John Ebright, Breckenridge

Back to: News
October 9, 2012
Follow News

Ebright: Facts about the Harris St. Building (HSB)

Feasibility study. In April 2012, Anderson Hallas Architects were retained by the TOB to prepare a feasibility study of the HSB. Summarized information from the report follows: gross/sf is 26,661: circulation(stairs,halls) is 4,340/sf; walls-3,750/sf; and net assignable space-18,561/sf. The net assignable space is allocated: 9,202/sf-library; common area-3,652/sf; Speakeasy-2,427/sf and TBD-3,280/sf. The area for TOB space for a community center (a portion is TBD) is 2,834/sf in the basement and 2,532/sf on the third floor for a total of 5,386 sf. Some of this area is for storage. According to staff, these numbers are currently being refined as a more detailed cost estimate is being done.Estimated cost. The estimated cost for the project is $7,435,000($280/sf) as follows: construction-$6,502,000($251/sf)(includes contingency of $767,000/15%); Speakeasy-$183,000 which includes seating, sound panels and expanded space; design fees/owner costs-$500,000; asbestos/lead paint-$100,000($4/sf) and FF&E/book stacks $150,000.TOB justification of expense. TOB has justified the expenditure of $7.5M(TOB's share is $4.5M) plus cost overruns as the HSB 1)will be used as a community center and 2) placing the library in HSB will save the TOB $2.6M because the county is paying for a major portion of the library.Community center space. TOB will be spending at least $4.0M more for the HSB rather than a new library and will receive in return 5,386/sf-3 rooms in the basement(650sf, 881sf, 748sf) and 3 rooms (755sf, 990sf, 787sf) on the third floor(a portion is designated as storage) for use as a community center.Cost savings for HSB. TOB and others have stated that having the library in the HSB will save TOB $2.6M. The logic used to make this statement is faulty. By placing the library in the HSB, TOB is giving the County 75-80% of HSB for free. TOB will be spending $4.5M and will own approximately 20-25% of the building and the space it will own is 5,386 sf in the basement and third floor. If TOB spend $6.5M($.5M on a new library and $6M-original high estimate to rehab HSB), which is $2M more than the HSB proposal, it would own 100% of a 26,000/sf building that it could use as a community center and rent out the balance which is an incremental cost of $75/sf.Speakeasy. The construction cost for the theater is $183,000 which includes lowering the floor for stadium seating, expanding the snack bar and entrance area and adding sound panels. I assume the current assumption is that a leaseholder would pay for any upgrades such as digital projector, new sound system and screen. It is not known if TOB is discussing a lease with anyone.Public disclosure recommendation. As soon as the TOB has revised feasibility numbers for space and cost, those numbers should be shared with the public.John Ebright, Breckenridge


Explore Related Articles

Trending in: News

The Summit Daily Updated Oct 9, 2012 08:23PM Published Oct 9, 2012 08:22PM Copyright 2012 The Summit Daily. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.