new spaces to be built in the Addition. Refer to the program
spreadsheet for the size breakdown of spaces.
EXISTING BUILDING
Auditorium
23
It is estimated that 82 seats of the 688 current seat count will need be removed to install
wall-mounted acoustic panels, to accommodate space for ADA seating and to construct
an Audio/Visual control console. At locations of seat removal, small platforms will be
constructed on top of the existing floor to provide flat areas. All other seats will remain.
Carpet will be provided at non-seating areas to aid in acoustic performance.
The north and south interior walls will receive shaped wall panels to help reflect sound.
The wall panels are anticipated to be painted gypsum board or a veneer over plywood
mounted on light gauge steel framing suspended from the existing walls. Variable
acoustic curtains will help absorb sound. Two openings in the existing north wall will be
created to provide access from the new building addition housing a new lobby to the
front of the auditorium and the middle. Small light/sound locks will be constructed to
create a separation from the auditorium space to the new lobby.
The existing plaster ceiling in the auditorium will be removed in its entirety to permit
structural repairs and installation of new mechanical systems, lighting, fire alarm and
fire sprinkler systems. A new gypsum board ceiling will be installed. Suspended panels
with hard reflective surfaces or soft absorptive surfaces may also be added to aid with
acoustics. A catwalk will be added in front of the stage to provide lighting positions.
At the rear of the auditorium some of the seats to be removed that are mentioned above
will facilitate the addition of a small control console area from where audio and video
systems will be controlled. Some lockable storage will be provided. If structural analysis
shows that openings can be placed in the existing back wall of the auditorium then one
of the two existing storage spaces at that location will be converted to provide a locked
space accessible from the lobby with access through to the control booth console. If
structural analysis does not permit openings to be cut in the back wall, then access to the
control booth console will be from within the auditorium at one side.
3 SCENARIOS
Stage/Workrooms
The existing ‘free-standing’ counterweight line sets will be removed. (IMG_0125) A new
counterweight rigging system of approximately 4 line sets will be installed. The rigging
system will allow scene drops and lighting to be hung, but will not have a full fly loft due
to the existing height restraints of the building. The two existing single restrooms on
24 either side of the stage that are accessed from the workrooms will be demolished in
their entirety and the areas incorporated into the side workrooms. A new door from
each workroom will be placed to provide access to the hallway behind the stage. It is
understood that the fire doors at the openings between the stage and the workrooms
are currently not in working order. They will be evaluated to determine if repair or
replacement is needed.
Neither of the existing stairs providing access to each side of the stage from the
auditorium complies with accessibility requirements. One of these stairs and the
associated doors/walls will be re-worked to provide accessible access to the stage. Since
space is at a premium at these locations a potential solution to be investigated by the
design team and the District is the use of a Combination Stairway /Wheelchair Lift. These
products have been approved by DSA on previous modernization projects. Rot has
been observed at the junction of the front edge of the stage and the auditorium floor.
Demolition of the damaged portions of the stage front, associated framing and the
auditorium flooring and in-kind replacement will be required.
Orchestra Classroom
The existing orchestra classroom has a movable partition wall in the center to split the
space in half when needed, however this feature is no longer used. The partition wall and
all accessories will be removed. A/V upgrades will be provided along with some additional
casework for storage needs.
Lobby/Reception
The interiors of the men’s and women’s restrooms accessed from the existing lobby
will be demolished in their entirety. The space of the men’s restroom will be converted
to a storage room while the space of the women’s restroom will create an access point
between the new building addition to the north and the existing lobby space.
Ticket Office
The exterior of the existing ticket office cannot be reached from an accessible path on
campus without entering the building. Two solutions to this issue are:
1. Keep the ticket office in its’ current location and create an interior ticket window to
the existing lobby space. This would require all ticket-purchasers to gain access inside
3 SCENARIOS
the building prior to ticket purchase.

2. Convert the current ticket office to storage or another usable space and provide a
new ticket office along the exterior wall of the new building addition. This ticket office
could be accessed from the interior or exterior of the new building addition depending
on District preference and would have exterior ticket window.
Mezzanine Spaces
25
The current mezzanine houses a small control room which is not accessible. This will be
converted to a location for a follow spot light to be used by technical personnel. Pending
structural analysis on the rear wall of the auditorium, the existing openings will be
increased in size.
SCOPE OF WORK: NEW ADDITION
An addition will be constructed to the north of the existing structure. The addition will
be steel framed construction, seismically separated from the existing structure above
the foundation level. See the structural narrative for further information on expected
structural systems. The size of the addition is estimated at 2,500 sf, with rough overall
dimensions of 110’ in the east-west direction by 23’ in the north-south direction. Exterior
cladding is expected to be a combination of plaster and curtainwall glazing/doors.
Building height will be approximately 20’ to the top of parapet.
Program in the new addition consists of:
- Lobby
- Multi-stall student restrooms
- Individual faculty restrooms
- Individual unisex restroom accessed from (e) stage workroom
- Electrical, data, custodian support space
See the program breakdown for proposed space sizes.
Connections between the existing building and the new addition will occur at four
locations along the north wall of the existing building. Refer to the floor plan diagram.
The floor level of the new addition will be sloped and/or stepped to achieve accessible
access to all the levels in the existing building listed above.
3 SCENARIOS
26
NEW ADDITION APPROX. 2,500 SF
- LOBBY WITH 3 ACCESSIBLE ENTRIES TO AUDITORIUM AT NOTED LOCATIONS REMOVE 24 SEATS TO REMOVE RAMP AND
- STUDENT AND FACULTY RESTROOMS ACCOMODATE ADA SEATING EXTERIOR VESTIBULE
- ELECTRICAL, IDF, CUSTODIAN SUPPORT SPACE ON FLAT PLATFORM
- SINGLE ADA TOILET ACCESSIBLE FROM NORTH WORKROOM
- TICKET OFFICE IF EXTERIOR ACCESS IS DESIRED SINGLE ADA RESTROOM
ACCESSED FROM WORKROOM
CONVERT RR TO ADDED
SF FOR WORKROOM
WORKROOM 27
CONVERT WOMEN’S RR TO ACCESS

PASSAGEWAY TO NEW ADDITION
REMOVE 10 SEATS
FOR NEW CONTROL
BOOTH CONSOLE
LOBBY AUDITORIUM STAGE ORCHESTRA

CLASSROOM
REMOVE 16 SEATS
TO ACCOMMODATE
ADA SEATING
ADD INTERIOR TICKET

TICKET
WINDOW IF INTERIOR
BOOTH
TICKET BOOTH IS DESIRED;
OR;
CONVERT TO SUPPORT SPACE
VEST. WORKROOM
CONVERT MEN’S RR REMOVE 16 SEATS AND INSTALL
TO SUPPORT SPACE WALL-MOUNTED ACOUSTIC
PANELS, TYP. FOR BOTH SIDES
ADD CATWALK ABOVE FOR LIGHTING,

WITH LADDER ACCESS FROM ONE
OF THE CALIPER STORAGE SPACES REMODEL ONE OF THE CONVERT RR TO ADDED
TWO STAIRS AT THE SIDES SF FOR WORKROOM
OF THE STAGE TO PROVIDE
ACCESSIBLE STAGE ACCESS
SCENARIO 1 - 1st Floor N
AUDITORIUM at John Adams Middle School, SMMUSD

1/16”=1’-0”
07.15.2016
28
3 SCENARIOS
Scenario 2 proposes a new building to house similar spaces as the current building.
Refer to the program spreadsheet for the listing and sizes of anticipated spaces. The
footprint of the Scenario 2 building will exceed that of the existing building. A portion of
the existing lawn area to the west of the auditorium will be utilized to accommodate the
additional footprint area.
Auditorium
29
Seating capacity is estimated at 660 seats for Scenario 2. Floor slope will be calculated to
meet ADA requirements while also providing view lines to the performance stage from
all areas. CMU or cast-in-place concrete is anticipated for primary wall construction. The
mass of these materials will aid in providing better acoustics within the space. Additional
suspended light-gauge framed wall panels with gypsum board or veneer finish will reflect
sound and help define the spaces and viewing angles. Acoustic curtains with adjustable
deployment may be needed. Light and sound locks will be utilized at all entry points to
the auditorium to create separation from adjacent spaces.
Suspended below the roof structure and obscuring most of the view to the roof structure
by audience members will be a system of technical catwalks and suspended shaped
panels with hard reflective surfaces or soft absorptive surfaces to address acoustics
as recommended by an acoustician. Mechanical systems, lighting, fire alarm and
fire sprinkler systems will also all be worked into the space below the roof. Catwalk
construction will be steel framed and catwalks will be accessed via caliper spaces or back-
of-house locations. Anticipated height from the stage floor to top of the parapet at the
house is 40’.
At the upper level of seating at the back of the auditorium a control booth for audio
and video systems will be provided. The control booth will consist of a lockable room
for storing equipment as well as a console open to the house chamber. An elevator will
provide access to the upper level seats and control booth.
Stage
The stage is sized to accommodate a performance area of 36’ deep by 40’ wide and a
proscenium height of 19’-6”. Wing spaces of approximately 22’ on either side of the
proscenium opening provide space for a standard rigging system. Anticipated height
from the stage floor to top of the parapet at the stage volume is 53’-0”. This height
permits scenes to be flown completely above the proscenium opening. A grid iron
constructed of steel members at approximately 40’ above the stage floor will support the
theatrical rigging system. Line sets will be a combination of manual and electric.
3 SCENARIOS
Orchestra Classroom
The orchestra classroom will match the size of the classroom in the existing auditorium
building. Acoustic paneling on walls may be used. A teaching wall containing storage,
whiteboard, and A/V connections will be concentrated on one wall to allow the rest of the
space to be left open and flexible. No built-in risers will be used in favor of flexibility.
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Lobby
A public lobby will provide entry to the auditorium in addition to serving as a small
gathering space for use by the school. The lobby size is calculated proportionally based
on the auditorium seat count.
Restrooms and Support Spaces
Fully accessible restrooms for both students and staff will be located in the lobby, along
with support custodial space. Additional single restrooms accessed from the stage could
be provided for use by performers. Electrical, IDF and minimal general storage are also
provided.

3 SCENARIOS
SCENARIO 2 – ALTERNATE DEDUCT
For comparison purposes a deduct alternate was prepared to approximate the cost
of a Scenario 2 building that consisted of a stage and house with the same heights as
the existing building. This is a theoretical scenario only since it would not be astute to
design and construct an industry standard sized stage without the height needed to allow
scenes, lights, etc. to be flown full-height which maximizes the potential of the fully sized
stage.
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The Alternate deduct scenario includes the same programmed spaces as Scenario 2 at the
same sizes. (refer to Program spreadsheet). The building’s height at the stage and house
differs however as detailed below:
• Stage floor level to the top of the roof parapet at the Stage
Scenario 2 53’-0”
Deduct Alternate 31’-6” (matches existing building height)
21’-6” difference
• Stage floor level to the top of the roof parapet at the House
Scenario 2 40’-0”
Deduct Alternate 29’-6” (matches existing building height)
10’-6” difference
Due to less available fly space above the proscenium opening, the rigging system in the
alternate deduct includes less capability than that included in Scenario 2.
The estimated reduction realized in the Alternate Deduct is just under $600,000 in Direct
Costs. Refer to the Opinion of Probable Cost for more detail.
32
3 SCENARIOS
Scenario 3 proposes a new building to house the full range of performing arts spaces for
John Adams Middle School in one location. Currently on campus the choral and band
programs are housed in Building J which is located directly to the east of the auditorium.
Scenario 3 proposes the demolition of both the Auditorium Building and Building J to
facilitate the construction of a new Performing Arts building at this north end of the JAMS
campus. Joint-use of the auditorium with Santa Monica College and the community
at large is anticipated. Refer to the program spreadsheet for the listing and sizes of
anticipated spaces. The footprint of the Scenario 3 building will occupy the full areas on
33
campus that currently houses the Auditorium and Building J and a portion of the existing
lawn area to the west of the auditorium.
Auditorium
Seating capacity is estimated at 750 seats for Scenario 3. A cross aisle will be used to
divide the space into a front seating area of approximately 450 seats on a lesser sloped
slab-on-grade with 300 seats above. Seating positions complying with ADA requirements
will be provided at multiple locations throughout the auditorium to provide a range of
options for people with disabilities to view performances.
A combination of CMU, cast-in-place concrete and steel is anticipated for primary wall
construction. The mass of the CMU and CIP concrete materials will aid in providing better
acoustics within the space. Additional suspended wall panels will reflect sound and help
define the spaces and viewing angles. Acoustic curtains will be hung to help absorb
sound. The degree of curtain deployment will be adjustable so that users can vary this
depending upon the type of performance. Light and sound locks will be utilized at all
entry points to the auditorium to create separation from adjacent spaces.
Suspended below the roof structure and obscuring most of the view to the roof structure
by audience members will be a system of technical catwalks and suspended shaped
panels with hard reflective surfaces or soft absorptive surfaces to address acoustics
as recommended by an acoustician. Mechanical systems, lighting, fire alarm and
fire sprinkler systems will also all be worked into the space below the roof. Catwalk
construction will be steel framed and catwalks will be accessed via caliper spaces or back-
of-house locations. Anticipated height from the stage floor to top of the parapet at the
house is between 40’ and 45’.
At the upper level of seating at the back of the auditorium a control booth for audio
and video systems will be provided. The control booth will consist of a lockable room
for storing equipment as well as a console open to the house chamber. An elevator will
provide access to the upper level seats and control booth.
3 SCENARIOS
Stage + Rehearsal Space
The stage is sized to accommodate a performance area of 36’ deep by 40’ wide and a
proscenium height of 19’-6”. Wing spaces of approximately 24’ on either side of the
proscenium opening provide space for a theatrical rigging system. Anticipated height
from the stage floor to top of the parapet at the stage volume is 55’. This height permits
34 scenes to be flown completely above the proscenium opening. A grid iron constructed
of steel members at approximately 40’ above the stage floor will support the theatrical
rigging system. Line sets will be a combination of manual and electric.
The rehearsal space is programmed to provide the same dimensions as the performance
area of the stage. When not used for performance rehearsals the school can utilize this
space as a large classroom.
Classrooms
Classrooms for the orchestra, choral and band programs will have flat floors with no built-
in risers to provide maximum flexibility. Support spaces such as faculty offices, practice
rooms and storage space supplement the classrooms. A teaching wall containing storage,
whiteboard, and A/V connections will be concentrated on one wall to allow the rest of the
space to be left open and flexible.
Lobby + Hospitality Room
A public lobby will provide entry to the auditorium in addition to serving as a small
gathering space for use by the school. The lobby size is calculated proportionally based
on the auditorium seat count. The hospitality room programmed is intended as support
space for the lobby and the auditorium, providing a lay-down area for basic preparation
and storage for events held at the facility.
Restrooms + Support Spaces
Fully accessible restrooms for both students and staff will be located in the lobby,
along with support custodial space. Dressing rooms and associated restrooms will be
accessible from the stage for use by performers. Electrical, IDF and minimal general
storage are also provided.
3 SCENARIOS
SCENARIO 1 | Structural
Repair/Upgrade of the Existing Auditorium
Building Codes
The existing building was built in conformance with the applicable standards of 1940. All
new construction will need to conform with the current California Building Code, CBC.
Some of the existing construction is undersized by current standards and no longer rec-
ognized as a viable way to resist seismic loads. Justification for the use or modification of 35
these systems will require reference to historic codes and acceptance of this analysis by
the Division of the State Architect, DSA.
1) Truss Repair & Strengthening:

The roof trusses will be repaired and strengthened by adding steel rods to their bot-
tom chords. Many trusses built in the 1930s & 940s throughout southern California
have been successfully repaired and strengthened, including a car dealership in Santa
Monica. There are construction companies which specialize in this type of work. The
top of wall displacement on both the north and south sides is expected to be corrected
when Truss #2 is repaired. See drawing S-1
2) Roof Analysis:
Before reoccupying the auditorium, DSA will require a complete analysis of the roof
and ceiling structure. The 2002 structural remediation included some repair work
which was not adequately documented. Some of this work, which was performed on
all four trusses, will need to be redone. There will be additional portions of the four
trusses which will need to be repaired. Additionally, steel tension rods will be added
to all trusses to strengthen the existing undersized bottom chords. No additional work
associated with the truss to wall connections, walls or parapets is anticipated.
3) Roof Membrane:
The outer roof membrane has been maintained and is in good condition. The ceiling is
secured directly to the bottom chord of the roof trusses. Between the roof trusses, the
ceiling is hung from the roof joists. Where this occurs, the roof joists are overloaded
by current California Building Code standards and will need to be strengthened. It is
anticipated that this will be accomplished by doubling up every third roof joist.
4) Ceiling:
An eight foot wide strip of the existing plaster ceiling wasremoved to facilitate instal-
lation of the shoring under Truss #2.See photo S-2. The auditorium ceiling lateral
bracingconstruction is not compliant with current building coderequirements. DSA will
require that lateral bracing be added. The entire plaster ceiling will be replaced with a
gypsum board ceiling. Replacing the ceiling is not expected to require additional struc-
tural work to the roof trusses or joists beyond that noted in #1, #2 & #3.
3 SCENARIOS
5) Ductwork:
Portions of the ceiling ductwork were removed to facilitate installation of the shoring.
More will need to be removed toprovide access for the repair and strengthening of
the trusses. Much of the existing ductwork has been damaged by people crawlingon
it over the years. See photo S-3. The insulation on the ductwork had deteriorated and
has been removed. Replacement of all ceiling ductwork is anticipated. No additional
structural strengthening is expected to be required to accommodate the replacement
36 ductwork.
6) HVAC:
It is expected that the existing heating and ventilation equipment will be upgraded.
Cooling will be added. New roof top equipment above the lobby and existing
mechanical equipment is expected. Supplemental roof framing to support this
equipment will be required. New duct chases between the lobby floor, the 2nd level
floor and the roof are planned. Incidental light weight framing will be required to
accommodate the new ductwork.
7) Sprinklers:
Current CBC requires sprinklers below the ceiling and possibly in the attic above
the ceiling. The roof structure repairs and upgrades noted above in #1, #2 & #3 are
expected to have sufficient strength to support the additional weight. The new water
supply requirements are discussed elsewhere.
8) Fire Protection:
Current CBC requires additional fire & smoke sensors & audio enunciators. The roof
structure repairs and upgrades noted above are expected to have sufficient strength to
support the additional weight.
9) Stage Floor:
There is moisture/termite damage to the under floor construction in the vicinity of the
stage. Damaged framing will need to be repaired or replaced.
10) AV Lighting & Catwalks:

Installation of new ceiling AV projection, lighting and sound equipment will require
minor light wood framing modifications. Supplemental catwalks for maintenance access
may be added. Catwalks are expected to be constructed from plywood and light wood
framing. The primary roof structure is expected to have sufficient strength to support
these modifications. New catwalks are expected to be accessed via a ladder from one of
the side storage spaces.
11) Acoustic Treatment:

Minor structural framing will probably be required to accommodate additional sound
baffling or other acoustic treatment along the sides of the auditorium. The primary
roof and wall structures are expected to have sufficient strength to support these
modifications.
3 SCENARIOS
12) Building Addition:

To provide access to the lobby, mid seating and front of stage areas and to provide
accessible restrooms and support spaces, a one level addition to the north side of the
building is anticipated. The addition would be located in the space between the existing
auditorium and Pearl Street. The light wood framed structure would be seismically
separated from the auditorium, with connecting passages as required. Total new and
existing openings in the auditorium wall less than 12 feet wide are expected to be
acceptable to DSA. Otherwise an review of the existing nonconforming lateral system
37
will be required. The spread concrete foundation of the addition would be constructed
integrally with the existing foundations.
13) Sound & Light Booth:

The existing floor should have adequate strength to accommodate a sound and light
control booth at the rear of the existing seating area. Minor framing may be required
to build a flat platform on the existing sloped floor. Removing any portion of the rear
auditorium cast concrete wall to accommodate access to the sound and light control
booth would require evaluation of the associated reduction in the lateral strength of the
existing non-conforming lateral system.
14) Existing Lobby:

The existing lobby restrooms do not meet current CBC accessibility requirements. They
are not large enough to accommodate the required fixture and access requirements.
Removing the lobby plumbing and non-bearing partition walls is not expected to
have significant implications to the existing structure. Removing or reconfiguring
the restrooms next to the workrooms adjacent to the stage is not expected to have
significant implications to the existing structure.
15) House Floor:

The slope of the existing auditorium floor does not comply with current accessibility
standards. It is unrealistic to completely reframe the floor. Additional light wood
framing will be required to accommodate the accessibility modifications.
16) 2nd Level Control Booth:

Openings in the 2nd level between the control room and the auditorium totaling less
than 5 feet wide are expected to be acceptable to DSA. Otherwise a review of the
existing nonconforming lateral system will be required.
17) Orchestra Room:

The orchestra room at the east end of the building is not expected to be significantly
impacted by the repair and upgrade of the auditorium. For planning purposes, it is
reasonable to assume that this space could be cleared for occupancy after the truss,
roof & ceiling structural repairs are completed.
3 SCENARIOS
38
3 SCENARIOS
Structural
DRAWING
s
2
39
DRAWING
s
3
DRAWING
s AUDITORIUM PLAN
1
DRAWING s AUDITORIUM SECTION

2
3 SCENARIOS
Structural
40
DRAWING S TRUSS #2 ELEVATION

3
PHOTO S-1 BOTTOM CHORD OF TRUSS

3 SCENARIOS
Structural
41
PHOTO S-2 SHORING UNDER TRUST #2
PHOTO S-3 EXISTING DUCTWORK ABOVE

3 SCENARIOS
Replacement Building to Accommodate the Existing Program:
All new construction will be designed and built in conformance with the requirements
of the current California Building Code. In this scenario, the building square footage
is consistent with the existing building. The stage area height will be increased to
accommodate additional rigging and catwalks. Most new middle and high school
42 auditoriums are constructed using concrete masonry (CMU) walls with supplemental
steel framing. The mass of the walls provides significant acoustic benefit. For planning
purposes, it is reasonable to assume that the replacement building will be built with a
metal roof deck covered with light weight concrete. The roof deck would be supported
by steel beams, joists and trusses. The walls would be CMU. Depending on the building
plan and configuration, steel moment frames might be required in the narrow direction.
Based on a review of the October 2008 geotechnical report for the recently remodeled
administration building, cast concrete spread footings would probably be used
throughout.
Scenario 2 Alternate; Reduced Cost Option:
1) Height Reduction:
The existing floor to ceiling height at the stage is 24’-0”. To accommodate rigging and
catwalks, current middle school auditoriums typically have a floor to ceiling height at
the stage of 46’-0”. The base cost estimate for Scenario 2 assumes construction to meet
current stage design standards. The alternate deduction is provided to rebuild the stage
area to the existing, now sub-standard, height.
2) Type of Construction Reduction:

The existing building is constructed using light wood framing. The roof and walls are
covered with 1x6 diagonal wood sheathing. Wood trusses and built-up wood columns are
used as primary structural supports where 2x members are not adequate. The outside of
the building is covered in stucco, the inside with plaster. As an alternate, the replacement
building could be built using light wood/steel framing. The roof and walls would be
covered with plywood. Steel trusses and wide flange sections would be used as primary
support structure where light wood/steel framing is inadequate. The outside would be
covered with stucco and the inside with drywall. This alternate construction deduction is
provided to build the replacement building out of light wood/steel framing rather than
the acoustically preferred CMU.
3 SCENARIOS
New Building to Accommodate a 750 Seat Auditorium:
All new construction will be designed and built in conformance with the requirements of
the current California Building Code. For planning purposes it is reasonable to assume
that the new building would be built with a metal roof deck covered with light weight
concrete. The roof deck would be supported by steel beams, joists and trusses. Two
levels of seating are anticipated. The upper level is expected to be concrete over metal
deck supported by steel beams, joists and trusses. The walls would be CMU with selected
43
high load areas being built with cast-in-place concrete. Depending on the building plan
and configuration, steel moment frames might be required in the narrow direction.
Based on a review of the October 2008 geotechnical report for the recently remodeled
administration building, cast concrete spread footings would probably be used
throughout.
3 SCENARIOS
MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION SYSTEMS DESIGN CRITERIA
Code Standards and References
• California Building Standards Administrative Code (Title 24, Part 1), 2016
• California Building Code (Title 24, Part 2), 2016
44 • California Building Code (Title 24, Part 3), 2016
• California Mechanical Code (Title 24, Part 4), 2016
• California Plumbing Code (Title 24, Part 5), 2016
• California Energy Code (Title 24, Part 6), 2016
• California Fire Code (Title 24, Part 9), 2016
• California Green Building Code (Title 24, Part 11), 2016
• California Referenced Standards Code (Title 24, Part 12), 2016
Reference Standards and Guidelines
• UL: Underwriters Laboratories, Inc.
Project Location
The modernization and new Auditorium Building will be located at the current site of the
Auditorium Building on the John Adams Middle School campus in Santa Monica, CA.
Santa Monica, CA
CEC Zone 6
Latitude: 34.0° N
Longitude: 118.5° W
Elevation: 15 feet
Outside Design Conditions
The outdoor conditions for the building will follow standard industry guidance. The spaces
will utilize statistical weather data from the California Energy Commission’s 2013 Joint
Appendix 2 (JA2) for Santa Monica, CA. The summer design conditions will be based on
the 0.5% Design Conditions and the winter will be based on the 0.6% Design Conditions.
Summer: 78 °F DB / 65 °F MCWB
Winter: 46 °F DB
The design conditions (i.e., 0.5%) may be exceeded for a number of hours per year (due to
outside temperatures exceeding these design conditions). While designing to the design
conditions by definition indicates that design set points will be exceeded during peak
periods, typical design often requires a minimal amount of over sizing so that control is
always maintained. The following figure shows hours 6-24 for 365 days of weather data
for California Climate Zone 6.
3 SCENARIOS
amount of over sizing so that control is always maintained. The following figure shows hours 6-24 for 365
MECHANICAL,
days ELECTRICAL,
of weather data for PLUMBING
California Climate Zone 6. + FIRE PROTECTION
45
MECHANICAL SYSTEMS
HVAC SYSTEMS
HVAC Systems Descriptions
A highly efficient building is a challenge that can be met with collaboration, dedication,
A communication, and attention
highly efficient building to detail
is a challenge by all
that can bemembers of the ownership,
met with collaboration, design,
dedication, communication, and
and construction team. Essential to a successfully integrated design are creative
attention
thinkingtoabout
detail by
howall and
members
whenof thethebuilding
ownership,
will design,
be used,and
anconstruction
embrace of team. Essential
innovation andto a
collaboration
successfully between
integrated owners
design and endthinking
are creative users and allhow
about members of the
and when the project
buildingdesign
will be and
used, an
construction team, as well as sustained attention to detail throughout project delivery.
embrace of innovation and collaboration between owners and end users and all members of the project
The HVAC
design systems willteam,
and construction be designed
as well astosustained
provide user comfort
attention andthroughout
to detail enhancedproject
indoordelivery.
environmental quality while maximizing energy efficiency and maintaining operability and
serviceability. The amount of energy used by these systems may be minimized through a
The HVAC systems will be designed to provide user comfort and enhanced indoor environmental quality
high performance building envelope, low power consuming systems within the building,
andmaximizing
while a mechanical system
energy responsive
efficiency to the resources
and maintaining of and
operability the serviceability.
site. The amount of energy used
by these systems may be minimized through a high performance building envelope, low power consuming
systems within the building, and a mechanical system responsive to the resources of the site.
Auditorium – John Adams Middle School Basis of Design

4
3 SCENARIOS
Heating
The biggest determining factor in total building heating energy use is not the efficiency of
the source of the heat, but in how quickly it is lost to the outside. Highly insulated roofs,
walls, windows, all help to lower this heating loss. In particular, providing enough glazing
to allow for daylighting without affecting thermal integrity of the assembly is a challenge.
46 Good glass can insulate to the level of R-3 to R-5. When compared to an R-19 wall or an
R-30 roof, significant glazing in any given area of wall or roof severely hampers its thermal
performance. In addition, over-glazing can create local thermal comfort problems due to
drafts on cold days and radiant hot spots on hot days.
In addition to these conductive losses is the infiltration load, which can be as significant,
if not more so, than those other envelope elements. Typical buildings leak one half of
the volume of a given room each hour through the envelope (0.5 air changes per hour).
Providing a robust air barrier, as well as well-detailed windows, doors, joints, seams,
corners, and other openings into the building will eliminate leaks and keep building-wide
infiltration rates at below 0.15 air changes per hour.
Cooling
The architectural design affects comfort and energy use in the cooling season as well
as the heating season. In hot weather, unwanted heat enters the building through
conduction, similar to the heating season, but also through direct solar gains to unshaded
building mass, through unshaded windows, and indirect solar radiation through shaded
windows. Providing enough glazing for good daylighting performance, while limiting the
amount of glass at walls and ceilings such that cooling loads are low enough that our low-
energy cooling strategies are effective is essential to achieving a high performing building.
A factor to consider in how a building interacts with its outdoor climate is its mass.
Building mass has the ability to absorb heat and delay the natural trend to follow
the outdoor temperatures. If the peak outdoor temperature happens at 2PM, a light
construction building will also peak near 3PM, while a heavy mass building will peak
much later in the day, often at 5 or 6PM. Furthermore, the peak temperature that it does
experience inside will not be nearly as high. Consequently, a cooling system may be
downsized for higher building mass construction.
Potential upgrades to the modernization and new building project should be evaluated to
minimize heat gains and losses to limit the sizing of HVAC systems. In the modernization,
we are dealing with existing conditions which may hamper the ability to pursue some
of these efficiencies. A major benefit of this type of building is that the most densely
occupied space functions best with little to no windows, which will lower the loads in that
space. The existing building includes portions that are concrete construction which has
thermal mass. Other portions of the building are wood construction.
3 SCENARIOS
BUILDING DESIGN CONDITIONS
Interior Design Conditions
The proposed space temperature set points for the project are as follows:
DESIGN AIR TEMPERATURE SET POINT
RELATIVE
SPACE TYPE (OF)
PRESSURIZATION
CO2 SENSORS (DCV) 47
SUMMER WINTER
AUDITORIUM 74 ±2 69 ±2 NEUTRAL YES
CLASSROOMS 74 ±2 69 ±2 NEUTRAL YES
LOBBY 74 ±2 69 ±2 POSITIVE YES
ELECTRICAL/IT 74 ±2 69 ±2 NEUTRAL NO
TOILET/JANITOR 78 ±2 68 ±2 NEGATIVE NO
Electrical rooms will be conditioned as required to serve the equipment and maintain
the room at or below 90°F or the lowest maximum temperature allowed from the
manufacturer(s) of the equipment in that room.
Telecommunication spaces will be maintained below a maximum of 78°F with maximum

allowable temperature of 80°F unless dictated otherwise.
Ventilation
For all spaces in the building the design will meet the minimum requirements of Title
24-2016. Ventilation air will be introduced at the air handling unit (AHU) level and will be
mixed with return air or through an energy recovery ventilator (ERV), pending the system
type in consideration.
Exhaust and Space Pressurization
General building exhaust will be provided as follow:

ROOM TYPE EXHAUST RATE EXHAUST RATE (CFM/FIXTURE) (PER Exhaust Rte (CFM/SF) (Per Table
(ACH) TABLE 6-4 ASHRAE 62.1-2007 6-4 ASHRAE 62.1-2007)
JANITOR CLOSETS 10 N/A 1.0
RESTROOMS 10 70 N/A
The exhaust rates will accommodate the largest value of the three options in the table
above.
In toilets and janitor closets, min. 10 air changes per hour (ACH) exhaust assuming 9’-0”
effective ceiling height.
In general, the building will remain slightly positively pressurized relative to the ambient.
All janitor closets and restrooms will be slightly negative relative to adjacent spaces.
3 SCENARIOS
Internal Cooling Loads
The internal cooling loads within a general building typically include that given off by
people, lighting, and equipment.
The following values will be used for occupant heat gains per 2013 ASHRAE Fundamentals
48 Handbook, Chapter 18, Table 1:
SPACE PEOPLE SENSIBLE HEAT GAIN LATENT HEAT GAIN
(SF/OCCUPANT) (BTUH/OCCUPANT) (BTUH/OCCUPANT)
AUDITORIUM PER SEATING PLAN 250 200
CLASSROOMS 20 250 200
LOBBY 15 250 200
ELECTRICAL/IT 0 N/A N/A
TOILET/JANITOR 0 N/A N/A
The following values will be used for equipment and lighting loads:
SPACE PLUG LOAD (W/SF) LPD (W/SF)
AUDITORIUM TBD TBD
CLASSROOMS 1.0 0.8
LOBBY 0.5 1.0
ELECTRICAL/IT TBD 0.6
TOILET/JANITOR 0.0 0.8
HVAC Distribution System
The proposed scope of work includes a modernization option and two (2) new building
options. Under all three options, the intent is to provide heating, ventilating, and air
conditioning (HVAC). The existing design included only heating and ventilating (H&V).
Per discussions with the school’s representatives, it is desired to add an air conditioning
component in any upgrade, although not required by code. Heating and ventilating are
both required by code.
Auditorium HVAC – Modernization and New Building
The Auditorium will be supplied via (1) variable-air-volume (VAV) air-handling unit (AHU)
located in the mezzanine mechanical room or on the roof. The units will include supply
fan, operating on variable frequency drives, will be sized for approximately 8,000 CFM.
The unit itself will also include a DX refrigerant coil, heating section (gas-fired or the DX
3 SCENARIOS
to accommodate the code required economizer capabilities. Currently, the intake and relief is accomplished
section will operate in a heat pump mode), and filter section. If the unit is located in the
via wall louvers.
mezzanine, the economizer section may be accomplished in the ductwork due to space
constraints, in lieu of contained within the AHU assembly. This would include a return
The AHU fan and mixing
will operate as a and relief dampers.
single-zone The unit
VAV controls. If thewill
unitalso include
is located demand
indoors, thecontrol ventilation
DX refrigerant
capabilities utilizing carbon dioxide sensors to modulate outside air. The intake and relief
component will require a remote condensing unit to reject heat to the ambient. This would be required to be
for these units will need to be upsized to accommodate the code required economizer
capabilities. Currently, the intake and relief is accomplished via wall louvers.
located outdoors.
49
The sizingThe AHU willwill
of ductwork operate as ato
be similar single-zone
the existingVAV controls.
ductwork If the
within the unit is located
auditorium area.indoors, the
DX refrigerant component will require a remote condensing unit to reject heat to the
ambient. This would be required to be located outdoors.
Under the modernization, considerations for an indoor or rooftop AHU will dependent on the existing
building’s The sizingand
structure of ductwork
its ability towill be similar tothe
accommodate theweight
existing ductwork
of the within the
new equipment. Asauditorium
the existing area.
unit was
H&V only, the new unit with a cooling element will be heavier than the existing unit.
Under the modernization, considerations for an indoor or rooftop AHU will depend on
the existing building’s structure and its ability to accommodate the weight of the new
equipment.
Lobby HVAC As the existing
– Modernization unit was
and New H&V only, the new unit with a cooling element will be
Building
heavier than the existing unit.
Modernization and New Building: The lobby will be supplied via (1) variable-air-volume (VAV) packaged air-
Lobby HVAC – Modernization and New Building
handling unit (AHU) located on the roof. The unit will include a supply fan, operating on variable frequency
The lobby will be supplied via (1) variable-air-volume (VAV) packaged air-handling unit
drive and will be sized for roughly 2,000 CFM. The unit itself will also include a DX refrigerant section
(AHU) located on the roof. The unit will include a supply fan, operating on variable
(operatingfrequency drive
in cooling and a and
heat will
pump bemode
sized for
forheating),
roughly and
2,000 CFM.
filter The unit
section. This itself will also
will include include
mixing and a
relief
DX refrigerant section (operating in cooling and a heat pump mode for heating), and filter
dampers. The unit will also include demand control ventilation capabilities utilizing carbon dioxide sensors to
section. This will include mixing and relief dampers. The unit will also include demand
modulate control
outside ventilation
air. The AHUcapabilities
will operateutilizing carbon dioxide
as a single-zone sensors to modulate outside air.
VAV controls.
The AHU will operate as a single-zone VAV controls.
Classroom HVAC – Modernization
The classroom will be supplied via (1) rooftop mounted heat pump. The unit will include a supply fan,
operating on variable frequency drive and will be sized for roughly 1,600 CFM. The unit itself will also include
a DX refrigerant section (operating in cooling and a heat pump mode for heating), and filter section. This will
include mixing and relief dampers. The unit will also include demand control ventilation capabilities utilizing
3 SCENARIOS
carbon dioxide sensors to modulate outside air. The AHU will operate as a single-zone VAV controls.
Alternatively, an indoor unit could be provided, however, ventilation and relief air would need to be ducted
into the unit and would result in intake and relief openings in the building. In addition, the unit would
introduce a source ofHVAC
Classroom sound directly into the space. Pending the use of ceilings, this could be a concern.
– Modernization
The HVAC
Classroom classroom will be
– New supplied via (1) rooftop mounted heat pump. The unit will include a supply
Building
fan, operating on variable frequency drive and will be sized for roughly 1,600 CFM. The unit
itself will also include a DX refrigerant section (operating in cooling and a heat pump mode for
Option 1: The Classroom
heating), and filterand support
section. This spaces will mixing
will include be supplied via multiple
and relief dampers.rooftop packaged
The unit will alsoheat pumps,
include
50pendingdemand
the space control
layout.ventilation
Each room capabilities
would beutilizing carbon
provided with dioxide
its own sensors to modulate
unit to handle unit tooutside
thermally zone
air. The AHU will operate as a single-zone VAV controls. Alternatively, an indoor unit could be
the equipment.
provided,The unit itself
however, will also and
ventilation include
reliefa air
DXwould
refrigerant
needsection (operating
to be ducted in cooling
into the unit andand a heat pump
would
mode forresult in intake
heating), and and
filterrelief openings
section. in the
This will building.
include In addition,
mixing and reliefthe unit would
dampers. Theintroduce a source
unit will also include
of sound directly into the space. Pending the use of ceilings, this could be a concern.
demand control ventilation capabilities utilizing carbon dioxide sensors to modulate outside air. The AHU will
operate Classroom HVACVAV
as a single-zone – New Building
controls. Alternatively, an indoor unit could be provided, however, ventilation
and reliefOption
air would need
1: The to be ducted
Classroom into thespaces
and support unit and
willwould result in
be supplied viaintake androoftop
multiple relief openings
packagedinheat
the
building.pumps, pending
In addition, the space
the unit wouldlayout. Eacha room
introduce would
source be provided
of sound directly with its own
into the unitPending
space. to handle
the use of
unit to thermally zone the equipment. The unit itself will also include a DX refrigerant section
ceilings,(operating
this could in
becooling
a concern.
and a heat pump mode for heating), and filter section. This will include
mixing and relief dampers. The unit will also include demand control ventilation capabilities
Option 2:utilizing carbonand
The heating dioxide sensors to modulate outside air. The AHU will operate as a single-zone
air conditioning
VAV controls. Alternatively, an indoor unit could be provided, however, ventilation and relief
loads of the spaces will be accomplished
air would need to be ducted into the unit and would result in intake and relief openings in
the system.
with a VRF building.The
In addition,
VRF uses therefrigerant
unit would
introduce a source of sound directly into
as the cooling and heating medium. A single
the space. Pending the use of ceilings, this
outdoor could be a concern.
condensing unit (CU) is connected
to multiple fan coil units (FCUs). VRF units
Option 2: The heating and air
operate conditioning
the compressor loads
at aofvariable
the spaces
speedwill
be accomplished with a VRF system.
to allow for substantial energy savings during
The VRF uses refrigerant as the cooling
part-loadand heating medium.
conditions. A single outdoor
With the introduction of
condensing unit (CU) is connected
a VRF system with heat recovery, this
to multiple fan coil units (FCUs). VRF
units
technology operate
allows the compressor
the indoor units to at a
variable speed to allow for substantial
simultaneously heat and cool as required,
energy savings during part-load conditions. With the introduction of a VRF system with
while the compressor load benefits from the
heat recovery, this technology allows the indoor units to simultaneously heat and cool as
required,
internal heat while the compressor load benefits from the internal heat recovery.
recovery.
Each of Each of the

the large large(e.g.,
spaces spaces (e.g., classrooms)
classrooms) would bewould be with
provided provided with a FCU.
a dedicated dedicated FCU. space
The lobby The on
lobby space on the 1st floor would be provided with multiple FCUs to serve the load in
the 1st floor would be
the space. Theprovided
FCUs are with multiple
ganged FCUs to
together serve
with the load
a heat in thecomponent
recovery space. The FCUs are
as well asganged
a
togethercondensing unit(s) tocomponent
with a heat recovery condition the air. The
as well as a capacity of the
condensing VRFtosystem
unit(s) willthe
condition beair.
limited
The capacity of
by the quantity of refrigerant within the largest circuit. The California Mechanical Code
the VRF system will be limited by the quantity of refrigerant within the largest circuit. The California
Mechanical Code (CMC) sets refrigerant limits within a volume of space for the various refrigerants. As such,

9
General building exhaust will be provided for the Restrooms and
occupied hours. The exhaust fans shall be manufactured by Gre
3 SCENARIOS
The roof mounted exhaust fan will be a spun aluminum downbla
with electro-commutated (EC) motors when available. These un
These fans will be controlled on when the building is in the occu
on the size of the spaces allocated within the building and would
(CMC) sets refrigerant limits within a volume of

space for the various refrigerants. As such, this will
drive the quantity of FCUs that can be connected to
a single condensing unit. The quantity of CUs will be
developed based on this code criteria. The efficiency
of the system will be improved as more FCUs and
diversity are served by a single CU. 51
This system will require a means of introducing
ventilation to the spaces. This will be accomplished
via an energy recovery ventilator (ERV).
Exhaust Systems
General building exhaust will be provided for the Restrooms

Electrical andand
Rooms Janitor Rooms
Telecom and will
Rooms
operate during occupied hours. The exhaust fans will be manufactured by Greenheck,
Loren Cook, or equal.
The Intermediate-Building Distribution Frame (IDF) closets and e
The roof mounted exhaust fan will be a spun aluminum downblast
24/7 cooling. centrifugal
Each space will be type.
provided with a dedicated split
The units will be provided with electro-commutated (EC) motors when available. These
be controlled
units will be mounted on a wood roof curb. These viacontrolled
fans will be a local thermostat.
on when Athe space temperature senso
building is in the occupied mode. The fan CFM will
DDCbesystem.
dependent on the size
This strategy of thefor
is typical spaces
all three options.
allocated within the building and would be unique to each scenario.
Electrical Rooms and Telecom Rooms Refrigerant piping: Type "L", hard drawn copper tube, with 1” fo
The Intermediate-Building Distribution Frame (IDF) closets and electrical rooms have
electronics that require 24/7 cooling. Each space will be provided with a dedicated split
system air conditioning unit. These units will be controlled via a local thermostat. A space
temperature sensor will be provided to enable feedback to the DDC system. This strategy
is typical for all three options. Auditorium – John Adams Middle School
10
Refrigerant piping: Type “L”, hard drawn copper tube, with 1” foam insulation.
Ductwork Materials
The supply/return air duct system will be galvanized steel of minimum 4-inch water gauge
pressure class for mains. Branch ducts will be minimum 2 inch class. Sealing, reinforcing
and supporting will be according to SMACNA standards. Ductwork will have 1.5” thick foil
faced thermal insulation to minimize heat gain, loss, and prevent condensation. Exposed
supply air ducts in mechanical rooms and in duct shafts will be double wall insulated
sheet metal.
Round ducts will be used to the maximum extent possible. As duct size increases, flat oval
shape is preferred; limit rectangular ducts to areas of space restriction with a maximum
3 SCENARIOS
aspect ratio of 3:1. If due to a structural clearance constraint, duct aspect ratio may be
increased and/or duct cross-section reduced if upstream transition includes angles of 60˚
or less and downstream transition includes angles of 30˚ or less.
The supply air ducts from central air handling unit discharge up to terminal units will
be sized for friction losses between 0.15 to 0.25 inches WG/100 feet but not to exceed a
velocity of 2,000 fpm. The design of constant volume systems will be towards low end of
52 the friction range and variable volume systems to the high end of the range for the full
CFM without diversity.
Supply branch ducts, return air ducts, and general (e.g., toilet) exhaust ducts will be sized
for friction losses between 0.08 and 0.12 inches WG/100 feet but not to exceed 1600 fpm.
Minimum duct size is 8” x 12”, 12” x 8”, 10” x 10”, 10” square, or 6” round regardless of
flow. If air inlet or outlet neck size is smaller than these minimums, the final run out of
less than seven feet in length may be neck size.
Minimum general exhaust duct velocity is 1,200 fpm; maximum is 1,600 fpm.
General exhaust duct system will be galvanized steel of minimum 2-inch water gauge
pressure class. There will be no insulation provided for exhaust ductwork.
Grilles, Registers, and Diffusers
In the general building, a 2’x2’ or 1’x1’ plaque diffuser (Titus model OMNI or equal) will be
used. Diffuser will not include volume dampers. Return grilles are required to be 2’x2’.
Provide 4˚ angled blades for perforated face. Exhaust grilles must be 45˚ angle blade
type.
All grilles, registers, and diffusers will be aluminum.

3 SCENARIOS
ELECTRICAL SYSTEMS
Project Electrical Goals
Convenience
EnergyThe electrical systems will be convenient to maintain, flexible and allow for easy future
Efficiency 53
expansion and modification.
Energy
The most Efficiency
efficient equipment available shall be designed and specified for the electrical systems in order to
reduce the overall energy footprint of the building. Efficient lighting and controls shall be specified to allow the
The most efficient equipment available will be designed and specified for the electrical
Ownersystems in order
to fine tune to reduce
the energy usage.the overall energy footprint of the building. Efficient lighting
and controls will be specified to allow the Owner to fine tune the energy usage.
Visual Feedback
Visual Feedback
Title 24Title 24 requires

requires separation
separation of allow
of loads to loadsmetering
to allowof
metering of various
various systems. Thesystems. Theinclude
design will designthe
will
include the metering for the various electrical systems (lighting, power, mechanical, etc.)
metering for the various electrical systems (lighting, power, mechanical, etc.) and this will be coordinated with
and this will be coordinated with the Mechanical Design team to allow the Building Energy
Management
the Mechanical DesignSystem
team totoallow
collect
thethe electrical
Building metered
Energy information.
Management SystemThis information
to collect can
the electrical
easily be displayed showing the Auditorium’s energy use versus a standard design as
metered information. This information can easily be displayed showing the Auditorium’s energy use versus a
presented in the graphic below.
standard design as presented in the graphic below.
Codes and Standards Codes
• 2016 California Building Code (CBC)

• 2016 California Electrical Code (CEC)
• 2016 California Mechanical Code (CMC)
• 2016 California Plumbing Code (CPC)
• 2016 California Energy Code
• 2016 California Fire Code (CFC)
• 2016 California Green Code (CGC)
3 SCENARIOS
Codes and Standards
• 2016 California Building Code (CBC)

• 2016 California Electrical Code (CEC)
• 2016 California Mechanical Code (CMC)
• 2016 California Plumbing Code (CPC)
54 • 2016 California Energy Code
• 2016 California Fire Code (CFC)
• 2016 California Green Code (CGC)
• 2016 California Referenced Standards Code
• 2013 NFPA 16 Standards for Fire Sprinkler Systems
• 2013 NFPA 20 Standard for the Installation of Stationary Fire Pumps
• 2013 NFPA 72 National Fire Alarm Code
• 2013 NFPA 110 Standards for Emergency and Standby Power Systems
• ADA Standards for Accessible Design- Code of Regulations (Including Amendments)
• State of California Title 24 Energy Code Title 24
• State of California Public Utilities Commission CPUC
• Occupational Safety and Health Administration OSHA
• American National Standards Institute ANSI

• American Society for Testing and Materials ASTM
• Association of Edison Illuminating Companies AEIC
• Certified Ballast Manufacturers CBM
• Electrical Testing Laboratories ETL
• Electronic Industries Association EIA
• Illuminating Engineering Society of North America IESNA
• Institute of Electrical and Electronics Engineers IEEE
• Insulated Power Cable Engineers Association IPCEA
• National Electrical Manufacturers Association NEMA
• International Electrical Testing Association NETA
• National Fire Protection Association NFPA
• Underwriters’ Laboratories UL
Design Criteria
Distribution systems will be sized per the following:
• Office/General Receptacle Loads: 3 W/sqft

• Lighting Loads: 1.0 W/sqft
• Building HVAC/Mech Loads: 6 to 9 W/sqft
• Electric Water Heater Loads: 1 to 2 W/sqft
• Miscellaneous Loads: 1.0 W/sqft
• Telecommunication Loads: 90 W/sqft of IDF/MDF room or per Telecom consultant
3 SCENARIOS
Equipment list
• 20% future/spare capacity
• Mechanical, lighting, and office receptacle loads, and general receptacle loads will be
segregated by panel in order to measure and verify by load types.
• Feeders will be sized for 2% voltage drop and branch circuits sized for 3% voltage drop.
Electrical Systems Description

55
The existing 400A and 100A panels serving the Auditorium would need to be metered
to determine if they have adequate load to support a renovation to the building. If the
metering demonstrated adequate capacity on the existing panels, they could be re-
used to serve the building in Scenario 1, renovation of the existing building with small
additions. If the metering demonstrated inadequate capacity, the following service size
would be recommended.
Based on a load calculation by area of the building in square feet and the type of building
being similar to a theater, a recommended service size has been developed for the
various renovation scenarios being considered. For scenario 1, the new service sizes
would accommodate the added load as mentioned below.
• Scenario 1 Program – 208Y/120V, 800A feed
o New telecom/data infrastructure
o New HVAC load
The Auditorium Building will be served from the existing main switchboard in Room 76 of
Building L. The existing service switchboard appears to have space to add the required
circuit breaker for any of the three scenarios. This service and switchboard will be
modified as required to accommodate the new distribution feeder to the Auditorium.
If a new service is provided for the Auditorium building, the electrical distribution system
will include provisions for future self-generation (photovoltaics), including raceways and
breaker space in the distribution equipment as required by Title 24. The basis for the
sizing will be based on 15% of the available roof space.
Electrical Distribution
Electrical Distribution will be served from the auditorium main switchboard sized per
scenario as listed above. Electrical panelboards will be provided per system to allow
separation per the following:
HVAC and Plumbing Systems
208V, 3 phase, 3 wire, 60 hertz for motors larger than 1/2HP.

120V, 1 phase, 60 hertz for equipment 1/2HP or smaller.
3 SCENARIOS
Large equipment such as the air handling units will be served directly from the
Auditorium Main Switchboard.
A 400A, 208Y/120V, 3 Ph, 4W panelboard will be provided for smaller mechanical
equipment, control circuits and VAV units.
56 Lighting
208Y/120V, 3 phase, 4 wire, 60 hertz LED lighting.

225A, 208Y/120V, 3 Ph, 4W panelboard will be provided to serve the lighting in the
building.
Receptacle Loads
208Y/120V, 3 phase, 4 wire, 60 hertz for general purpose receptacles.
(2) Section, 225A, 208Y/120V panelboards will be provided to serve receptacle loads.
The BDF and IDFs will be equipped with a 100A, 208Y/120V, 3Ph, 4W electrical panel.
Branch circuit design for convenience outlets in corridors and in finished spaces
(calculated at 180W each) – maximum four (4) per circuit for computer loads, and six
(6) per circuit for general use receptacles. Convenience outlets will be provided in all
corridors, back of house spaces (mechanical, electrical, utility rooms), and exterior.
Office spaces will be provided with receptacles appropriate to the furniture layout and
use.
Branch circuit design will be based upon a maximum of 60% load maximum per circuit.
10% spare branch circuits will be provided per panelboard, with 5% spaces available.
Low Voltage Switchboards
The low voltage switchboards will be completely assembled, free standing, with copper
bus bars, full neutral bus, and separate copper ground bus. AIC ratings will be based on
the calculated fault currents. Protective devices will be provided with approved barrier
between sections and extended load terminals.
Protective devices will be circuit breakers. Circuit breakers will molded case type, rated
for application in their intended enclosure with solid state tripping, including adjustable
long time, instantaneous, short time, and ground fault.
Proposed: Square D, Eaton Cutler Hammer, GE, or Siemens
Panelboards
Individual panelboards will have door-in-door construction with up to 42-poles, and

copper bussing, unless otherwise noted in single line diagram. AIC ratings will be based
on the calculated fault currents.
Proposed: Square D, Eaton Cutler Hammer, or approved
3 SCENARIOS
Conduit and Wiring
The electrical design will be based on using the following conduit types: galvanized
rigid steel (GRS) conduit at exterior and exposed to damage; rigid non- metallic conduit
(PVC) for all underground and embedded in concrete; electrical metallic tubing (EMT) for
interior concealed work or above eight feet exposed; flexible metal conduit (Greenfield)
for interior work in short lengths (less than 6’) for the connection of recessed lighting
fixtures, motors, separate building structures and any vibrating equipment; liquid tight
57
flexible metal conduit (Seal tight) wherever moisture may be present.
Equipment Connections
Electrical power connections will be made to all mechanical equipment, domestic hot
water heaters, pumps, etc., including furnishing of all electrically associated devices such
as disconnect switches, contactors, magnetic or manual starters, lock-out switches, etc.,
which are not furnished under the mechanical or plumbing sections.
Grounding
A grounding system will be provided at the Main Electrical Room. The Ground will be
distributed to each electrical room in the building. A separate green ground wire will be
provided for all feeders & branch circuits.
A separate ground system will be coordinated with the IT designers and provided in the
design. This will provide 3/0 CU ground to each BDF/IDF terminated on a ground bar in
each BDF/IDF. This ground will be tied into the building service ground.
All ground buses will be connected to a single ground point located at the project service
entry point. Connect the ground buses using a 1”C-(1) 3/0.
Grounding feeders will be sized as per NEC requirements.
Receptacles
Provide general purpose receptacles for office, equipment and appliances. Weatherproof,
in-use type outlet boxes will be used at all exterior locations.
Specifically marked receptacles in electrified furniture will be interlocked with the

lighting control occupancy sensors such that when the occupant is not there, power to
controlled receptacles is switched off as required by Title 24. Receptacles for equipment
such as computers will be un-switched so as not to damage computer equipment or
files. Switched receptacles will be marked as such so that occupants can properly identify
outlets.
3 SCENARIOS
required by Title 24. Receptacles for equipment such as computers shall be un-switched so as not to
damage computer equipment or files. Switched receptacles shall be marked as such so that occupants can
properly identify outlets.

Emergency, Standby Power, and Egress Lighting
Emergency Egress Standby

Emergency, Lighting Power, and Egress Lighting
Emergency
Emergency Egress
power will Lightingfor all code required equipment. A central lighting inverter shall be
be provided
included to providepower
Emergency power will
to egress and emergency
be provided lights
for all code when utility
required power is Alost.
equipment. Egress
central and Emergency
lighting
lightinginverter
shall bewill be included
controlled to provide
via UL924 relays. power to egress and emergency lights when utility
58 power is lost. Egress and Emergency lighting will be controlled via UL924 relays.
The fireThe firesystem
alarm alarm system
will havewill have dedicated
dedicated emergency emergency battery
battery backup for backup
24 hoursforin 24 hours in mode,
supervisory
supervisory mode, followed by 5 minutes at full alarm.
followed by 5 minutes at full alarm.
UL 924 RELAY WIRING DIAGRAM
UL 924 Relay Wiring Diagram
Lighting Performance Criteria
Light fixtures and systems will be selected, in coordination with the Architect, for efficiency, durability,
maintenance ease, and to accentuate the area architecture.
Indoor lighting will be tailored to the building’s needs and theme. Light fixtures, lamps and drivers will be
selected to maximize energy conservation, provide adequate foot-candles to meet IES standards, provide
glare free illumination, allow users to have flexibility of light levels and harvest daylight savings. Occupancy
controls shall be provided to maximize energy savings in intermittently occupied spaces.

18
3 SCENARIOS
Lighting Performance Criteria
Light fixtures and systems will be selected, in coordination with the Architect, for
efficiency, durability, maintenance ease, and to accentuate the area architecture.
Indoor lighting will be tailored to the building’s needs and theme. Light fixtures, lamps
and drivers will be selected to maximize energy conservation, provide adequate foot-
candles to meet IES standards, provide glare free illumination, allow users to have
59
flexibility of light levels and harvest daylight savings. Occupancy controls will be provided
to maximize energy savings in intermittently occupied spaces.

The illumination levels will conform to the 2011, Tenth Edition of Illuminating Engineering
Society (IES) guidelines, and will be as follows:
The illumination levels will conform to the 2011, Tenth Edition of Illuminating Engineering Society (IES)
Area Average Foot Candles
guidelines, and will be as follows:
Auditorium
Area Offices 20-30 fc

Average Foot Candles
Auditorium
Lobby 10 fc
Offices 20-30 fc
Lobby Restrooms 10 fc 5-15 fc
Restrooms 5-15 fc
Electrical/Mechanical Rooms 10-20 fc
Electrical/Mechanical Rooms 10-20 fc
Telecom Telecom
Rooms Rooms 50 fc 50 fc
Corridors 10-15 fc
Corridors 10-15 fc
Exterior 0.5-2.0 fc
Exterior 0.5-2.0 fc
General office will be provided with dimmable LED recessed or suspended indirect/direct fixtures. Task
lightingGeneral
equippedoffice
withwill
LEDbe provided
fixtures with
will be dimmable
provided in all LED recessed or suspended indirect/direct
offices.
fixtures. Task lighting equipped with LED fixtures will be provided in all offices.
Main lobby area will be illuminated with decorative LED dimmable pendant fixtures.
Main lobby area will be illuminated with decorative LED dimmable pendant fixtures.
Dimmable linear recessed light fixtures equipped with LED and down lights equipped dimmable LED will
illuminate the corridors and restrooms.
Mechanical and Electrical rooms will be illuminated with industrial light fixtures equipped with LED lamping
3 SCENARIOS
MECHANICAL,
Main lobby ELECTRICAL,
area will be illuminated PLUMBING
with decorative + FIRE
LED dimmable PROTECTION
pendant fixtures.
Dimmable linear recessed light fixtures equipped with LED and down lights equipped dimmable LED will
illuminateDimmable linear
the corridors and recessed light fixtures equipped with LED and down lights equipped
restrooms.
dimmable LED will illuminate the corridors and restrooms.
Mechanical and Electrical rooms will be illuminated with industrial light fixtures equipped with LED lamping
Mechanical and Electrical rooms will be illuminated with industrial light fixtures equipped
with LED lamping
60
LED fixtures will be installed on the outside building perimeter as needed. All exterior lighting, including
LED fixtures will be installed on the outside building perimeter as needed. All exterior
building perimeter lighting will conform to the campus exterior lighting policy.
lighting, including building perimeter lighting will conform to the campus exterior lighting
policy.
The perimeter of the buildings will be highlighted by wall
19 mounted light fixtures and down lights located to
enhanceThe perimeter
architectural of the buildings
features. will be
These fixtures willhighlighted
also provideby wall mounted
coverage light fixtures
for pedestrians and down
in proximity of the
lights located to enhance architectural features. These fixtures will also provide coverage
buildings.for pedestrians in proximity of the buildings.
Lighting power densities will be minimized to help contribute to the Overall Building
Lighting energy performance
power densities will beand meet or
minimized to exceed the California
help contribute EnergyBuilding
to the Overall Code. energy performance and
meet or exceed the California Energy Code.
Lighting Controls
An addressable lighting control system that allows the controls to be distributed throughout the building
close to the light fixtures being controlled will be provided.
3 SCENARIOS
Lighting Controls
An addressable lighting control system that allows the controls to be distributed

throughout the building close to the light fixtures being controlled will be provided.
The Lighting control systems for the project will have the ability for granular control of
each light fixture or zone (depending on design), device management, load monitoring,
and Automatic Demand Response (ADR).
61
The addressable lighting control system will be controlled through software residing
on a dedicated head-end server, which allows integration with the campus energy
management system.
The lighting control head end will have capability of control and monitoring of any space
in a cluster by area or zone and set schedules/presets.
All control devices (switches, occupancy sensors, photo sensors, etc.) are low voltage
and do not require power wiring. They are connected via data wiring. Because these are
not directly tied to the fixture, it allows any lighting control device to be assigned to any
fixture (or controlled zone) via programming.
Each fixture or group of fixtures will be controlled by individually addressable control

module, sensor and controller and communicate its status (occupancy, daylight,
temperature) to a gateway. Provide a lighting control system that can respond to available
daylight by switching or dimming electric light to save energy and extend lamp life.
Addressable lighting controls systems allow for automatic daylight harvesting which
will reduce electric lighting consumption by continuously dimming fixtures and filling
the spaces with abundant, free daylight where possible. The daylight harvesting system
will utilize photocells which will sense daylight levels in the space and will dim down the
lights, as opposed to turning the fixture completely off. When the lights are dimmed, and
eventually turned off if the daylight levels are sufficiently high, the result will be energy
savings which translate to lower energy and operating costs. Further energy savings can
be achieved through high-end trimming.
We would recommend utilizing a system such as nLight or an equivalent to allow these

controls.
Controls in individual areas would meet the following:
The Auditorium building will be provided with daylight harvesting as required by code and
to take advantage of the proposed glazing. In addition, all light fixtures will be dimmable
to allow varying “scenes” ranging from general use and performance.
Offices will be provided with occupancy sensors and local dimming control switches to
allow the individual users to set the lighting levels to their preference.
3 SCENARIOS
Toilet rooms will include occupancy sensor controls to turn off all the non-night light
fixtures when the room is not occupied. Occupancy sensor time delays will be set at a
minimum of 30 minutes.
Back of house rooms such as storage rooms, janitorial rooms, equipment rooms, etc. will
be controlled by local occupancy sensors.
62
Exterior lighting fixtures will be turned on by a photocell placed at an appropriate location
on the exterior of the building. Light fixtures which are designated as essential for security
will be turned off by a photocell as well. Light fixture which are designates as ornamental
will be turned off by the time clock function of the lighting control panel. Exterior motion
sensors will increase lighting levels when people are present and reduce to minimum 50%
lighting levels when areas are vacant.
3 SCENARIOS
Energy Monitoring & Sub-metering
Energy
If a new Monitoring & Sub-metering
service is provided for the Auditorium building, an electrical meter will be provided for the Auditorium
main switchboard to monitor segregated load types. Branch circuit level metering is not anticipated at this
If a new service is provided for the Auditorium building, an electrical meter will be
provided
time. for the Auditorium main switchboard to monitor segregated load types. Branch
circuit level metering is not anticipated at this time.
Loads shall be segregated at the panel level as follows:
Loads will be segregated at the panel level as follows:
• HVAC
• HVAC
63
• IDF/Telecom
• IDF/Telecom
• Process/Plug Loads
• Process/Plug Loads
• Domestic Water
• Domestic Water
• Systems Lighting
• Systems Lighting
Comprehensive power,
Comprehensive power, energy,
energy, and demand
and demand measurements
measurements willincluding:
shall be collected be collected
Voltageincluding:
and
Voltage and current: per phase minimum, maximum, and average.
current: per phase minimum, maximum, and average.
Power: kVA, Watts, kVAR, and Power Factor

Power: kVA, Watts, kVAR, and Power Factor
Demand: Forward, reverse, net, sum, load profile, and export.

Demand: Forward, reverse, net, sum, load profile, and export.
Energy monitoring
Energy monitoring system
system will the
shall have have thetoability
ability towith
interface interface
an ownerwith an owner
provided provided
Dashboard.
Dashboard.
Square D Powerlogic Intercept Square D Ion 6200Series
Eaton Power Xpert System Coulomb Charge point

22
Low Voltage Systems
Fire Alarm
The 2013 California Code of Regulations, Title 24 Part 2 California Building Code (CBC) Section 907 and Part
9 California Fire Code (CFC) Section 907 require EVAC systems in Group E occupancies and some specific
Group A occupancies. The Division of the State Architect (DSA) submitted an Interpretation of Regulations
3 SCENARIOS
Low Voltage Systems
Fire Alarm
The 2013 California Code of Regulations, Title 24 Part 2 California Building Code (CBC)
Section 907 and Part 9 California Fire Code (CFC) Section 907 require EVAC systems in
64 Group E occupancies and some specific Group A occupancies. The Division of the State
Architect (DSA) submitted an Interpretation of Regulations (IR) F-1 to clarify when the
installation of Fire Emergency Voice/Alarm Communication (EVAC) systems in public
schools are required. Based on this IR, the system will need to be upgraded to (EVAC) in
any of the three scenarios.
The fire alarm system for the Auditorium will need to be upgraded to a fully automatic,
addressable, voice evacuation fire alarm system. This will be provided for the facility
and will be designed conforming to current California Building Code and NFPA 72. New
initiating devices comprising of smoke detectors, heat detectors, manual pull stations
and duct detectors will be installed per current codes. New indicating devices will
consist of speakers and strobes and will be distributed and installed throughout the
proposed buildings per current CBC and CFC codes. The new fire alarm system will be
manufactured by Simplex per the campus standard.
There is no voice evacuation for fire alarm currently on campus. In order to

accommodate the new voice evacuation system that will be required for the Auditorium,
there are two options:
1. A separate voice evacuation system panel would be added to serve the

Auditorium and would communicate back to the existing campus fire alarm control
panel in Building Q. This option is more cost effective, but will reduce the amount of
control that one has at the Main fire alarm control panel.
2. The entire campus fire alarm system would be upgraded to meet the new code
and be a voice evacuation system. This would involve the replacement of devices,
wiring and conduits throughout the entire campus. This is the more costly option,
but would provide the campus with an integrated fire alarm system that would be
controlled by a single fire alarm control panel
3 SCENARIOS
PLUMBING SYSTEMS
The goal of the new plumbing design is to provide clean and sanitary facilities for
maintenance personnel while reducing the water and energy consumption of the system
by incorporating efficient fixtures and minimizing energy losses associated with the
domestic hot water system.
Governing Codes
65
• 2016 California Building Standards Administrative Code (Title 24, Part 1)

• 2016 California Building Code (Title 24, Part 2)
• 2016 California Mechanical Code (Title 24, Part 4)
• 2016 California Plumbing Code (Title 24, Part 5)
• 2016 California Energy Code (Title 24, Part 6)
• 2016 California Fire Code (Title 24, Part 9)
• 2016 California Referenced Standards Code (Title 24, Part 12)
• ANSI American National Standards Institute

• UL Underwriters Laboratories
• AGA American Gas Association
• ASME American Society of Mechanical Engineers
• ASSE American Society of Sanitary Engineers
• ASTM American Society for Testing and Materials
• AWWA American Water Works Association
• CISPI Cast Iron Soil Pipe Institute
• NSF National Sanitation Foundation
• PDI Plumbing and Drainage Institute
• ASR Automatic Sprinkler Riser
• NFPA Standards 10, 13 & 24
Design Criteria
• Reduce domestic water consumption and the resulting wastewater production.

• Reduce energy consumption associated with heating and transporting hot water.
• Plumbing fixtures, equipment, pipes, and fittings will be selected as to be consistent
with the school’s Standard.
3 SCENARIOS
Water Conservation
Low-flow fixtures will be used in all of the domestic water spaces and will reduce the
domestic water demand by as much as 35% exclusive of landscape irrigation and kitchen
uses.
66 Fixture flowrates: Water Closets: 1.28 gpf

Urinals: 0.125 gpf
Lavatories: 0.35 gpm
Water Systems
Domestic Cold Water (DCW)
Current California Building Codes mandate a much higher plumbing fixture count for
both Men’s and Women’s restrooms based on the existing auditorium seating capacity.
The existing Building K has (1) 2” connection for domestic water. It enters from the
northeast end of the building. Size of the existing DCW system appears to be inadequate
and would need to be verified to determine if it has adequate capacity to serve the new
higher plumbing fixture counts needed based on current codes. The new domestic cold
water connection will be coordinated with the design team. In addition, this piping has
reached its useful life and would need replacement. This piping would be demolished
within the building back to the POC from civil (5’ from the building). In general, since this
pipe is undersized, this would need to be demolished back to an adequately sized pipe.
Civil/site drawings are not available at this time so the extend of piping on the site is not
known.
Water velocity will not exceed 8 ft/sec for domestic cold.
Groups of fixtures on will be provided with isolation valves for ease of maintenance. Each
plumbing fixture will also be provided with individual isolation valves (fixture stops) for
maintenance purposes.
Domestic Hot Water (DHW)
There is no domestic hot water being supplied to the existing building fixtures. Domestic
hot water will be provided to the new restroom lavatories, break room sinks (if any), and
janitor’s closets. Water will be supplied to the lavatories at a blended temperature of
105˚F for hand washing. A tempering valve compliant with the California Plumbing Code
will be provided to ensure hot water is no higher than 105˚F at fixtures. The user will not
be able to change the temperature of the water at the lavatories.
Hot water for all areas will be provided at 105˚F except for the janitor’s closets, which will
be provided at 120˚F for sanitation and the break room sinks will be provided with 110˚F
water.
3 SCENARIOS
Since natural gas is available, domestic water heating will be achieved by providing new
high-efficiency gas-fired water heaters. The domestic water heaters will be set to produce
120˚F hot water. Domestic hot water system will have a recirculating pump to insure
immediate delivery of hot water to all fixtures.
Groups of fixtures will be provided with isolation valves for ease of maintenance. Each
plumbing fixture water supply will also be provided with individual isolation valves. Water 67
velocity will not exceed 5 ft/sec for domestic hot water.
The new domestic hot water system will be sized based on Chapter 6, of the California
Plumbing Code.
Natural Gas piping (G)
The existing gas main serving the auditorium is a 3” gas line. We would recommend
replacement of existing piping as it original to the building and has reached its useful
life. This is to ensure that the decades old gas piping does not pose maintenance issues
after the substantial new auditorium upgrade. Since new HVAC gas-fired space heating
equipment and new gas-fired plumbing water heater(s) are being planned, the gas
pipe size/capacity will be evaluated in light of these new gas loads to be added. The gas
company will be contacted to ensure the existing gas meter is adequate to handle the
increased gas load.
Other Systems
Sanitary Waste and Vent System (SAN AND V)
Since new and higher quantities of Plumbing fixtures would be provided in accordance
with current California building codes, we recommend existing hub-and-spigot cast iron
sanitary waste and vent piping to be replaced with new no-hub cast iron piping. This
is to ensure that the decades old piping does not pose maintenance issues after the
substantial new auditorium upgrade. The new sanitary waste (SAN), and vent (V) system
will be provided throughout the building in accordance with the California Plumbing
Code. All sanitary sewer will terminate 5 feet outside the building. The Civil Engineer will
provide the continuation from 5 feet and beyond. The new sanitary sewer, waste and vent
system will serve the restrooms, janitor closets, break rooms/kitchenettes (if applicable)
and mechanical equipment areas. A gravity drainage system will be provided for fixtures
above grade. Floor drains with trap primers will be provided for each restroom containing
two or more water closets and/or urinals. Vent termination through roof will be
coordinated. Indirect waste system will be provided to accommodate indirect waste from
HVAC equipment.
The building sanitary drainage and vent system will be sized based on Chapter 7 of the
California Plumbing Code.
3 SCENARIOS
Roof and Storm Drainage System (SD)
We recommend existing roof and overflow drains and existing hub-and-spigot cast iron
roof drainage piping to be replaced as they are original to the building and have reached
their useful life. New storm drain and overflow drain piping will be no-hub cast iron
piping. This is to ensure that the decades old piping does not pose maintenance issues
68 after the substantial new auditorium upgrade.
Roof drainage will be accomplished by a traditional roof and overflow drain system.
Overflow roof drains (OD) will be routed down through the building. The overflow drains
will then be piped to the building exterior wall where they will discharge at 6” above grade
onto a splash block. The overflow discharge locations will not affect any staff or student
walkways. The storm drain leaders will be routed and connected to the underground
storm drainage. The storm drainage will terminate 5 feet outside building and Civil
Engineer will provide from 5 feet and beyond. The building storm drainage system will
be sized based on Chapter 11 of the California Plumbing Code. Sized will be based on 4”/
hour rainfall.
Drains and Wastes
The existing building does not include any condensate waste as there are no cooling
components within the building. New condensate waste (CD) from new cooling coils
and other mechanical equipment will be discharged as an indirect waste to a location
acceptable to the Authority Having Jurisdiction and connected to sanitary sewer system.
All indoor and or concealed condensate piping will be insulated.
Noise and Vibration Control
Products, including toilets, urinals, and flush valves, will be selected to minimize the
generation of noise and vibration into the domestic water system. A minimum 1/4-inch
resilient material will be provided between domestic hot and cold water piping, waste and
vent lines and the building structure. Specific noise and vibration control measures for
Domestic Water, Waste and Vent Piping include:
• Horizontal Suspended: Tolco Clevis Hanger with felt. Provide cable seismic restraints if
required by code.
• Horizontal Supported: Elmdor Stoneman Trisolator
• Riser Supports: Hubbard Holdrite Silencer #278 between riser clamp and building
structure
• Partition Penetrations: Coordinate with other trades to avoid contact where plumbing
penetrations occur
3 SCENARIOS
Equipment, Materials, and Accessories
Restroom Fixtures
(Fixtures selected as per typical style/flush & flow rates. Will need to coordinate with
school for further direction on standard fixtures. See photos below)
• American Standard Wall Mounted Flush Valve Toilet model AFWALL

o 1.28 gpf sensor-operated
69
o Maximum Performance MaP Test score of 1000
• American Standard Wall Mounted Flush Valve Urinal model WASHBROOK
o 0.125 gpf sensor-operated
• SLOAN Optima Plus- Sensor-Operated Faucet
o 0.35 gpm aerator
• Other Fixtures
o Mop Sink
o Break room/Kitchenette Sinks
Equipment
• High-efficiency Gas Fired Domestic Hot Water heater

o Hot Water Recirculating Pump
o Backflow preventers
• Piping Materials Storm and Overflow Drainage: Cast Iron No Hub with stainless steel
couplings
• Sanitary Waste and Vent: Cast Iron No Hub with stainless steel couplings
• Potable water (above ground): Copper Type L Distribution Piping - Passivated – CARUS
8500 Treatment Chemical, per Facility Standard. Potable water (below ground): Copper
Type K Distribution Piping - Passivated – CARUS 8500 Treatment Chemical, per Facility
Standard - 20 mil polyethylene tape and/or pipe sleeve.
• Condensate drain pipe: Copper Type L Drainage Piping
• Insulation: Fiberglass w/ PVC jacket
Accessories
• Water Hammer Arrestors

• Trap Primers
• Balancing and Shut-off Valves
• Check Valves
• Floor Cleanouts
• Wall Cleanouts
• Overflow Drain terminations with splash blocks
Accessories
• Water Hammer Arrestors

3 SCENARIOS
• Trap Primers
• Balancing and Shut-off Valves
• Check Valves
MECHANICAL,
• Floor Cleanouts
ELECTRICAL, PLUMBING + FIRE PROTECTION
• Wall Cleanouts
• Overflow Drain terminations with splash blocks
70
American Standard Wall Mounted Flush Valve American Standard Wall Mounted Flush Valve
Water Closet, 1.28 GPF Urinal, 0.125 GPF
SLOAN Optima Plus- Sensor-Operated Faucet 1.5 GPM flow rate shower Head
“Energy Star” High Efficiency Gas Fired Water Elkay Wall Mounted Stainless Steel Drinking
Heater Fountain with bottle filler

29
3 SCENARIOS
JAMS Auditorium
162-16018
PLUMBING FIXTURE CALCULATIONS

References:
TABLE A OCCUPANT LOAD FACTOR in CPC 2013 (page 64)
TABLE 422.1 MINIMUM PLUMBING FACILITIES in CPC 2013 (page 59-63) 71
SCENARIO 1: MODERNIZATION OF (E) BUILDING PLUS ADDITION SCENARIO 2: NEW BUILDING SCENARIO 3: NEW BUILDING
NOTE: Circulation, storage, etc. not counted towards plumbing fixture calcs NOTE: Circulation, storage, etc. not counted towards plumbing fixture calcs NOTE: Circulation, storage, etc. not counted towards plumbing fixture calcs
Occupants Occupants Occupants

SF Occupancy Load Occupants Rounded SF Occupancy Load Occupants Rounded SF Occupancy Load Occupants Rounded
(E) 606 fixed seats - A-1 0.5 303 303 660 fixed seats - A-1 0.5 330 330 750 fixed seats - A-1 0.5 375 375
(E) Ticket Office 94 B 200 0.47 1 Ticket Office 94 B 200 0.47 1 Ticket Office 100 B 200 0.5 1
(E) Orchestra Classroom 1,605 E 50 32.10 33 Orchestra Classroom 1,605 E 50 32.10 33 Orchestra Classroom 1,900 E 50 38.00 38
(N) Control Booth 100 E 50 2.00 2 Control Booth 300 E 50 6.00 6 Control Booth 350 E 50 7.00 7
339 370 Orchestra Music Library 100 B 200 0.50 1
(170 females, 169 males) (185 females, 185 males) Orchestra Office 120 B 200 0.60 1
Orchestra Practice Rooms 450 E 50 9.00 9
Hospitality Room 150 B 200 0.75 1
Rehearsal space 1,440 A-1 15 96.00 96
Dressing Rooms 700 A-1 15 46.67 47
Band Classroom 1800 E 50 36.00 36
Band Office (primary) 100 B 200 0.50 1
Band office (secondary) 160 B 200 0.80 1
Band Practice 240 E 50 4.80 5
Choir Classroom 2100 E 50 42.00 42
Choir Office 80 B 200 0.40 1
662
(331 females, 331 males)
REQUIRED: REQUIRED: REQUIRED:

Water Closets Urinals Lavatories Water Closets Urinals Lavatories Water Closets Urinals Lavatories
Male Female Male Male Female Male Female Male Male Female Male Female Male Male Female
1: 1-100 1: 1-25 1: 1-200 1: 1-200 1: 1-100 1: 1-100 1: 1-25 1: 1-200 1: 1-200 1: 1-100 1: 1-100 1: 1-25 1: 1-200 1: 1-200 1: 1-100
2: 101-200 2: 26-50 2: 201-300 2: 201-400 2: 101-200 2: 101-200 2: 26-50 2: 201-300 2: 201-400 2: 101-200 2: 101-200 2: 26-50 2: 201-300 2: 201-400 2: 101-200
3: 201-400 3: 51-100 3: 301-400 3: 401-600 4: 201-300 3: 201-400 3: 51-100 3: 301-400 3: 401-600 4: 201-300 3: 201-400 3: 51-100 3: 301-400 3: 401-600 4: 201-300
4: 101-200 4: 401-600 4: 601-750 5: 301-500 4: 101-200 4: 401-600 4: 601-750 5: 301-500 4: 101-200 4: 401-600 4: 601-750 5: 301-500
6: 201-300 6: 501-750 6: 201-300 6: 501-750 6: 201-300 6: 501-750
8: 301-400 8: 301-400 8: 301-400
170 females, 169 males 2 4 1 1 2 185 females, 185 males 2 4 1 1 2 331 females, 331 males 3 8 3 2 5
PROPOSED: PROPOSED: PROPOSED:

Water Closets Urinals Lavatories Water Closets Urinals Lavatories Water Closets Urinals Lavatories
Male Female Male Male Female Male Female Male Male Female Male Female Male Male Female
Student Bathrooms 2 4 1 1 2 Student Bathrooms 2 4 1 1 2 Student Bathrooms 2 7 3 2 4
Faculty Bathrooms 1 1 0 1 1 Faculty Bathrooms 1 1 0 1 1 Faculty Bathrooms 1 1 0 1 1
Convenience Unisex 1 0 1 Convenience Unisex 1 0 1 Convenience Unisex 1 0 1
72
3 SCENARIOS
Fire Protection System
It is anticipated that under the current California Building/Fire Code, the entire auditorium
will need coverage. A preliminary consultation with the local City & State Fire Marshal
will be had to ensure current ordinances are adhered to comply with requirements of
authorities having jurisdiction. The automatic fire sprinkler system will be fed via the
on-site fire main. The existing fire water for the hose cabinets enters the building at the
south end of the building, near the DCW connection. The fire sprinklers added to the
73
stage area are served from a branch near the north side of the building. The existing
lines are undersized to serve the building and would need to be upsized. A new double
detector check valve assembly will be installed outside the building to protect the supply
water main. Downstream of the building double detector check valve assembly, a fire
department connection (for fire-fighter use) will be provided to allow the local fire
department to supplement/pressurize the building fire sprinkler system.
Governing Codes
• 2016 California Fire Code (PART 9)

• 2013 NFPA 13 – Standard for the Installation of Sprinkler Systems
• NFPA 24 - Standard for the Installation of Private Fire Service Mains and their
Appurtenances, 2010 Edition
Design Criteria
The hydraulically designed automatic fire sprinkler system will be provided with a
minimum 10 percent safety margin. Piping will be concealed above ceilings and within
walls except for non-public equipment rooms without ceilings.
Sprinkler heads will be spaced for symmetry with ceiling features. This will require
additional heads that will be provided in base bid. Basis of head location will be:
• Equal distance between lights.

• Equal distance between lights and wall.
• Equal distance between lights and air inlets and outlets.
• Equal distance between wall, lights, and air inlets and outlets.
• Locate in center of ceiling tiles.
• Lab module head layout will be repeated.
• Provide coverage for rooms, void spaces, overhangs and as required by code.
3 SCENARIOS
The actual fire sprinkler system provided is subject to the school’s approval.
The sprinkler system will be hydraulically designed to meet the following densities:
1. Light Hazard 0.1 GPM per ft2 over the most remote 1500 ft2
74 2. Ordinary Hazard 0.2 GPM per ft2 over the most remote 1500 ft2
3. Protection Area per head
a. Light Hazard 200 ft2 – smooth ceiling
68 ft2 – other type of construction
b. Ordinary Hazard 130 ft2
4. Application
a. Light Hazard Offices, classrooms, auditoriums
b. Ordinary Hazard Mechanical rooms, storage rooms, stages/
prosceniums
Systems Description
A new fire-riser valve will be provided to serve the automatic fire sprinkler system. The
maximum floor area to be protected by a sprinkler riser valve will be 52,000 square
feet. All fire valves except the drain and sprinkler test valve will be provided with a valve
supervision switch or tamper-resistant padlocks. The entire building will be protected by
a hydraulically calculated automatic wet sprinkler system. Each floor will be provided with
its own sprinkler control valve, flow switch and drain valve.
Materials
Sprinkler heads in ceilings will be completely recessed pendant type with white or chrome
finish cover plate flush with ceiling. Sprinkler heads will generally be concealed heads,
but exposed in non-finished spaces such as mechanical rooms. Provide high temperature
sprinkler heads in electric rooms. Provide OS&Y gate or butterfly valves with tamper
switches to isolate heads at these rooms.
Piping will be ASTM A 795 steel piping schedule 40 black steel-pipe. Connections or fittings
will be threaded, flanged, grooved or welded.
PROGRAM COMPARISON

76
PROGRAM - SMMUSD JAMS Auditorium Feasibility Study
7.15.2016
SCENARIO 1 PROGRAM SCENARIO 2 PROGRAM SCENARIO 3 PROGRAM

Renovation of existing building with small addition. (N) building to accommodate similar program as the (e) building but will full height stage/house (N) building for a 750 seat auditorium and orchestra, choral & band programs.
750 seat auditorium will contain a cross-aisle to split the seats into 450 +/- in front and 300+/- at back.
Joint Use project with SMC
Site work would include break-out space from lobby for function use
BUILDING K - AUDITORIUM & ORCHESTRA NEW BUILDING K - AUDITORIUM & ORCHESTRA NEW BUILDING K - AUDITORIUM, ORCHESTRA, CHORAL, BAND
SPACE # SF TOTAL NOTES SPACE # SF TOTAL NOTES SPACE # SF TOTAL NOTES
(E) Auditorium (606 seats) 1 5,075 5,075 - Current seat count = 688 (N) 660 seat Auditorium 1 7,286 7,286 (N) 750 seat Auditorium 1 8,280 8,280
- Remove:
- 32 seats for acoustic treatment
- 16 seats for ADA seating at rear
- 10 seats for control booth
- 24 seats for ADA seating at north
center
(E) Stage 1 2,278 2,278 This includes the 'workrooms' at either (N) Stage 1 3,024 3,024 84' w x 36' deep (N) Stage 1 3,168 3,168 88' w x 36' deep
side (258sf at west, 278sf at east) 40'w x 19.5' h proscenium 40'w x 19.5' h proscenium
Side stage areas would be used for
storage
(E) Orchestra Classroom 1 1,605 1,605 (N) Orchestra Classroom 1 1,605 1,605 (N) Orchestra Classroom 1 1,900 1,900 77
(N) Orchestra Storage 1 200 200
(N) Orchestra Music Library 1 100 100
(N) Orchestra Office 1 120 120
(N) Orchestra Practice Rooms 6 75 450
(E) Lobby 1 700 700 (N) Lobby 1 1,155 1,155 1.75sf/fixed seat (N) Lobby 1 1,688 1,688 2.25sf/fixed seat
(N) Hospitality Room 1 150 150
(E) Ticket Office 1 94 94 (N) Ticket Office 1 100 100 (N) Ticket Office 1 100 100
(E) Projection Booth on 2nd floor 1 176 176 (N) Projection / Audio / Video room 1 300 300 (N) Projection / Audio / Video room 1 350 350
(E) Storage/Mech. on 2nd floor 1 710 710 (N) General Storage 1 150 150 (N) General Storage 1 150 150
(N) Backstage storage 1 1,000 1,000
(N) Rehearsal space 1 1,440 1,440 36' x 40' to match performance area
(N) Dressing Rooms 2 350 700
(N) Bathrooms for dressing rooms 2 60 120
(E) Restroom at stage right 1 50 50 convert to storage/support
(E) Restroom at stage left 1 45 45 convert to storage/support
(E) Men's restroom at lobby 1 112 112 convert to storage/support
(E) Women's restroom at lobby 1 113 113 convert to storage/support
(E) Circulation, walls, support space 1 1,630 1,630
EXISTING Subtotal 12,588
(N) Student Restrooms 2 252 504 Approximate 23'x110' addition (N) Student restrooms 2 252 503 (N) Student restrooms 2 286 572
(N) Faculty Restrooms 2 60 120 (N) Faculty restrooms 2 60 120 (N) Faculty restrooms 2 60 120
(N) Custodian 1 60 60 (N) Custodian 1 60 60 (N) Custodian 1 60 60
(N) IDF/MDF 1 90 90 (N) IDF/MDF 2 90 180 (N) IDF/MDF 2 90 180
(N) Electrical 1 90 90 (N) Electrical 2 90 180 (N) Electrical 2 90 180
(N) Lobby/Circulation at north side 1 1,636 1,636 (N) Elevator and Machine Room 1 160 160
NEW Subtotal 2,500 (N) Elevator and Machine Room 1 160 160
BUILDING K TOTAL 15,088 Subtotal 14,823
Circulation, including stairs and light locks 1,779 calculated at 12%
BUILDING K TOTAL 16,602
BUILDING J - CHORAL/BAND BUILDING J - CHORAL/BAND

SPACE # SF TOTAL SF NOTES SPACE # SF TOTAL SF NOTES
(E) Band Classroom 1 1,790 1,790 (E) Band Classroom 1 1,790 1,790 (N) Band Classroom 1 1,800 1,800
(E) Band Office 1 104 104 (E) Band Office 1 104 104 (N) Band Office (primary) 1 100 100
(N) Band office (secondary) 2 80 160
(E) Band Storage 1 324 324 (E) Band Storage 1 324 324 (N) Band Storage 1 500 500
(E) Band Practice 4 41 164 (E) Band Practice 4 41 164 (N) Band Practice 4 60 240
(E) Band Uniform Storage 1 110 110 (E) Band Uniform Storage 1 110 110 (N) Band Uniform Storage/Music Library 1 110 110
(E) Band Music Library 1 110 110 (E) Band Music Library 1 110 110
(E) Choir Classroom 1 2,107 2,107 (E) Choir Classroom 1 2,107 2,107 (N) Choir Classroom 1 2,100 2,100
(E) Choir Storage 1 164 164 (E) Choir Storage 1 164 164 (N) Choir Storage 1 500 500
(E) Choir Storage 1 228 228 (E) Choir Storage 1 228 228
(E) Choir Office 1 68 68 (E) Choir Office 1 68 68 (N) Choir Office 1 80 80
(E) Closet 1 32 32 (E) Closet 1 32 32
(E) Restrooms 2 29 58 (E) Restrooms 2 29 58
(E) Walls in building footprint 1 357 357 (E) Walls in building footprint 1 357 357 Subtotal 26,777
BUILDING J TOTAL 5,616 BUILDING J TOTAL 5,616 Circulation, including stairs and light locks 3,213 calculated at 12%
BUILDING K TOTAL 29,990
TOTAL 20,704 TOTAL 22,218 TOTAL 29,990

78
OPINION OF PROBABLE COST

80
07/14/2016
Feasibility Study ROM
For
SMMUSD - AUDITORIUM at John Adams Middle

School
Based On BOD Study By NAC - 7/7/2016
WM2S, Inc.
14908 Live Oak Springs Canyon Road
Santa Clarita, CA 91387
P: 661 367 5242 WM2S.com
Page 1 of 30
07/14/2016

SMMUSD - AUDITORIUM at John Adams Middle School
• Cover Letter
• Estimate Recap

• Estimate Details
• Quantity Take Off Illustrations
Table of Contents
WM2S, Inc.
14908 Live Oak Springs Canyon Road, Santa Clarita, CA. 91387
P: (661) 367 5242, www.WM2S.com
Page 2 of 30
07/14/2016

• Cover Letter
• Estimate Recap

Cover Letter
WM2S, Inc.
P: (661) 367 5242, www.WM2S.com
Page 3 of 30
07/14/2016

RE: SMMUSD - AUDITORIUM at John Adams Middle School
Please find attached the ROM Cost Estimate for the SMMUSD - AUDITORIUM at John Adams Middle
School project. This report was Based On BOD Study By NAC - 7/7/2016 with the following clarification:
• Pricing is based on the entire project scope being awarded as a single project
• Cost is based on prevailing wage labor rates
• This estimate represents an opinion of the fair construction cost for this project assuming multiple
general contractors competitively bidding on the project with all sub-trades covered with 4 to 5
bids per trade. If a different delivery method is used a premium cost should be expected and will
vary depending on the method used. This estimated cost should not be construed as a prediction
of low bid
The following costs are excluded:
• Permits
• Owners contingency
• All furniture and FF&E
Should you have any questions, please call me at 661-367- 5242.
Sincerely:
Walid Shihayed
WM2S, Inc.
P: (661) 367 5242, www.WM2S.com
Page 4 of 30
07/14/2016

• Cover Letter
• Estimate Recap

Estimate Recap
WM2S, Inc.
P: (661) 367 5242, www.WM2S.com
Page 5 of 30
07/14/2016
SMMUSD - AUDITORIUM at SCENARIO 1 - Remodel and SCENARIO 2 – New Building Scenario 2 Alternate - Building SCENARIO 3 - New Building
Addition Height To Match Existing
John Adams Middle School
15,088 16,602 16,602 29,990
Feasibility Study ROM Total Cost / SF Total Cost / SF Total Cost / SF Total Cost / SF
A SUBSTRUCTURE
A10 Foundations 157,000 10.41 / SF 915,637 55.15 / SF 915,637 55.15 / SF 1,506,181 50.22 / SF
B SHELL
B10 Superstructure 374,126 24.80 / SF 1,214,068 73.13 / SF 1,131,058 68.13 / SF 1,973,545 65.81 / SF
B20 Exterior Enclosure 249,663 16.55 / SF 969,252 58.38 / SF 732,370 44.11 / SF 1,555,439 51.87 / SF
B30 Roofing 60,038 3.98 / SF 284,212 17.12 / SF 284,212 17.12 / SF 461,634 15.39 / SF
C INTERIORS
C10 Interior Construction 1,395,015 92.46 / SF 865,860 52.15 / SF 865,860 52.15 / SF 1,370,876 45.71 / SF
C20 Stairs 12,000 0.80 / SF 35,173 2.12 / SF 35,173 2.12 / SF 56,731 1.89 / SF
C30 Interior Finishes 211,920 14.05 / SF 528,460 31.83 / SF 528,460 31.83 / SF 852,355 28.42 / SF
D SERVICES
D10 Conveying 35,000 2.32 / SF 162,690 9.80 / SF 162,690 9.80 / SF 184,440 6.15 / SF
D20 Plumbing 131,802 8.74 / SF 159,210 9.59 / SF 159,210 9.59 / SF 246,558 8.22 / SF
D30 HVAC 436,781 28.95 / SF 647,287 38.99 / SF 635,287 38.27 / SF 1,065,036 35.51 / SF
D40 Fire Protection 82,983 5.50 / SF 86,043 5.18 / SF 86,043 5.18 / SF 138,548 4.62 / SF
D50 Electrical 962,407 63.79 / SF 1,337,536 80.56 / SF 1,337,536 80.56 / SF 2,032,268 67.76 / SF
E EQUIPMENT AND FURNISHINGS
E10 Equipment 572,500 37.94 / SF 847,000 51.02 / SF 597,000 35.96 / SF 973,150 32.45 / SF
E20 Furnishings 0.00 / SF 335,946 20.24 / SF 335,946 20.24 / SF 446,079 14.87 / SF
F SPECIAL CONSTRUCTION & DEMOLITION
F20 Selective Demolition 33,630 2.23 / SF 0 0.00 / SF 0 0.00 / SF 0 0.00 / SF
G BUILDING SITEWORK
G10 Site Preparation 5,853 0.39 / SF 178,417 10.75 / SF 178,417 10.75 / SF 217,729 7.26 / SF
G20 Site Improvements 90,000 5.97 / SF 90,000 5.42 / SF 90,000 5.42 / SF 90,000 3.00 / SF
G30 Site Utilities 60,200 3.99 / SF 60,200 3.63 / SF 60,200 3.63 / SF 60,200 2.01 / SF
G40 Site Electrical Utilities 30,000 1.99 / SF 40,000 2.41 / SF 40,000 2.41 / SF 49,000 1.63 / SF
SUBTOTAL – DIRECT COST 4,900,918 324.82 / SF 8,756,991 527.47 / SF 8,175,099 492.42 / SF 13,279,769 442.81 / SF
Design Contingency 15.00% 735,138 1,313,549 1,226,265 1,991,965
SUBTOTAL 5,636,056 373.55 / SF 10,070,540 606.59 / SF 9,401,364 566.28 / SF 15,271,734 report / SF
Escalation - Start on 6/2018 7.50% 422,704 755,290 705,102 1,145,380
SUBTOTAL 6,058,760 401.56 / SF 10,825,830 652.08 / SF 10,106,466 608.75 / SF 16,417,114 547.42 / SF
General Conditions 10.00% 605,876 1,082,583 1,010,647 1,641,711
SUBTOTAL 6,664,636 441.72 / SF 11,908,413 717.29 / SF 11,117,113 669.62 / SF 18,058,826 602.16 / SF
GC's Overhead & Profit 5.00% 333,232 595,421 555,856 902,941
TOTAL CURRENT BID COST 6,997,868 463.80 / SF 12,503,834 753.15 / SF 11,672,968 703.11 / SF 18,961,767 632.27 / SF
Bonds and Insurance 1.50% 104,968 187,558 175,095 284,427
TOTAL ANTICIPATED BID COST 7,102,836 470.76 / SF 12,691,391 764.45 / SF 11,848,063 713.65 / SF 19,246,194 641.75 / SF
Page 6 of 30
07/14/2016

• Cover Letter
• Estimate Recap

Estimate Details
WM2S, Inc.
P: (661) 367 5242, www.WM2S.com
Page 7 of 30
07/14/2016
Total
Phase Spreadsheet Level Takeoff Quantity Total Amount
Cost/Unit
SCENARIO 1 Remodel and Addition

A SUBSTRUCTURE
A10 Foundations
A1010 Standard Foundations 15,088.00 SF 7.40 111,637
A1030 Slab On Grade 15,088.00 SF 3.01 45,363
A10 Foundations 15,088.00 SF 10.41 157,000
A SUBSTRUCTURE 15,088.00 SF 10.41 157,000
B SHELL
B10 Superstructure
B1010 Floor & Roof Construction 15,088.00 SF 3.18 47,902
B1020 Roof Construction 15,088.00 SF 21.62 326,224
B10 Superstructure 15,088.00 SF 24.80 374,126
B20 Exterior Enclosure
B2010 Exterior Walls 15,088.00 SF 7.45 112,352
B2020 Exterior Windows 15,088.00 SF 7.09 106,950
B2030 Exterior Doors 15,088.00 SF 1.00 15,050
B2040 Exterior Soffits 15,088.00 SF 0.75 11,322
C3030 Ceiling Finishes 15,088.00 SF 0.26 3,989
B20 Exterior Enclosure 15,088.00 SF 16.55 249,663
B30 Roofing
B3010 Roof Coverings 15,088.00 SF 3.81 57,538
B3020 Roof Openings 15,088.00 SF 0.17 2,500
B30 Roofing 15,088.00 SF 3.98 60,038
WM2S, Inc.
14908 Live Oak Springs Canyon Road, Santa Clarita, CA 91387
P: (661) 367 5242, WM2S.com
Page 8 of 30
07/14/2016
Total
Cost/Unit
B SHELL 15,088.00 SF 45.32 683,827
C INTERIORS
C10 Interior Construction
C1000 INTERIORS 15,088.00 SF 89.35 1,348,135
C1020 Interior Doors & Windows 15,088.00 SF 1.72 26,000
C1030 Fittings 15,088.00 SF 1.38 20,880
C10 Interior Construction 15,088.00 SF 92.46 1,395,015
C20 Stairs
C2010 Stair Construction 15,088.00 SF 0.80 12,000
C20 Stairs 15,088.00 SF 0.80 12,000
C30 Interior Finishes
C3010 Wall Finishes 15,088.00 SF 3.85 58,035
C3020 Floor Finishes 15,088.00 SF 1.79 26,945
C30 Interior Finishes 15,088.00 SF 14.05 211,920
C INTERIORS 15,088.00 SF 107.30 1,618,935
D SERVICES
D10 Conveying
D1010 Elevators & Lifts 15,088.00 SF 2.32 35,000
D10 Conveying 15,088.00 SF 2.32 35,000
D20 Plumbing
D2010 Plumbing Fixtures 15,088.00 SF 0.20 3,000
D2020 Water Distribution 15,088.00 SF 4.89 73,838
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 9 of 30
07/14/2016
Total
Cost/Unit
D2030 Sanitary Waste 15,088.00 SF 3.27 49,300
D2090 Other Plumbing Systems 15,088.00 SF 0.38 5,665
D20 Plumbing 15,088.00 SF 8.74 131,802
D30 HVAC
D3010 Energy Supply 15,088.00 SF 1.49 22,500
D3040 HVAC 15,088.00 SF 19.58 295,388
D3060 HVAC Instrumentation & Controls 15,088.00 SF 4.97 75,044
D3070 Testing, Adjusting & Ballancing 15,088.00 SF 2.82 42,551
D30 HVAC 15,088.00 SF 28.95 436,781
D40 Fire Protection
D4010 Fire Sprinkler System 15,088.00 SF 5.38 81,233
D4030 Fire Protection Specialties 15,088.00 SF 0.12 1,750
D40 Fire Protection 15,088.00 SF 5.50 82,983
D50 Electrical
D5010 Electrical Service & Distribution 15,088.00 SF 4.91 74,000
D5020 Lighting & Branch Wiring 15,088.00 SF 44.64 673,465
D5030 Communication & Security 15,088.00 SF 13.48 203,338
D5090 Other Electrical Systems 15,088.00 SF 0.77 11,605
D50 Electrical 15,088.00 SF 63.79 962,407
D SERVICES 15,088.00 SF 109.29 1,648,974
E10 Equipment
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 10 of 30
07/14/2016
Total
Cost/Unit
E1020 Institutional Equipment 15,088.00 SF 37.94 572,500
E10 Equipment 15,088.00 SF 37.94 572,500
E EQUIPMENT AND FURNISHINGS 15,088.00 SF 37.94 572,500
F SPECIAL CONSTRUCTION & DEMOLITION
F20 Selective Demolition
F2010 Building Elements Demolition 15,088.00 SF 2.23 33,630
F20 Selective Demolition 15,088.00 SF 2.23 33,630
F SPECIAL CONSTRUCTION & DEMOLITION 15,088.00 SF 2.23 33,630
G BUILDING SITEWORK
G10 Site Preparation
G1010 Site Clearing 15,088.00 SF 0.23 3,500
G1030 Site Earthwork 15,088.00 SF 0.16 2,353
G10 Site Preparation 15,088.00 SF 0.39 5,853
G20 Site Improvements
G2040 Site Development 15,088.00 SF 5.97 90,000
G20 Site Improvements 15,088.00 SF 5.97 90,000
G30 Site Utilities
G3010 Water Supply 15,088.00 SF 2.82 42,500
G3020 Storm & Sewer Drainage 15,088.00 SF 1.17 17,700
G30 Site Utilities 15,088.00 SF 3.99 60,200
G40 Site Electrical Utilities
G4010 Electrical Distribution 15,088.00 SF 1.99 30,000
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 11 of 30
07/14/2016
Total
Cost/Unit
G40 Site Electrical Utilities 15,088.00 SF 1.99 30,000
G BUILDING SITEWORK 15,088.00 SF 12.33 186,053
SCENARIO 1 Remodel and Addition 15,088.00 SF 324.82 4,900,918
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 12 of 30
07/14/2016
Partial Totals
Description Rate Amount Totals
SUBTOTAL 4,900,918 4,900,918

Design Contingency 15.00 % 735,138
SUBTOTAL 735,138 5,636,056
Escalation - Start on 6/2018 7.50 % 422,704
SUBTOTAL 422,704 6,058,760
General Conditions 10.00 % 605,876
SUBTOTAL 605,876 6,664,636
GC's Overhead & Profit 5.00 % 333,232
TOTAL CURRENT BID COST 333,232 6,997,868
Bonds and Insurance 1.50 % 104,968
TOTAL ANTICIPATED BID COST 104,968 7,102,836
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 13 of 30
07/14/2016
Total
Cost/Unit
SCENARIO 2 New Building

A SUBSTRUCTURE
A10 Foundations
A1010 Standard Foundations 16,602.00 SF 41.74 692,913
A1030 Slab On Grade 16,602.00 SF 13.42 222,725
A10 Foundations 16,602.00 SF 55.15 915,637
A SUBSTRUCTURE 16,602.00 SF 55.15 915,637
B SHELL
B10 Superstructure
B1020 Roof Construction 16,602.00 SF 63.08 1,047,272
B10 Superstructure 16,602.00 SF 73.13 1,214,068
B20 Exterior Enclosure 16,602.00 SF 58.38 969,252
B30 Roofing
B30 Roofing 16,602.00 SF 17.12 284,212
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 14 of 30
07/14/2016
Total
Cost/Unit
B SHELL 16,602.00 SF 148.63 2,467,531
C INTERIORS
C1010 Partitions 16,602.00 SF 38.95 646,632
C1030 Fittings 16,602.00 SF 9.21 152,955
C10 Interior Construction 16,602.00 SF 52.15 865,860
C20 Stairs
C20 Stairs 16,602.00 SF 2.12 35,173
C INTERIORS 16,602.00 SF 86.10 1,429,493
D SERVICES
D10 Conveying
D10 Conveying 16,602.00 SF 9.80 162,690
D20 Plumbing
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 15 of 30
07/14/2016
Total
Cost/Unit
D20 Plumbing 16,602.00 SF 9.59 159,210
D30 HVAC
D3040 HVAC 16,602.00 SF 29.83 495,272
D30 HVAC 16,602.00 SF 38.99 647,287
D40 Fire Protection
D50 Electrical
D5020 Lighting & Branch Wiring 16,602.00 SF 59.96 995,385
D50 Electrical 16,602.00 SF 80.57 1,337,536
D SERVICES 16,602.00 SF 144.13 2,392,767
E10 Equipment
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 16 of 30
07/14/2016
Total
Cost/Unit
E10 Equipment 16,602.00 SF 51.02 847,000
E20 Furnishings
E2010 Fixed Furnishings 16,602.00 SF 20.24 335,946
E20 Furnishings 16,602.00 SF 20.24 335,946
E EQUIPMENT AND FURNISHINGS 16,602.00 SF 71.25 1,182,946
G BUILDING SITEWORK
G1020 Site Demolition 16,602.00 SF 10.44 173,325
G30 Site Utilities
G3010 Water Supply 16,602.00 SF 2.56 42,500
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 17 of 30
07/14/2016
Total
Cost/Unit
SCENARIO 2 New Building 16,602.00 SF 527.47 8,756,991
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 18 of 30
07/14/2016
Partial Totals
SUBTOTAL 8,756,990 8,756,990

Design Contingency 15.00 % 1,313,549
SUBTOTAL 1,313,549 10,070,539
Escalation - Start on 6/2018 7.50 % 755,290
SUBTOTAL 755,290 10,825,829
General Conditions 10.00 % 1,082,583
SUBTOTAL 1,082,583 11,908,412
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 19 of 30
07/14/2016
Total
Spreadsheet Level Takeoff Quantity Total Amount
Cost/Unit
SCENARIO 3 New Building

A SUBSTRUCTURE
A10 Foundations
A1010 Standard Foundations 29,990.00 SF 37.27 1,117,601
A1030 Slab On Grade 29,990.00 SF 12.96 388,580
A10 Foundations 29,990.00 SF 50.22 1,506,181
A SUBSTRUCTURE 29,990.00 SF 50.22 1,506,181
B SHELL
B10 Superstructure
B1020 Roof Construction 29,990.00 SF 56.84 1,704,521
B10 Superstructure 29,990.00 SF 65.81 1,973,545
B20 Exterior Enclosure 29,990.00 SF 51.87 1,555,439
B30 Roofing
B30 Roofing 29,990.00 SF 15.39 461,634
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 20 of 30
07/14/2016
Total
Cost/Unit
B SHELL 29,990.00 SF 133.07 3,990,619
C INTERIORS
C1010 Partitions 29,990.00 SF 34.78 1,042,955
C1030 Fittings 29,990.00 SF 8.23 246,702
C10 Interior Construction 29,990.00 SF 45.71 1,370,876
C20 Stairs
C20 Stairs 29,990.00 SF 1.89 56,731
C INTERIORS 29,990.00 SF 76.02 2,279,962
D SERVICES
D10 Conveying
D10 Conveying 29,990.00 SF 6.15 184,440
D20 Plumbing
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 21 of 30
07/14/2016
Total
Cost/Unit
D20 Plumbing 29,990.00 SF 8.22 246,558
D30 HVAC
D3040 HVAC 29,990.00 SF 27.35 820,131
D30 HVAC 29,990.00 SF 35.51 1,065,036
D40 Fire Protection
D50 Electrical
D5020 Lighting & Branch Wiring 29,990.00 SF 49.12 1,473,075
D50 Electrical 29,990.00 SF 67.77 2,032,268
D SERVICES 29,990.00 SF 122.27 3,666,850
E10 Equipment
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 22 of 30
07/14/2016
Total
Cost/Unit
E10 Equipment 29,990.00 SF 32.45 973,150
E20 Furnishings
E2010 Fixed Furnishings 29,990.00 SF 14.87 446,079
E20 Furnishings 29,990.00 SF 14.87 446,079
E EQUIPMENT AND FURNISHINGS 29,990.00 SF 47.32 1,419,229
G BUILDING SITEWORK
G1020 Site Demolition 29,990.00 SF 7.09 212,637
G30 Site Utilities
G3010 Water Supply 29,990.00 SF 1.42 42,500
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 23 of 30
07/14/2016
Total
Cost/Unit
SCENARIO 3 New Building 29,990.00 SF 442.81 13,279,768
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 24 of 30
07/14/2016
Partial Totals
SUBTOTAL 13,279,768 13,279,768

Design Contingency 15.00 % 1,991,965
SUBTOTAL 1,991,965 15,271,733
Escalation - Start on 6/2018 7.50 % 1,145,380
SUBTOTAL 1,145,380 16,417,113
General Conditions 10.00 % 1,641,711
SUBTOTAL 1,641,711 18,058,824
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 25 of 30
07/14/2016
Total
Cost/Unit
Alternate: Scenario 2 - Building Height To Match Existing

B SHELL
B10 Superstructure
B1010 Floor & Roof Construction
05100.000 Structural Steel - Reduction Due to Lower Building -16,602.00 SF 5.00 (83,010)
B1010 Floor & Roof Construction 16,602.00 SF (5.00) (83,010)
B10 Superstructure 16,602.00 SF (5.00) (83,010)
B2010 Exterior Walls
07200.000 Exterior Wall Insulation R-19 - Unfaced -7,805.00 SF 0.85 (6,634)
09200.000 CMU & Drywall on the Inside -7,805.00 SF 28.00 (218,540)
09900.000 Painting - Exterior Plaster -7,805.00 SF 1.50 (11,707)
B2010 Exterior Walls 16,602.00 SF (14.27) (236,882)
B20 Exterior Enclosure 16,602.00 SF (14.27) (236,882)
B SHELL 16,602.00 SF (19.27) (319,892)
D SERVICES
D30 HVAC
D3040 HVAC
15750.000 Packaged Rooftop Unit 90 MBH -1.00 EA 12,000.00 (12,000)
D3040 HVAC 16,602.00 SF (0.72) (12,000)
D30 HVAC 16,602.00 SF (0.72) (12,000)
D SERVICES 16,602.00 SF (0.72) (12,000)
E10 Equipment
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 26 of 30
07/14/2016
Total
Cost/Unit
E1020 Institutional Equipment
11060.000 Stage Rigging -1.00 LS 250,000.00 (250,000)
E1020 Institutional Equipment 16,602.00 SF (15.06) (250,000)
E10 Equipment 16,602.00 SF (15.06) (250,000)
E EQUIPMENT AND FURNISHINGS 16,602.00 SF (15.06) (250,000)
Alternate: Scenario 2 - Building Height To Match Existing 16,602.00 SF (35.05) (581,892)
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 27 of 30
07/14/2016
Partial Totals
SUBTOTAL (581,892) (581,892)

Design Contingency 15.00 % (87,284)
SUBTOTAL (87,284) (669,176)
Escalation - Start on 6/2018 7.50 % (50,188)
SUBTOTAL (50,188) (719,364)
General Conditions 10.00 % (71,936)
SUBTOTAL (71,936) (791,300)
GC's Overhead & Profit 5.00 % (39,565)
TOTAL CURRENT BID COST (39,565) (830,865)
Bonds and Insurance 1.50 % (12,463)
TOTAL ANTICIPATED BID COST (12,463) (843,328)
WM2S, Inc.
P: (661) 367 5242, WM2S.com
Page 28 of 30
07/14/2016

• Cover Letter
• Estimate Recap

Quantity Take Off Illustrations
WM2S, Inc.
P: (661) 367 5242, www.WM2S.com
Page 29 of 30
2 - 00 B2010 Exterior Walls - Plaster - 155 LF
3 - 00 A1030 Slab On Grade - 2,885 SF
07/14/2016
5 - 00 C10 Interior Finishes - Restrooms to Other - 459 SF
6 - 00 B1010 Floor Construction- Cat Walk - 426 SF
7 - 00 C10 Interior Finishes - Orchestra Classroom - 1,680 SF
8 - 00 C10 Interior Finishes - Lobby - 696 SF
38 - Flooring - Carpet - 1,317 SF
46 - Ceiling - Gyp Board - 4,398 SF
47 - 00 B2010 Exterior Walls - Plaster - Add 10' - 446 LF
51 - 00 C10 Interior Finishes - Control Booth - 128 SF
52 - 00 C10 Interior Finishes - New Restrooms - 117 SF
53 - Acoustical Wall Panels - 149 LF
54 - Expansion Joints - 167 LF
55 - 00 B1010 Floor Construction - HC Platforms - 246 SF
41' 7"
55' 4"
Page 30 of 30
JAMS-Auditorium_FS_Scenario1_FP01_20160715.pdf (64% of Scale); Takeoff in Active Area: All Areas; AUDITORIUM at John Adams Middle School, SMMUSD; WM2S; 7/14/2016 12:07 PM
PROJECT TEAM

110
PROJECT TEAM
ARCHITECTURAL

NAC Architecture
837 N. Spring Street, 3rd Floor
Los Angeles, CA 90012
323.475.8075
111
STRUCTURAL
Ishler Design & Engineering Associates

2314 Pearl Street
Santa Monica, CA 90405
310.581.8486
MECHANICAL, PLUMBING, ELECTRICAL + FIRE PROTECTION
P2S Engineering, Inc.

5000 East Spring Street, 8th Floor
Long Beach, CA 90815
562.497.2999
COST ESTIMATING
WM2S
14908 Live Oak Springs Canyon Road
Santa Clarita, CA 91387
661-367-5242

JAMS DraftFeasibilityStudy PDF

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Santa Monica - Malibu Unified School District

John Adams Middle School Auditorium

ASSESSMENT OF EXISTING BUILDING 9

OPINION OF PROBABLE COST 79

Santa Monica - Malibu Unified School District

Santa Monica - Malibu Unified School District

Architectural evaluation of the existing building includes issues of handicapped

• Cracked plaster and paint on the exterior are evident.

DRAWING s AUDITORIUM SECTION

DRAWING S TRUSS #2 ELEVATION

PHOTO S-1 BOTTOM CHORD OF TRUSS

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

Mechanical System - Existing

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

FIRE PROTECTION SYSTEM

Santa Monica - Malibu Unified School District

Scenario 1 is a modernization and addition project. In this proposed scope of work

All three scenarios are described further in depth below by discipline.

the building prior to ticket purchase.

SCOPE OF WORK: NEW ADDITION

Program in the new addition consists of:

See the program breakdown for proposed space sizes.

CONVERT WOMEN’S RR TO ACCESS

LOBBY AUDITORIUM STAGE ORCHESTRA

ADD INTERIOR TICKET

ADD CATWALK ABOVE FOR LIGHTING,

AUDITORIUM at John Adams Middle School, SMMUSD

Restrooms and Support Spaces

SCENARIO 2 – ALTERNATE DEDUCT

Stage + Rehearsal Space

Lobby + Hospitality Room

Restrooms + Support Spaces

Repair/Upgrade of the Existing Auditorium

1) Truss Repair & Strengthening:

10) AV Lighting & Catwalks:

11) Acoustic Treatment:

12) Building Addition:

13) Sound & Light Booth:

14) Existing Lobby:

15) House Floor:

16) 2nd Level Control Booth:

17) Orchestra Room:

DRAWING s AUDITORIUM SECTION

DRAWING S TRUSS #2 ELEVATION

PHOTO S-1 BOTTOM CHORD OF TRUSS

PHOTO S-2 SHORING UNDER TRUST #2

PHOTO S-3 EXISTING DUCTWORK ABOVE

Replacement Building to Accommodate the Existing Program:

Scenario 2 Alternate; Reduced Cost Option:

2) Type of Construction Reduction:

New Building to Accommodate a 750 Seat Auditorium:

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION SYSTEMS DESIGN CRITERIA

Code Standards and References

Reference Standards and Guidelines

• UL: Underwriters Laboratories, Inc.

Outside Design Conditions

Auditorium – John Adams Middle School Basis of Design

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

MECHANICAL, ELECTRICAL, PLUMBING + FIRE PROTECTION

BUILDING DESIGN CONDITIONS

Interior Design Conditions