KUNZANG PALYUL CHOLING CONCEPT DESIGN
KUNZANG PALYUL CHOLING
CONCEPT DESIGN October 23, 2014
TABLE OF CONTENTS 1. 2. 3. 4. 5.
PROCESS & PROGRAM PRECEDENTS GREEN DESIGN SITE ANALYSIS CONCEPT DESIGNS
APPENDIX 1 - Supplemental Information for Concept Pricing APPENDIX 2 - Concept Pricing
KUNZANG PALYUL CHOLING
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CONCEPT DESIGN October 23, 2014
1. PROCESS AND PROGRAM McGraw Bagnoli Architects, together with Campion Hruby Landscape Architects, were engaged in spring of 2014 by the Kunzang Palyul Choling Temple (KPC) to prepare a conceptual site and building master plan for re-development of the congregation’s property at 18400 River Road in Poolesville, MD. The team commenced with a programming and budget analysis to establish a level of design quality that is in keeping with anticipated resources potentially available to fund the project. Following that, the design was conceived through a process of active engagement and communication with the Temple’s building committee, Board of Directors, and the larger community over a six month period. The result is a holistic solution that addresses current and future needs of the congregation on the property.
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CONCEPT DESIGN October 23, 2014
MEETING DATES: • June 16: • July 07: • August 14: • August 23: • September 5: • October 5: • October 22:
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Kickoff meeting Charrette session 1 Charrette session 2 Board meeting 1 Community meeting Contractor tours Concept pricing meeting
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PROCESS CONCEPT DESIGN October 23, 2014
McGRAW BAGNOLI ARCHITECTS, PLLC
McGRAW BAGNOLI ARCHITECTS, 2 150 PLLC 300
MBARCH 2014-017 DRAFT BUILDING PROGRAM Program Number
Program Element
Quantity *
NSF/ Total Comments Person NSF * Indicates FTE's. For spaces not permanently occupied quantity is 1
Adjacencies (Program Number)
140 145 150 160 165 Subtotal
Admin Office File Storage Children Teaching/ Large Meeting Room Post Production Archives/Equipment Library Retail Retail Storage
2 1 20
95 50 15
190 50 300
4 1 1 1 1
50 250 150 400 120
200 250 150 400 120 1660
Front Office, Accounting and Claire Adjacent to Front office, dual use conf. room
110 145 142
200 WORSHIP Teaching Hall Teaching Thrones Prayer Room
230 240 250
140 2 103
15 80 15
2100 160 1545
Green Room Green Room Restroom Mandala
1 1 1
80 40 145
80 40 145
Chair Storage
1
80
80 4150
In Teaching Hall Recently Renovated Prayer Room not included in NSF total below
215 210
Protected during construction, location to remain
340 Subtotal
435 440 Subtotal
Adjacencies 0.85 (Program Number) 13171
Parking Admin Office Edible Gardens File Storage WetlandsTeaching/ Large Children OverflowRoom Bus Parking Meeting Exterior Pavilion Post Production Archives/Equipment On-site houses Library Contemplative Gardens Retail Woodworking Retail Storage Tractor Parking
32 2 1 1 20 3 1 4 1 3 1 1 1 1 1 1
200 95 2000 50 5000 15 500 1200 50 250 2400 150 7000 400 200 120 400
6400 190 2000 50 5000 300 1500 1200 200 250 7200 150 7000 400 200 120 400 1660 30500
210 215 220
Teaching Hall Teaching Thrones Prayer Room
140 2 103
15 80 15
2100 160 1545
230 240 250
Green Room Green Room Restroom Mandala
1 1 1
80 40 145
80 40 145
Chair Storage
1
80
80 4150
6 6 1
400 400 850
2400 2400 850
1
110
110 5760
1 1 40 1
120 50 15 50
120 50 600 50
1 2
50 150
50 300 1170
Allow for 50 additional overflow parking Front Office, Accounting and Claire Adjacent to Front office, dual use conf. room
110
For large outdoor events, amphitheater seating does not work
145 142
Lockable with Garden tool storage
Monks Quarters Nuns Quarters Guest Suite
6 6 1
400 400 850
2400 2400 850
Laundry
1
110
110 5760
Kitchen Kitchen Pantry Storage Dining Dharma and Lama Services Storage Storage Public Restrooms
310 320 330
2 Bedroom Suite to house Visitor and Assistant. At least size of exst apt.
215 210
Protected during construction, location to remain
340 Subtotal
Monks Quarters Nuns Quarters Guest Suite Laundry
Building
2 Bedroom Suite to house Visitor and Assistant. At least size of exst apt.
400 SUPPORT SPACES 1 1 40 1
120 50 15 50
120 50 600 50
1 2
50 150
50 300 1170
Refrigeration included
410 415 420 430 435 440 Subtotal
Subtotal NSF Efficiency
11195 0.7
0.8
TOTAL GSF
15993
13994
Kitchen Kitchen Pantry Storage Dining Dharma and Lama Services Storage Storage Public Restrooms
Refrigeration included
0.85
Subtotal NSF Efficiency
11195 0.7
0.8
13171
TOTAL GSF
15993
13994
Site Graphic Representation of ProgramAllow for 50 additional overflow parking
0.85 13171
500 EXTERIOR /SITE ELEMENTS
500 EXTERIOR /SITE ELEMENTS 510 520 530 540 550`
Parking Edible Gardens Wetlands Overflow Bus Parking Exterior Pavilion
32 1 1 3 1
200 2000 5000 500 1200
6400 2000 5000 1500 1200
560 570 580 590
On-site houses Contemplative Gardens Woodworking Tractor Parking
3 1 1 1
2400 7000 200 400
7200 7000 200 400
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In Teaching Hall Recently Renovated Prayer Room not included in NSF total below
300 RESIDENTIAL
400 SUPPORT SPACES 410 415 420 430
510 110 520 120 530 130 540 550` 140 145 560 150 570 160 580 165 590 Subtotal Subtotal
260 Subtotal
300 RESIDENTIAL 310 320 330
11195 NSF/ Total Comments 0.7 0.8 Person NSF 15993 13994 * Indicates FTE's. For spaces not permanently occupied quantity is 1 Quantity *
200 WORSHIP
210 215 220
260 Subtotal
1170
500 /SITE ELEMENTS 100 EXTERIOR ADMIN
100 ADMIN 110 120 130
440 Public Restrooms Subtotal MBARCH 2014-017 DRAFT BUILDING PROGRAM Subtotal NSF Program Program Element Efficiency Number TOTAL GSF
Allow for 50 additional overflow parking
For large outdoor events, amphitheater seating does not work
Lockable with Garden tool storage
510 520 530 540 550`
Parking Edible Gardens Wetlands Overflow Bus Parking Exterior Pavilion
32 1 1 3 1
200 2000 5000 500 1200
6400 2000 5000 1500 1200
560 570 580 590
On-site houses Contemplative Gardens Woodworking Tractor Parking
3 1 1 1
2400 7000 200 400
400
For large outdoor events, amphitheater seating does not work
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BUILDING AND SITE PROGRAM 7200 7000 CONCEPT DESIGN October 23, 2014 200 Lockable with Garden tool storage
2. PRECEDENTS Throughout the process the team shared a range of design precedents that explored topics pertinent to the planned development, including: • The character of Montgomery County Agricultural Reserve, • Historic Buddhist Temples, • Modern Buddhist Temples, • Contemporary Religious Spaces • Long Span Structures. The team also presented a range of structural systems, building materials and landscapes, as well as examples of projects that allowed for broad community engagement as a means to establish deeper community connections to project. The following pages represent the most appealing precedents approved by the KPC community which have been accepted as potential design elements for inclusion in the final project.
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CONCEPT DESIGN October 23, 2014
* AG RESERVE MAP - Montgomery County, MD
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MONTGOMERY COUNTY AGRICULTURAL RESERVE CONCEPT DESIGN October 23, 2014
YONGHE GONG - Beijing, China
Lhasa, Tibet
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ANGKOR WAT - Cambodia
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PRECEDENTS: HISTORIC BUDDHIST TEMPLES CONCEPT DESIGN October 23, 2014
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PRECEDENT: CHUSHIN-JI TEMPLE - NAGANO, JAPAN CONCEPT DESIGN October 23, 2014
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PRECEDENT: BUDDHIST MEDITATION CENTRE - HENGSTDIJIK, NETHERLANDS CONCEPT DESIGN October 23, 2014
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PRECEDENT: INTERNATIONAL BUDDHIST PROGRESS SOCIETY - RALEIGH, NORTH CAROLINA CONCEPT DESIGN October 23, 2014
CHRISTCHURCH CATHEDRAL Shigeru Ban Christchurch, New Zealand
CHURCH OF ST. ALBERT THE GREAT Simpson Brown Edinburgh, Scotland
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TEMPLE BETH ELOHIM William Rawn Associates Wellesley, MA
THORNCROWN CHAPEL Fay Jones Eureka Springs, AK
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CONTEMPORARY WORSHIP SPACES FROM OTHER RELIGIONS CONCEPT DESIGN October 23, 2014
SHOU-SOGI-BAN - Charred wood technique limits rot and termites in siding
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DOMINUS WINERY HerzogDeMeuron - Gabion walls used for light filtration
THE SHED - Hufft Architects - Simple structure and industrial materials
SCHOOL GATEHOUSE - Jonathan Tuckey Simple materials and expression
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MATERIALS AND FINISHES CONCEPT DESIGN October 23, 2014
Traditional Barn Raising
COVINGTON FARMER’S MARKET - Design/Build LAB
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HALE COUNTY ANIMAL SHELTER - Rural Studio
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BUILDING AS COMMUNITY ENTERPRISE CONCEPT DESIGN October 23, 2014
MINNEAPOLIS ROWING PAVILION - VJAA
Somerset is a small incorporated town on the border of Washington DC. The residents are committed to fostering a strong neighborhood, and the charming small-town character is enhanced by the community amenities, including a town hall, tennis courts, playing fields, picnic area, and community swimming pool, all within walking distance of the town inhabitants. The pool and original bath house were built in 1968. The site is a lovely park, and a forested stream runs along the side of the pool terrace. But the building was in need of significant
COVINGTON FARMER’S MARKET - DESIGN/BUILD LAB
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structural repairs and updating, and the community wished to bring the building up to current accessibility standards and to reduce the impact of the facility on the environmental quality of the stream valley. The footprint of the structure was retained, but all of the interior layout is reconfigured. The original roof was low, heavy and oppressive. The new one, built of wood trusses, is high, light and airy, forming a giant porch that extends beyond the old walls to provide protected shady areas.
SOMERSET POOLHOUSE - MARK MCINTURFF
Every effort was made to take advantage of care for, the beautiful wooded site while pro a contemporary, naturally ventilated building composed of airy porches, shuttered walls a outdoor pavilions. The facility, formerly unde now serves as a gathering place for the community. On a summer’s evening, families dinner to the poolside seating area, with its communal grill, and parents visit with neighb over a glass of wine while children swim. Th often a wait for a table.
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PRECEDENT IMAGERY: SHED ROOF CONCEPT DESIGN October 23, 2014
GHOST - Mackay-Lyons Sweetapple Architects
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ANDERMATT - Oppenheim Studio
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PREFERRED DESIGN PRECEDENTS CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN October 23, 2014
3. GREEN DESIGN The Kunzang Palyul Choling campus is already an extraordinary example of sustainable site design, as the property has minimal off-site utility demands while maintaining significant areas for natural ecologies and wildlife habitat. Potable well water, edible gardens, and on-site waste water management that is one of Maryland’s only constructed wetlands suggests the remaining item to be improved from a sustainability standpoint is that of energy use and conservation at the building scale. To meet the congregation’s interest in a sustainable campus, the building and site design integrates both passive and active systems to mitigate energy demand and offsource resource use. The following pages suggest a range of passive systems which may be included in the final project: • Indirect heating and cooling through window placement and deep eave overhangs; • Increased thermal insulation for floors, walls and roofs through the use of SIP Panels; • Rainwater capture and re-use; • Green roofs. In addition to passive sytems the team suggest the a limited set of active systems be considered for the project: • Solar hot water; • Geothermal heating/cooling; • Solar Photovoltaic electricity production. The proposed design integrates both passive and active building and site systems to reduce energy loads and contribute to the long-term sustainability of the site.
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CONCEPT DESIGN October 23, 2014
Rainwater - Stormwater Capture
Thermal Envelope
KPC
CREATIVE STORMWATER
14 August 2014
Winter Passive Heating KPC 14 August 2014
Summer Passive Cooling
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CREATIVE STORMWATER
Sidwell Friends - Kieran Timberlake
Green Roof & Brooklyn Botanic - Weiss Manfredi
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PASSIVE DESIGN STRATEGIES CONCEPT DESIGN October 23, 2014
Photovoltaic Diagram and Canopy Installation
Solar Hot Water Diagram and Canopy Installation
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Geothermal Systems Diagram
Building Systems Integration: Nest House - McGraw Bagnoli Arch.
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ACTIVE DESIGN STRATEGIES CONCEPT DESIGN October 23, 2014
4. SITE ANALYSIS In order to respond to a range of site conditions, the team documented and studied the site’s existing conditions and programmatic relationships. In addition, potential building locations, site views, and sun path considerations were outlined for discussion and design guidance. Through this analysis, the team noted two ways of developing future buildings on the property: 1. Buildings might be designed to be individual in nature and dispersed as part of a larger landscape; 2. Buildings might be designed with as a cohesive complex of similar material, roof forms and massing that could provide for a range of landscape treatments. The idea of creating a unified grouping of buildings to provide for a range of landscapes was felt to be most in keeping with the character of the site and it’s location within the Montgomery County Agricultural Reserve.
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CONCEPT DESIGN October 23, 2014
RIVER ROAD
*
*
RIVER ROAD
*
RIVER ROAD
KEY
* KEY
EXISTING CONDITIONS
KEY
*
EXISTING SITE AXES
KEY
PRIVATE
FOREST
STRUCTURE
HIGH POINT
STRUCTURE
AXIS
SLOPED LAWN WETLANDS
*
*
*
*
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*
GARDENS
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SITE ANALYSIS CONCEPT DESIGN October 23, 2014
RIVER ROAD
RIVER ROAD
RIVER ROAD
KEY
BUILDABLE AREA
KEY
SITE VIEWS
KEY
SETBACK
STRUCTURE
STRUCTURE
VIEW CONE
BUILDABLE AREA
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SITE ANALYSIS CONCEPT DESIGN October 23, 2014
RIVER ROAD
7:00a MARCH 20
KEY
7:00a MARCH 20
A 7:00p MARCH 20
12:00p MARCH 20
N
SUNPATH DIAGRAM KEY
STRUCTURE SUN PATH
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SITE ANALYSIS CONCEPT DESIGN October 23, 2014
RIVER ROAD
RIVER ROAD
RIVER ROAD
KEY
BUILDINGS IN LARGER LANDSCAPE
KEY
BUILDINGS FRAME SMALL LANDSCAPES
KEY
STRUCTURE
STRUCTURE
LANDSCAPE
LANDSCAPE
COURT
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SITE ANALYSIS CONCEPT DESIGN October 23, 2014
5. DESIGN SCHEMES Following the study of the existing site and program, four potential design schemes that incorporated these lessons were presented and considered. Through discussion and review, two of these were selected for further development in plan and model, with a final scheme eventually selected to best met the goals and aspirations for the temple and to fit within its historical and cultural context in The Montgomery County Agricultural Reserve.
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CONCEPT DESIGN October 23, 2014
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SCHEME A
SCHEME B
SCHEME C
SCHEME D (Preferred)
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EARLY DESIGN SCHEMES CONCEPT DESIGN October 23, 2014
NOTE: DOCUMENTS ARE SCALED TO PRINT AT 8 1/2” X 14”
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CONCEPT DESIGN: SITE PLAN CONCEPT DESIGN October 23, 2014
RIVER ROAD
P
P
CONCEPT DIAGRAM RIVER ROAD
PHASE 1 RIVER ROAD
KEY BUILDING ENTRY PHASE 2 NOTE: DOCUMENTS ARE SCALED TO PRINT AT 8 1/2” X 14”
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CONCEPT DESIGN: ENLARGED SITE PLAN AND PHASING CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN October 23, 2014
GUEST HOUSE
ADMINISTRATION
MODIFIED PRAYER ROOM
EXISTING CONDITIONS
TEACHING ROOM EXISTING STUPA
RESIDENCES DINING BUILDING
CONCEPT DESIGN
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MODEL OPTIONS
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CONCEPT DESIGN: MODEL PHOTOS CONCEPT DESIGN October 23, 2014
ADMINISTRATION
TEACHING ROOM
DINING BUILDING
RESIDENCES
ENTRY VIEW
MODEL OPTIONS
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MODEL OPTIONS
MODEL OPTIONS
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CONCEPT DESIGN: MODEL PHOTOS CONCEPT DESIGN October 23, 2014
NOTE: DOCUMENTS ARE SCALED TO PRINT AT 8 1/2” X 14”
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CONCEPT DESIGN: RESIDENCES & DINING SPACES CONCEPT DESIGN October 23, 2014
NOTE: DOCUMENTS ARE SCALED TO PRINT AT 8 1/2” X 14”
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CONCEPT DESIGN: WORSHIP SPACES & GUEST SUITE CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN: TEACHING ROOM FLEXIBILITY CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN: RENDERED SITE PLAN CONCEPT DESIGN October 23, 2014
VIEW / ROAM GATHER LIVE / WORK REFLECT / MEDITATE FOOD / PRODUCTION
KPC
KUNZANG PALYUL CHOLING 14 August 2014
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CONCEPT DESIGN: OUTDOOR PROGRAM OPTION D: ORGANIZATIONAL SPACES CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN: PHASING LANDSCAPE PLAN CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN: LANDSCAPE TYPES CONCEPT DESIGN October 23, 2014
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CONCEPT DESIGN: HARDSCAPE TYPES CONCEPT DESIGN October 23, 2014
APPENDIX 1: PRICING NARRATIVE The following narrative has been produced to assist with establishing a baseline project budget to assist with fund-raising.
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CONCEPT DESIGN October 23, 2014
1. Recognizing that these documents are conceptual in their scope and description, a recommended 15% design contingency should be held to anticipate further design refinements and adjustments. The contractor shall provide their normal anticipated construction estimating contingencies above and beyond the 15% Design Contingency outlined herein;; 2. Escalation contingencies should be considered as separate from the known escalation costs described in the scenarios above. This contingency allows for discretionary acceleration of any aspect of the work in any discipline due to unforeseen construction conditions, documents, or industry response. 4. Monetary escalation contingency should be built into all costing scenarios to account for anticipated buy-out timeframes from present day costs to the latest anticipated start for any sub-trades. Construction Phasing: As illustrated on page 31 above, two phases for the site improvements and buildings are contemplated to allow for extended occupancy of the current residence and prayer room to remain throughout the duration of the Phase 1 portion of the project. General Notes Project Assumptions: The following assumptions have been considered within the concept price: 1. Unit rates should be based on a 3rd Quarter 2015 Phase 1 start, and a 1st Quarter 2017 Phase 2 start. 2. Subcontractor’s markups should be included. Markups cover the cost of field overhead, home office overhead and subcontractor’s profit. 3. A 15% Deign and Pricing Contingency markup should be provided as an allowance for unforeseen design issues, design detail development and specification clarifications. 4. General Conditions and Requirements value covers site office overheads. 5. Overhead and profit markup is to be calculated on a percentage basis of direct construction costs. Project Exclusions: The following costs should be excluded from the estimate: 1. Design Fees and other soft costs; 2. Interest Expense; 3. Owner’s project administration; 4. Specialties, loose furnishings, fixtures and equipment beyond what has been noted on the drawings. Pricing Contingencies: In all cases contingencies in pricing shall be maintained in the following areas. These amounts are separate and distinct from any overall construction contingency the Owner may carry in their budget:
KUNZANG PALYUL CHOLING
Landscape and Site Design Existing Utilities and Relocation: Existing underground utilities will need to be identified and located prior to work on the campus. A. Morton Thomas has surveyed the property as part of a record plat and drawings related to this submission have been provided by the client. It is currently understood that the only public utility currently serving the community is electricity. These electric lines will need to be removed and replaced with new underground service from the street including a new transformer. Other non-public utilities currently serving the campus are as follows: Gas – Liquid Petroleum (for kitchen only); Water – Existing Well; Waste/Septic/Storm – Constructed Wetlands (may require addition of 1 new cell for new project); IT- Assume conduit and wiring to allow for future connection to fiber in the street; Emergency Power – Gas Generator Based on current design and proposed fire separations between structures it is anticipated that sprinkler systems will not be required by IBC Building Code. The design intention is to negate the need for fire water lines or water storage tanks from a code required basis. Environmental & Historical The site has two known environmental constraints which do not impact the design but should be considered. The eastern border of the property is adjacent to a wetland of significance to the State of Maryland. In addition, three constructed and monitored wetland cells on the eastern side of the property provide septic mitigation. It is anticipated that the Environmental Impact Review for the site will require architectural and landscape sensitivity to these structures in the design and construction of the proposed site. The design is intentionally kept clear of both areas.
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PRICING NARRATIVE CONCEPT DESIGN October 23, 2014
Laydown and Staging Areas: Care will need to be provided to ensure that sensitive vegetation and existing structures are not disturbed with laydown and staging areas. In addition, laydown and staging will need to consider the constructed wetlands on the east end of the site as stormwater quantity and quality will greatly impact the performance of these cells to mitigate waste. The following areas are anticipated to be available for laydown and staging: - For Phase 1: Proposed parking area north and west of the proposed residences and dining building. - For Phase 2: Proposed courtyard between residences and teaching building. Grading and Drainage: The site generally slopes from west to east between 2% and 5% with significant falloff to the south towards the Potomac River. The low point on the east side is the location of the three wetland cells that mitigate onsite waste and stormwater. The Maryland stormwater management requirements call for stormwater to be managed locally around the site in a dispersed manner. Additionally, the existing constructed wastewater wetlands should not take on site stormwater. As a result, stormwater facilities will be incorporated into the proposed landscape design through overland flow to natural areas, bioretention basins, pervious pavers and cisterns. All proposed plantings and grass selections should be considered for mitigating stormwater runoff. All proposed sidewalks and road surfaces should be semi-pervious. Finally, rainwater from roof surfaces will be captured for agricultural reuse with above grade cisterns for each building or set of buildings. Refer to the Landscape Types and Hardscape Types key plan. Hardscape Types There will be a hierarchy of the quality of materials, such as paving, stairs and landscape walls that change as one moves outward concentrically from the central courtyard. The courtyards that buildings open out to will be large stone pavers on concrete slabs. Primary walkways and arrival areas will be pervious concrete unit pavers with gravel water storage/drainage layers below. The outer ring of walkways will be a colored pervious cast in place concrete. Primary vehicular circulation lanes will be standard asphalt. Parking areas will be pervious concrete. Please see Hardscape Types and finish options. Landscape Types The quality of the plantings will be more intense around the buildings, courtyards and the primary arrival. Maintained Ornamental Plantings will consist of deeply amended well-drained soils with perennials, shrubs and quality trees 3 1/2”-4” caliper minimum. Bio retention cells will be planted in a similar fashion as Ornamental Plantings, with appropriate plant material to handle the moisture fluctuations. It is intended for roof water to be caught in cisterns to irrigate the plantings around the buildings and the vegetable gardens. Central lawn areas will be constructed with an adequate structural base to provide drainage and support higher pedestrian traffic levels. On the perimeter Natural Native Gardens will consist of naturalized areas that are cleaned of invasive species and supplemented with native shrubs, perennials and understory trees. Proposed Meadows will be grown from seed, after undesirable vegetation is removed. Additionally, the Vegetable and Herb Gardens will consist of raised beds, built from a rot resistant material compatible with food production. Care will be taken to protect existing vegetation during construction. This will consist of protecting the critical
KUNZANG PALYUL CHOLING
root zones of trees to remain by a combination of protective fencing, and root protection matting techniques. The existing soils in all laydown areas and other work zones within the limits of disturbance will be de-compacted with specified techniques, prior to planting or establishing lawn. Stormwater Quality and Quantity It is anticipated that the site will achieve stormwater quality compliance as required by Montgomery County. In addition, it is anticipated that the stormwater quantity will be effected by the proposed design attenuating the proposed ten-year peak flow to the corresponding pre-developed peak flow rate. Septic To process the additional waste water and septic loads from the new construction, an additional constructed wetland cell will be added to the three constructed wetland cells currently operating on site. These existing cells will need to be cleaned and rehabilitated as part of the project. General Building Information Fire Separation: The proposed site design provides IBC 2012 approved separation between all existing and proposed structures such that no new building on site will require fire suppression. The proposed residential building, dining building, and guest house will be Type VB construction. The teaching building (including the existing prayer room) will be Type VA construction with one hour fire ratings required for structural framing, exterior walls, and roof framings. The design is expected to achieve this with gypsum wall coverings throughout the administrative portion of the structure and with a one-hour exposed glulam structure in the teaching room. Structure: The foundation for the residential, dining, and guest house buildings will be poured in place reinforced concrete footings and foundation walls with an insulated and conditioned crawl space. The foundation for the teaching building will be poured in place reinforced concrete footings with slab on grade, insulated at the entire perimeter with a minimum of 4’ horizontal R-15 rigid insulation below the slab. Floor framing will be TJI’s at 16” on center with 3/4” Advantech decking. The exterior walls will be composed of 8 ¼” nominal SIPS. Roof framing will be 10 ¼” nominal SIPS except at teaching room (please see below). Additionally, provide sound batts at all bathrooms and bedrooms including all interior walls, floors and ceilings. Exterior Siding & Roofs: The primary exterior siding of most of the new structures will be the Shou-sugi-ban siding, or pre-burned cedar siding which, when brushed and cleaned, will appear charcoal grey with an alligator-like texture. The teaching room will be the exception to this material, with white stained wood siding. All trimwork including but not limited to fascias, soffits, window and door casings to be cedar stained to match adjacent wall surface. The windows on the exterior will be double-paned Low E wood windows. All roofs will be painted Kynar standing seam metal roof.
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PRICING NARRATIVE CONCEPT DESIGN October 23, 2014
Interior Partitions and Doors: The interior will be composed of 1/2” gypsum board on 2x4 wood framing with moisture-rated gypsum board in all wet locations. Provide exhaust fans at bathrooms. Solid core wood doors will be provided throughout. Sustainability Cost Items: The congregation has made it a priority to design sustainably and wants to utilize the following systems for the proposed design: - Solar hot water heating for all bathrooms - Solar electrical panels - Geothermal HVAC System: The HVAC system for the proposed buildings will be Variable Refrigerant Flow or mini split systems such as the Mitsubishi Mr. Slim or LG with down-line ducted capabilities. For the residential, dining, and guest house buildings this shall be a wall mounted VRF system. The administration wing of the teaching building will utilize a ceiling mounted central VRF system. The teaching room will require a ducted VRF system with supply air low and ceiling mounted return. The project will include sound abatement type systems and vibration control systems such as sound attenuators, low velocity high capacity overhead fans and ductwork where needed, vibration isolators, etc. as required to meet sound and vibration criteria. Special sound abatement provisions will be required for the teaching room. The cost estimate should carry a cost contingency for these systems. The condenser units are proposed to be located outside the proposed buildings at grade. For the residential and dining buildings these units will be on the west side of the structures and concealed with planting. The units for the teaching building will be on the east side of the building. Outside air and relief air openings will be coordinated to allow for 100% air-side economizer operation. Electric: Provide electric feed from the new transformer for a 400 amp service panel at each building and an extra 400 amp service panel at the teaching building. Assume three-phase outlets, switches, and lighting as required by code with additional service at all kitchennettes, kitchen, and teaching room. Water Heating System: The heating water system will be instantaneous hot water units with solar hot water preheating. Provide a 50 gallon tank in each residential unit with central tanks provided at the dining building and teaching building. The distribution system will consist of Type L copper piping and Schedule 40 carbon steel piping with fiberglass insulation and kraft paper jacked in concealed areas and painted canvas in exposed areas.
Plumbing: All supply lines to be Type L copper and Schedule 40 carbon steel piping with fiberglass insulation and kraft paper jacked in concealed areas and painted canvas in exposed areas. IT/AV: Telephone and data systems including switching equipment, network equipment, cables and final connections will be provided by client. Audio Visual systems are by others. The electrical system will be coordinated with these systems and provide infrastructure to support the equipment and distribution systems. Specific Building Information (refer to images and plans) The Residence Building: The Residence is composed of 12 housing units, a common space, and infill gardens on the east side between the units. To reduce the overall mass, the residences are staggered into smaller, discrete volumes. The units are dispersed so that each unit has a separate and unique entrance. Exterior walls and roofs will be SIPS as noted above. Approximate heights for pricing purposes are shown in the image below. Approximately 35% of the exterior wall surface will be glazing. It is envisioned that the buildings will be built on a conditioned crawl space. Each unit will be composed of a living room with kitchenette, bathroom, and bedroom with closet. The living room will have wood floors with a micro-unit kitchenette approximately six feet wide including under counter refrigerator, microwave, small sink, cabinets, 2-burner stove, and shelving above. The bathroom will have porcelain tile floors on 1/2” cement backer board with a 30” vanity sink, toilet, and 5’ integral bathtub with porcelain tile walls throughout. The bedroom will have wood floors. Hanging rod and shelving to be provided in bedroom closets. Two common laundry washers and dryers will be provided in the building common room.
25’-0” in front 15’-0” in back
10’-0” in front 15’-0” in back MODEL VIEW OF RESIDENCE BUILDING
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PRICING NARRATIVE CONCEPT DESIGN October 23, 2014
The Tractor Storage Building: The Tractor Storage Building will be used primarily for storage of two existing tractors. There are no requirements for HVAC and the structure will only be used to provide a dry environment for vehicles. The foundation will be poured in place reinforced concrete footings and concrete slab on grade to accept loads of site maintenance vehicles. The exterior walls will be composed of 2x6 studs at 16” on center with 1/2” plywood sheathing. Roof framing will be prefabricated roof trusses at 24” on center with 3/4” plywood decking. The exterior siding will be the Shou-sugi-ban siding. The only exterior opening will be one 10’ wide garage door on the east side. The Dining Building: The Dining Building is a primary gathering space for residents and the community and is thus planned to allow for additional seating during large gathering events. The building includes a commercial kitchen, dining for forty occupants, linen laundry, two unisex bathrooms, a small woodworking studio, and outdoor fireplace. Exterior walls and roofs will be SIPS as noted above. Approximate heights for pricing purposes are shown in the image below. The windows on the exterior total approximately 40% of the exterior wall surface with large folding glass panels at the front porch such as a Nana Wall or Renlita folding glass garage doors. The kitchen will have porcelain tile floors on 1/2” cement backer board and include commercial grade appliances: full-size refrigerator, full size freezer, six-burner oven, vent hood, and dishwasher. A commercial grease trap and exhaust will be included. The cabinetry will be stained semi-custom and the countertops will be granite or equivalent. The main dining space will have wood floors, wood ceiling, and glazing wall with operable doors to provide direct access to exterior for large gatherings. Unisex bathrooms will include porcelain tile floors on 1/2” cement backer board and the woodworking studio will have exposed plywood floors.
35’-0” at ridge 25’-0” in eave 20’-0” at ridge 12’-0” in eave MODEL VIEW OF TEACHING BUILDING
Teaching Building: The Teaching Hall will be the largest building on the site, and will be used as the primary gathering space for the congregation. In addition it will provide direct connection to the existing prayer room and guest house. For purposes of this narrative the building will be broken into several areas including: administration wing, teaching room, and existing prayer room.
20’-0” in front 15’-0” in back
Administration Wing: The administration wing will house the lobby, retail, administration (two offices, meeting room, library, and file storage), and support spaces for the teaching room (post-production, archives, storage, bathrooms, green room and restroom). The lobby will have cubby spaces for shoes and wood floors.
MODEL VIEW OF DINING BUILDING
KUNZANG PALYUL CHOLING
Three-season arcades will connect the administration wing to the guest house and existing prayer room. The arcades will include exposed wood columns, beams, and ceiling with ipe flooring. Folding glass partitions with
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PRICING NARRATIVE CONCEPT DESIGN October 23, 2014
wood frames will be installed for winter months. Teaching Room: The teaching room will be the largest room in the entire campus with 20’ ceilings at the eaves and 32’ ceilings at the ridge. The room is designed to house approximately 140 guests in flexible seating with 2 speakers each at a movable teaching throne. A corner of the room will be devoted to the Mandala, an object of significance from the existing teaching room that cannot be moved or disturbed during the construction of the new teaching room. Large tapestries and artifacts will adorn the perimeter of the space. The structure of the room will be one-hour rated exposed glu-lam columns and beams. The ceiling will additionally be finished with an exposed wood ceiling. The west and north wall of the room will have large barn-like glass partitions that can be fully opened to the adjacent courtyard for enlarged worship sessions. There will be two other windows in the room that will provide light and views into the enclosed courtyard at the middle of the building. Acoustics will be a priority in the new teaching room and the proposed carpet floor, surrounding artifacts, and chairs should help to mitigate much of the sound disturbance. Additionally, all mechanical ductwork sound will need to be attenuated.
Guest House: The Guest House is composed of a shared living area with kitchenette and two separate bedrooms, bathrooms, and closets. Approximate heights for pricing purposes are shown in the image below. Exterior walls and roofs will be SIPS as noted above. The windows on the exterior total approximately fifteen percent of the exterior wall surface. The living room will have wood floors with a kitchenette approximately twelve feet wide including full height refrigerator, stove, microwave, sink, dishwasher, cabinets, and shelving above. Assume cabinetry will be semicustom wood with a stain finish and countertops will be granite or equivalent. The bathroom will have porcelain tile floors on 1/2” cement backer board with a 30” vanity sink, toilet, and 5’ integral bathtub with porcelain tile walls. The bedroom will have wood floors. Hanging rod and shelving to be provided in bedroom closets. There will be one shared laundry washer and dryer.
Existing Prayer Room: The existing prayer room will be maintained with minor modifications and small front addition. With the removal of the existing building a new entry lobby will be added to the north of the room. This space will include a small storage space and room for coats and shoes. The exterior siding of the room will be removed and Shou-SogiBan siding will be installed to unify the room with the new campus of buildings. Depending on client interest and funding it is possible that the client will consider raising the ceiling of the room to create a loftier space. This will coincide with mechanical upgrades to handle the increased loads in the room.
17’-0” in front 12’-0” in back
MODEL VIEW OF GUEST HOUSE
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PRICING NARRATIVE CONCEPT DESIGN October 23, 2014
APPENDIX 2: COST ESTIMATE
In an effort to help the client understand the cost implications of the proposed design, Falcon Construction and Heidenberger Construction generously provided conceptual pricing as reflected below. Further backup of these estimates are presented on subsequent pages. Phase 1: Statement of Probable Cost Summary (3rd Quarter 2015 Start) gross sf cost/sf range avg cost/sf cost range avg/cost Residential Building 6087 $240-$262 $251 $1,460,880 - $1,595,327 $1,528,104 Dining Building 1347 $270-$364 $317 $363,690 - 490,549 $427,120 1043 $230-$281 $256 $239,890 - $293,160 $266,525 Guest House 460 $80-$160 $120 $36,800 - $73,437 $55,119 Tractor Building BUILDING SUBTOTAL
8,937
$255 $2,101,260 - $2,452,473 ($293 w/ ctg)
$2,276,866
Landscape & Hardscape $463,000 - $673,088 $568,044 $50,000 $50,000 New Wetland Cell SITE WORK SUBTOTAL
$513,000 - $723,088
$618,044
Phase 1: Hard Cost 15% Design Contingency Phase 1: Probable Construction Costs
Note: Contractors were asked to include project assumptions outlined on page 44 of this report within their estimates. Costs shown do not reflect soft costs such as permits, design and engineering, utility fees, furniture fixture or equipment. Given the early state of the design, total project cost (construction costs plus soft costs) may be estimated to be 1.3x probable construction costs.
KUNZANG PALYUL CHOLING
Phase 2: Statement of Probable Cost Summary (1st Quarter 2017 Start) gross sf cost/sf range avg cost/sf cost range Teaching Building 3141 $276-$290 $283 $865,873 - $910,890 Administration Wing 2546 $294-$360 $327 $748,346 - $916,560 Teaching Room 2000 $80-$160 $120 $272,238 - $288,000 Prayer Room BUILDING SUBTOTAL
7,687
$260 ($299 w/ ctg)
$1,886,457 - $2,115,450
$2,894,910 $434,237 $3,329,147
avg/cost $888,382 $832,453 $280,119 $2,000,954
Landscape & Hardscape
$436,000 - $607,437
$521,179
SITE WORK TOTAL
$436,000 - $607,437
$521,179
Phase 2: Hard Cost 15% Design Contingency Phase 2: Probable Construction Costs
$2,522,133 $378,320 $2,900,453
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CONCEPT DESIGN October 23, 2014