HomeMy Public PortalAbout20190313 - Agenda Packet - Board of Directors (BOD) - 19-07REGULAR MEETING
BOARD OF DIRECTORS OF THE
MIDPENINSULA REGIONAL OPEN SPACE DISTRICT
Administrative Office
330 Distel Circle
Los Altos, CA 94022
Wednesday, March 13, 2019
Open House starts at 6:00 PM
Regular Meeting starts at 7:00 PM*
A G E N D A
6:00 OPEN HOUSE
The public is invited to learn more about the preliminary office plans at an informational open house on a
new administrative office building located at 5050 El Camino Real in Los Altos, California.
7:00 REGULAR MEETING OF THE BOARD OF DIRECTORS OF THE MIDPENINSULA
REGIONAL OPEN SPACE DISTRICT
ORAL COMMUNICATIONS
The Board President will invite public comment on items not on the agenda. Each speaker will
ordinarily be limited to three minutes; however, the Brown Act (Open Meeting Law) does not allow
action by the Board of Directors on items not on the agenda. If you wish to address the Board, please
complete a speaker card and give it to the District Clerk. Individuals are limited to one appearance
during this section.
ADOPTION OF AGENDA
BOARD BUSINESS
The President will invite public comment on agenda items at the time each item is considered by the
Board of Directors. Each speaker will ordinarily be limited to three minutes. Alternately, you may
comment to the Board by a written communication, which the Board appreciates.
1.Administrative Office Reconfiguration - Schematic Design and Cost Estimate Update (R-19-
25)
Staff Contact: Felipe Nistal, Senior Capital Project Manager
General Manager’s Recommendation: Review progress on the preliminary schematic design and
associated cost estimate to reconfigure and repurpose the recently purchased office building, and
provide feedback to inform the design work and move toward a final schematic design. No formal
Board action required.
Meeting 19-07
Rev. 1/3/19
INFORMATIONAL REPORTS – Reports on compensable meetings attended. Brief reports or
announcements concerning activities of District Directors and staff; opportunity to refer public or Board
questions to staff for information; request staff to report to the Board on a matter at a future meeting; or
direct staff to place a matter on a future agenda. Items in this category are for discussion and direction to
staff only. No final policy action will be taken by the Board.
Committee Reports
Staff Reports
Director Reports
ADJOURNMENT
*Times are estimated and items may appear earlier or later than listed. Agenda is subject to change of order.
In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting,
please contact the District Clerk at (650) 691-1200. Notification 48 hours prior to the meeting will enable the
District to make reasonable arrangements to ensure accessibility to this meeting.
Written materials relating to an item on this Agenda that are considered to be a public record and are distributed
to Board members less than 72 hours prior to the meeting, will be available for public inspection at the District’s
Administrative Office located at 330 Distel Circle, Los Altos, California 94022.
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Woodworth, District Clerk for the Midpeninsula Regional Open Space District (MROSD), declare that
the foregoing agenda for the regular meeting of the MROSD Board of Directors was posted and available for
review on March 7, 2019, at the Administrative Offices of MROSD, 330 Distel Circle, Los Altos California,
94022. The agenda and any additional written materials are also available on the District’s web site at
http://www.openspace.org.
Jennifer Woodworth, MMC
District Clerk
R-19-25
Meeting 19-07
March 13, 2019
AGENDA ITEM 1
AGENDA ITEM
Administrative Office Project – Schematic Design and Cost Estimate Update
GENERAL MANAGER’S RECOMMENDATION
Review progress on the preliminary schematic design and associated cost estimate to reconfigure
and repurpose the recently purchased office building located at 5050 El Camino Real, and provide
feedback to inform the design work and revisions to the schematic design. No formal Board
action required.
SUMMARY
On February 26, 2019, the Administrative Office (AO) Development Ad Hoc Committee
(Committee) met with staff and the design team, Noll & Tam Architects, to review updates to the
preliminary schematic design and related construction cost estimate. On March 13, 2019, the Board
of Directors (Board) will review a design scheme that incorporates the Board-prioritized Project
Design Goals and Program Elements (R-18-123), and reflects the current preferred enhanced design
option. At this March 13 meeting, the Board will consider and provide feedback on the following
items to inform the ongoing design process:
•Preliminary schematic design updates to address newly discovered building conditions
•Updated construction cost estimate
•Alternatives to reduce construction costs
DISCUSSION
Background
Midpeninsula Regional Open Space District (District) has been evaluating options to address the
lack of sufficient administrative office space to meet ongoing and long-term business needs since
2015, as the organization began to undergo significant internal restructuring to accelerate project
delivery, expand public service delivery, and ensure sufficient resources to manage public land
and access facilities. Strong public support to both implement the 2014 Open Space Vision Plan
and deliver on voter-approved Measure AA project priorities prompted the organizational
restructuring and a need for additional staff to expand District capacity for delivering more at a
faster pace. Since passage of Measure AA, the District has successfully opened several new areas
to public access (Mount Umunhum Summit, Lower La Honda Creek Open Space Preserve,
R-19-25 Page 2
Mindego Ranch); acquired additional lands to support a vibrant regional greenbelt of more than
63,000 acres (1,327 additional acres); and restored natural resources to protect water quality,
redwood forests, and the local biodiversity.
The current administrative office building located at 330 Distel Circle in Los Altos (12,120 square
feet) is no longer sufficient to house the additional staffing that has made it possible to expedite
these accomplishments. As an interim measure, the District has been leasing 7,964 square feet of
additional office space with an annual cost approaching $380,000. This annual cost will increase
next fiscal year by 15% to $437,000, and is expected to continue to rise into the future.
To inform the evaluation of long-term options for the administrative office, the District completed
a staff facilities opportunities and constraint analysis in 2015. The analysis examined the office
space real estate market and the feasibility of rebuilding at 330 Distel Circle. The real estate
market review found no viable office properties on the open market. The feasibility study for
rebuilding onsite confirmed the site’s potential capacity to build up to three stories of office space
with two and a half levels of underground parking. A building setback would be required due to
an adjacent residential property.
In 2016, staff and the Facilities Ad Hoc Committee considered additional long-term options and
solutions with the assistance of an architectural strategist (MKThink, Inc.), including purchase
options, various re-build scenarios, and satellite offices. In January 2017, the Board directed the
General Manager to pursue building a new, three-story, 46,200 square foot building at 330 Distel
Circle while continuing to monitor the real estate market for purchase opportunities (R-17-08).
5050 El Camino Real Property Purchase
In May 2017, a viable real estate opportunity became available. The considered property was a
39,010-square-foot, two-story office building on a 63,162-square-foot lot (1.45-acres). The
Planning and Real Property Departments inspected the property and confirmed that the available
space and strategic location met District needs. Staff then moved to bring this opportunity before
the Board for purchase consideration.
In July 2017, the Board adopted a resolution to enter into a purchase and sale agreement for the
building located at 5050 El Camino Real, Los Altos CA (R-17-90). The building, constructed in
1982, currently operates as a multi-tenant office building with 22 tenants. The property has 153
total parking spaces (51 underground) and a parking ratio near 4 spaces per 1,000 square feet,
ample parking for an office building. The underground, single-level parking garage is secure with
drop-down gates and contains lockable storage areas. This property is centrally located within
District boundaries and the District’s constituency, and provides good access to the District’s 26
open space preserves.
The 5050 El Camino Real building was a rare “off-the-market” opportunity in an extremely
competitive and scarce commercial real estate market. Over the past couple of years, there have
only been a handful of office transactions that could meet long-term District needs. The purchase
price was considered fair market value for an owner-user. Below is a chart of comparable office
sales in the surrounding area that were examined before executing the purchase contract in July of
R-19-25 Page 3
2017. These comparable office sales are similar to the 5050 El Camino Real Property based on
location, size, date sold, and property type. As indicated on the chart below, the subject property
is at the lower end of the price scale based on a price-per-square-foot comparison. This is mainly
due to the superior locations of the comparable properties (near rail line, within a downtown/high
use commercial district).
Location Date Sold Building Size Sale Price
1.
490 S. California Avenue,
Palo Alto
July 2015 23,868 square feet $27,750,000 or
$1,162 per square foot
2.
530 Lytton Avenue,
Palo Alto
September 2015 57,400 square feet $60,650,000 or
$1,056 per square foot
3.
2465 Latham Street,
Mountain View
November 2015 42,622 square feet $33,350,000 or
$782 per square foot
4.
100 View Street,
Mountain View
April 2016 42,876 square feet $55,000,000 or
$1,282 per square foot
5.
445 Sherman Avenue,
Palo Alto
June 2016 23,215 square feet $24,300,000 or
$1046 per square foot
Subject Property
5050 El Camino Real
Los Altos
February 2019 39,010 square feet $31,550,100 or
$808 per square foot
As additional context, two of the office comparable sales that were analyzed in July of 2017 have
resold at significantly higher prices, which is indicative of the tight and high price office market.
The 23,868 square foot office building at 490 S. California Street in Palo Alto sold for $1,162 per
square foot ($27,750,000) in July of 2015 and then sold again in January of 2018 for $1,393 per
square foot ($33,250,000). The 57,400 square foot office building at 530 Lytton Avenue in Palo
Alto sold for $1,056 per square foot in September of 2015 and then sold again in September of
2018 for $2,155 per square foot ($117,500,000). Finally, another comparable sale was identified
at 700 El Camino Real in Mountain View. This was a sale of a 49,880 square foot office building
that sold for $801 per square foot ($40,000,000) in September of 2018.
The District also prepared a cost analysis to compare the options for purchasing and repurposing a
new office building; improving the existing office and leasing additional office space; and
rebuilding a larger facility onsite. This analysis determined that purchasing and
reconfiguring/repurposing the 5050 El Camino Real building would be the most cost-effective
solution over the next 30 years. Staff will present the details of this cost analysis at the March 13,
2019 informational open house and Board meeting.
Basic Space Programming
In June 2017, the Board authorized MKThink to conduct basic space programming for the new
AO. MKThink inventoried existing and future space needs through site visits of 330 Distel Circle
and interviews with all departments. With input from the General Manager’s Office, MKThink
incorporated the Financial Sustainability Operations Model (FOSM) staffing projections through
2022, when the District is anticipated to move into the new AO, and through 2045, when the
District reaches the FOSM estimated long-term staffing levels.
R-19-25 Page 4
In December 2017, the Board approved the Space Needs Assessment & Basic Program Report
(Program Report) prepared by MKThink (R-17-128) summarizing the new AO’s basic program
elements and space needs.
Hiring of Design Team and Updates to the Project Goals and Program Elements
In March 2018, the Board formed an AO Development Ad Hoc Committee (Committee) with a
defined charge to assist with the hiring of an architect/design team and development of a public
engagement plan, and to guide the project through schematic design. Upon formation of the
Committee, members toured six different non-profit- or public-agency remodeled buildings, and
discussed lessons learned from each entity. Based on insights gained by the Committee, the
Board identified additions to the project design goals and program elements (R-18-100) at its
August 22, 2018 meeting, with an understanding that further cost and feasibility evaluation would
be required. Also on August 22, 2018, the Board awarded a contract to Noll & Tam Architects
(R-18-97) to begin architecture design services.
Upon reviewing project information in late 2018, Noll & Tam raised cost concerns that the
original project budget of $6 to $10 million would only address basic tenant improvements (e.g.
repainting, re-carpeting, minor floorplan reconfigurations) and be insufficient to meet all Project
Design Goals and Program Elements (which requires a full reconfiguration of the interior space).
Noll & Tam recommended a prioritization exercise to identify the highest priority elements as a
means to reduce the total construction cost. The Committee subsequently met on September 25
and 26, 2018 to review and prioritize the project design goals and program elements. Other
Board members also completed the prioritization exercise.
Project Design Alternatives
On October 24, 2018, Noll & Tam presented three project design alternatives to help guide the
discussion on the project scope and corresponding costs. Each alternative took into account code
compliance requirements, building deficiencies based on initial site assessments, and public/office
space needs based on the prioritized Project Design goals and Program Elements. These
alternatives reflected the Baseline, Enhanced, and Aspirational design options, with each option
building upon the prior option(s) to include additional performance enhancements, site amenities,
and green/sustainable energy efficiency options. Below is a summary of each alternative with
updated cost estimates (refer to Alternative 1 for details):
1. Baseline: Straight tenant improvement work that brings the building up to current code
and includes basic finishes.
Estimated construction cost: $10M – $12M
Estimated total project cost: $15.2M – $18.7M
2. Enhanced. This alternative includes all improvements proposed in the baseline and
additional enhancements listed in Attachment 1. This alternative most closely reflects Noll
& Tam’s original project proposal.
Estimated construction cost: $12M – $18M
Estimated total project cost: $18.7M – $27.4M
R-19-25 Page 5
3. Aspirational: This alternative includes all improvements proposed with the baseline and
enhanced alternatives and adds aspirational goals and elements, such as Net Zero, operable
windows throughout to reduce reliance on mechanical systems, and high durable finishes
in multiple areas.
Estimated construction cost: $18M – $22.5M
Estimated total project cost: $26.3M – $34.2M
Construction costs for the three design alternatives range from $10 to $22.5 million. Total project
costs range from $15.2 to $34.2 million and include a cost factor of 30% for soft costs (design
fees; permitting costs; and a 10% contingency), and cost-escalation timed to the middle of the
projected construction start time (September/October 2021).
On October 24, 2018, the Board confirmed the Project Goals and Program Elements, and selected
the “Enhanced Design” as the preferred alternative while targeting the low end of the estimated
total project cost (R-18-123).
Enhanced Design Option and Cost Estimate
At the January 23, 2019 Board meeting, Noll & Tam presented an update to the Enhanced Design
option with corresponding interior and exterior improvements to the building, and information on
the Leadership in Energy and Environmental Design (LEED) certification (R-19-06). The interior
improvements included modifications to the building envelope, options for energy efficiencies,
new boardroom, public entrance with a receptionist area, public lobby atrium, restrooms, open
office space with consideration for department adjacencies, storage, and tenant space. The
exterior improvements included new plantings, surface treatment for public pedestrian areas,
walkway to the public sidewalk, Americans with Disabilities Act (ADA) parking, bike racks,
benches, and other landscape features. On January 23, the Board provided the following feedback
on the project:
• Provide information on how the proceeds from the sale of 330 Distel Circle will offset
costs of the purchase/remodel of 5050 El Camino Real.
• Inform the public about the District’s growth in open space preservation, land
management and stewardship, and public access and environmental programming, and the
corresponding need for additional capacity and office space.
• Design the public entrance and plaza to reflect the District’s open space mission.
• Review whether sponsorship or naming rights is appropriate for the building.
• Preserve the existing redwood trees to the greatest extent possible.
• Include the City-required public art element into the design.
• Clearly communicate that an office remodel results in a much lower environmental impact
as compared to demolishing an existing building and rebuilding a new office structure at
the current AO site or another location.
• Review the option of replacing some of the windows rather than all to reduce cost while
still improving overall energy efficiency.
• Provide information on cost offsets resulting from no longer needing to lease additional
office space.
R-19-25 Page 6
Noll & Tam incorporated the Board’s comments to refine the schematic design. On February 26,
2019, Noll & Tam presented the following project updates to the Committee:
• Preliminary schematic design updates to address newly discovered building conditions
• Updated construction cost estimate
• Alternatives to reduce construction costs
The current construction cost estimate, while within the original estimated range, is at the higher
end of the “Enhanced Design Option.” A majority of the Committee supported removing or
modifying some of the design elements to reduce the project cost while a minority of the
Committee supported retaining the public space design elements to best address the Board-
approved Project Design Goals and Program Elements.
These latest project updates will be presented to the full Board for discussion at a public meeting
on March 13, 2019 at 7:00 pm. Staff is seeking Board feedback on the updated schematic design
and associated cost estimate to inform the design process. No formal Board action is required.
The Board’s discussion will follow a 6:00 pm public informational open house. At the open house,
the public will have an opportunity to preview the District’s mission, project history, decision
making process, existing 5050 El Camino building conditions, a preliminary site layout for the new
space, a cost comparison for rebuilding onsite versus reconfiguring/repurposing the 5050 El
Camino Real building, and cost offsets for the purchase/repurposing.
After the January 23, 2019 Board meeting, the District closed escrow on the 5050 El Camino
property and launched the public outreach plan. As part of the launch, the District updated and
posted new relevant information on the District website; sent a press release to local publications on
the building purchase and open house/public meeting; communicated with docents and volunteers;
communicated with the 5050 El Camino tenants; published an article in the Open Space Views
newsletter; disseminated information in the District’s E-news; and sent open house/public meeting
notices to neighbors and interested parties.
FISCAL IMPACT
Noll & Tam incorporated the Board-approved, prioritized project design goals and program
elements into draft schematic design plans and presented these to the Committee on December 5,
2018, January 10, 2019, and February 26, 2019. The estimated construction cost and total project
budget will be refined based on Board selection of design elements, which is tentatively
scheduled for April/May 2019.
An October 2018 appraisal for the 330 Distel Circle property (12,120 square feet) assessed
whether potential proceeds generated from a sale can partially reimburse the remodel work. As a
reminder, the first $7,500,000 from a sale are intended to call the 2017 parity bonds and pay the
note that was issued for the property purchase. The October 2018 appraisal quote for the building
at 330 Distel Circle is $10,350,000.
R-19-25 Page 7
The FY2018-19 budget for the AO Project (#31202) includes $31,550,100 for building
acquisition and funds for architectural and engineering design work, of which the schematic
design phase is anticipated to be complete by the end of the fiscal year. The approved project
budget is shown below.
Following the recent property purchase, the AO renovation project currently has $25.7 million in
funding needs. This project will be funded using the current committed infrastructure reserve funds,
any future additions to the reserve, rent income, parity bond proceeds, and interest earned from the
parity bonds. Neither the recommended action nor the building purchase are funded by Measure
AA.
Project #31202 Prior Year
Actuals FY2018-19 Total
New AO Facility Budget $135,142 $32,150,100 $32,285,242
less approved Building Acquisition: $0 ($31,550,100) ($31,550,100)
less Spent to Date (as of 03/05/19): ($135,142) ($185,854) ($320,996)
less Encumbrances: $0 ($124,930) ($124,930)
Budget Remaining (Proposed): $0 $289,216 $289,216
Depending on Board approval of the design elements that are included in the final schematic
design, additional funding may need to be allocated to augment the available General Fund
sources. If so, the General Manager and Chief Financial Officer would evaluate the funding
options and bring recommendations to the full Board at a future date.
PUBLIC NOTICE
Public notice was provided as required by the Brown Act.
CEQA COMPLIANCE
This item is not a project subject to the California Environmental Quality Act. Future
environmental review will be conducted on the proposed site improvements as part of the
permitting process.
NEXT STEPS
The table below lists the remaining project milestones for the Schematic Design phase that
require participation by either the Ad Hoc Committee or full Board.
R-19-25 Page 8
PROJECT SCHEDULE WITH KEY MILESTONES
DATE PROCESS AD
HOC
FULL
BOARD
3/13/2019 Progress on Schematic Design X
Additional meetings as needed X
4/24/2019 Final Schematic Design X
Attachment:
1. Project Design Alternative and Cost Estimates
2. Project Design Goals and Program Elements
Responsible Department Head:
Jason Lin, P.E., Engineering and Construction Department Manager
Prepared by:
Felipe Nistal, Senior Capital Project Manager
Staff Contact:
Felipe Nistal, Senior Capital Project Manager
BASELINE ($15.2 – $18.7 million)
TOTAL PROJECT COSTS
New Elevator
New Restrooms each floor
New Lighting
New ADA-Compliant Parking
New Interior Stairs in Existing Location
New Lobby with Exposed Structure
New Electrical System
Minor Structural Modifications
Demolition of some Existing Walls/Ceilings
Existing Glazing Remains
New Gender Neutral Restroom
Existing Office/Meeting Room Layout
Remains
Carpet & Tile floors and Acoustical Ceiling
Offices/Conference Rooms with Sidelights
Keycard Access for Interior/Exterior Doors
Minor Exterior New and Renovated work
ENHANCED ($18.7 – $27.4 million)
TOTAL PROJECT COSTS (Includes Baseline)
EV Charging Stations
Street to entrance regrading
New Lobby Addition with public plaza
New interior public Atrium with connecting stair
Additional exterior façade repairs
High durability finishes at public areas
including boardroom
Department Offices with glass walls
New outdoor elevated meeting spaces
White noise system
Operable windows at new public Lobby/Atrium
ORIGINAL ALTERNATIVE SCOPE OPTIONS
CODE
COMPLIANCE
BUILDING
UPGRADES
AMENITIES
CODE
COMPLIANCE
BUILDING
UPGRADES
AMENITIES
ASPIRATIONAL ($26.3 – $34.2 million)
TOTAL PROJECT COSTS (Includes
Baseline/Enhanced)
Net Zero Energy (Solar/Roof Structure
Replacement)
Operable Windows Throughout Building
Additional EV Stations
Skylights
Roof Deck (Roof Structure Replacement /
Stair Extensions)
BUILDING
PERFORMANCE
ENHANCEMENTS
AMENITIES
ATTACHMENT 1
AO Project Design Goals and Program Elements
The list below summarizes the project design goals and associated program elements for the
AO remodel project at 5050 El Camino Real. The project design goals are grouped into four
main categories with the program elements listed under each corresponding goal. This
grouping helps to understand what program element respond to which goals.
DESIGN APPROACH
a) Utilize forward looking and imaginative approaches for the remodel
i) Give the architect and design team the license to be creative
ii)Provide general criteria but not dictate the design
b) Pursue sustainable design and construction options that are cost‐effective
and are evaluated through a lifecycle analysis
i) EV charging stations (flexibility to adapt to future demands, up to 100)
ii) Net zero energy (/‐ based on cost)
iii) Water conservation / net zero water (/‐ based on cost)
iv) Solar tubes/light well
v) Electric bike charging stations
vi) Operable windows
vii) New HVAC (versus refurbishing)
viii) LEED concept but not certification
3 ‐ High priority
2 ‐ Medium priority
1 ‐ Low priority
ATTACHMENT 2
c) Deliver an up‐to‐date modern and flexible work environment
i) Use of consistent furniture and fixtures throughout
ii) Lighting that is easier on the eyes, such as LED*
iii) Double pane windows or closeable drapes*
d) Prioritize access to natural light, views, and outdoor space when possible
i) Maximize outdoor space for meeting space and congregation
ii) Outdoor space that is large enough for public and staff
iii) Offices away from the windows to maximize natural light throughout building
iv) Incorporate outdoor space/environment/views of the outdoors
e) Invest renovation funds strategically and creatively, focusing on high‐impact
areas while being mindful of the bottom line
PUBLIC EXPERIENCE
a) Design outward facing features and public facilities to provide a welcoming
experience for visitors
i) Public entrance off El Camino Real, including transit oriented amenities
ii) Americans with Disabilities Act (ADA) compliance and considerations
iii) Community hub for conservation partners
iv) Improvements/connections to and from VTA bus stop to encourage regular
use
v) Welcome lobby with information and reception
vi) Entrance for public directly to reception
vii) Community and meeting rooms for partners and public
b) Design facilitates effective service delivery to the public
i) Use of excess parking stalls for other purposes
ii) Limit underground parking to staff
3 ‐ High priority
2 ‐ Medium priority
1 ‐ Low priority
c) Design physical space to reflect the culture, brand, and identity of the
organization as a whole
i) Include secure bike parking for staff and outside public
ii) Repair station for bikes, scooters, and skateboards
iii) Meeting space for volunteers, community groups
iv) Classrooms and/or meeting rooms for talks, training, and outreach
v) “Open space” experience/feel
vi) Incorporate redwoods nature into the space
HIGH FUNCTIONING WORK ENVIRONMENT (balance of cubicles (no benching) and
number of private offices)
a) Provide quiet places for focused work
i)Appropriate acoustics
ii) White noise if necessary
ii) Ensure sounds from lobby are separated from Board room
b) Account for the unique needs of each business line and department
i) Efficient open work space design – cubicles with privacy partitions
ii) Variables sizes of meeting rooms on each floor
iii) Offices for executive managers and staff working with confidential information (HR, Legal, and
GMO)
iv) Offices for department managers
c) Create spaces to facilitate collaboration among departments and across
service lines
i) Integrating field staff (hotelling stations)
d) Incorporate technology
3 ‐ High priority
2 ‐ Medium priority
1 ‐ Low priority
i) Include smart use of technology
ii) Sound system for meeting rooms
iii) Up to date technology for Board room/entire lobby
iv) Upgrade Board room technology to include IT/AV and public speaker podium
v) Live‐cam video stream in public area
vi) Remote or call in for Board and public
vii) Employee key cards
viii) Improve public’s microphone at the podium
e) Incorporate program elements and design features that respond to the
needs of diverse staff and support staff retention.
i) Equipment to fit staff ergo needs
ii) Consider parking for other 2‐wheel vehicles (like scooters)
iii) Mother’s room/wellness room
iv) Child care or other high priority in‐office amenities
v) One main kitchen in addition to break out areas
vi) Multiple shower rooms
vi) Copy rooms (one main copy room with satellite printers where required)
vii) Server Room
viii) Storage comparable to current AO needs
ix) Gender neutral or unisex restroom
f) Deliver spaces that support health, wellness, and productivity.
i) Provide a good feel for users
ii) Efficient heating and cooling design taking windows into consideration
iii) Option of window shading device
EFFECTIVE USE OF SPACE
a) Seek flexible and adaptable options to meet evolving needs and respond
to outside factors influencing work force and work culture
i) Adjacency of closed session room to Board room
3 ‐ High priority
2 ‐ Medium priority
1 ‐ Low priority
ii) Proper acoustics for all rooms
iii) Flexibility of Board room for other activities and to accommodate large
attendance
iv) Provide sufficient number of meeting rooms of different sizes
v) Green room or quiet space for Board to prep before meetings
vi) Try to retain existing Board seating arrangement (horseshoe dais)
vii) Improve public seating (comfort and flexibility)
viii) Board room large enough for administrative staff meetings
ix) Make sure smaller meetings don’t feel overwhelmed/allow for room
partitioning based on size of audience
x) More room/space for the Board
b)Increase the efficiency of space use through smart adjacencies
i) Consolidate and secure public areas away from staff areas
ii) Flexible lease space
c) Incorporate FOSM staff projections.
d) Consider how departments and staff will work in the future.
ENHANCED DESIGN ELEMENTS
a) Construct new fiscally responsible lobby addition with plaza
b) Create atrium with interior connecting stair
c) Improve exterior façade
f) Utilize higher durability finishes at public areas (further input required from Ad Hoc Committee
as project progresses
g) Include full glass fronts at department offices
3 ‐ High priority
2 ‐ Medium priority
1 ‐ Low priority