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Home My WebLink About09082025 City Council Work Session Laydown R&MCITY OF SEWARD HARBORMASTER BUILDING & SOUTH UPLANDS IMPROVEMENTS CONCEPT DESIGN Prepared by R&M Consultants, Inc. I September 2025 R&M CONSULTANTS, INC. Project Management, Planning, Civil Engineering KPB ARCHITECTS Architectural and Landscape Architecture CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS PLANNING CHARRETTE 'YKj SEPTEMBER 8, 2025 SOUTH UPLANDS MASTERPLAN HARBORMASTER BUILDING CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS SITE PHOTOS .5ix K3 SEPTEMBER 8, 2025 I , ; I 1 ri 1:- bY :* " • '7";''''.1W- •-• • • • .107:- CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS SITE PLAN J K3 SEPTEMBER 8, 2025 s ems: e-4 ,-4 �e�.�e�.�e�.�e�.�e�.�e�.�e�.•^4e�.�e� HARBORMASTER OFFICE /4 7i./' ,4747.4.� .� .� .� .� .� .� .� .� .� .�� ' ,•.r,�.r1.r1r1.r1.r1.r•1.r•1.i^1.r•1.r•1.r•1.r•1 ra747474747474 r , •.^L•!". �f•L•f•L•f•L•f•L•f•LY^.Y•`. Y•`. Y•`. •`. Y•`. Y•`. Y•`. 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J X^ ^ :\ : \ \\ \ X \\ \\ \\%\ \ \ \ \ \\%\ \ \\ \ \ `� X� \\� �\,\\X\,\\\ OH/E OH/E OH/E OH/E f.= LEASE AREA o ao LEGEND NEW w 7 5 DESCRIPTION LOT LINE EDGE OF PAVEMENT FIRE LANE WATER LINE SANITARY SEWER LINE UTILITY EASEMENT BUILDING RESTRICTION LINE SWALE/BASIN CONTOURS ORDINARY HIGH WATER STRIPING BUILDING FLOAT BUILDING ASPHALT PAVEMENT CONCRETE SAND/GRAVEL RIPRAP LANDSCAPING BOARDWALK LOADING ZONE CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS SITE PLAN K3 SEPTEMBER 8, 2025 Ittotk gristtititt t0' ti VT— — ie} LEGEND NEW w DESCRIPTION LOT LINE EDGE OF PAVEMENT FIRE LANE WATER LINE SANITARY SEWER LINE UTILITY EASEMENT BUILDING RESTRICTION LINE SWALE/BASIN CONTOURS ORDINARY HIGH WATER STRIPING BUILDING FLOAT BUILDING ASPHALT PAVEMENT CONCRETE SAND/GRAVEL RIPRAP LANDSCAPING BOARDWALK LOADING ZONE CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS PROGRAM K3 SEPTEMBER 8, 2025 City of Seward Date: 15-May-25 Harbormaster Building Space Proposed SF Amount Floor 1 Public Entry Vestibule 300 1 300 1 Administration/Public Counter 300 1 300 1 Lobby/Waiting Area 615 1 615 1 Conference Room 405 1 405 1 Restroom 100 1 100 1 Parking Kiosk 105 1 105 1 Subtotal 1825 2 Private Private Office Type A 105 4 420 1 & 2 Private Office Type B 150 1 150 1 Workstations 270 1 270 1 Workstations 245 1 245 2 Maintenance Shop 1750 1 1750 1 Locker Room 400 1 400 1 Breakroom 280 1 280 2 Conference Room 175 1 175 2 Restroom 50 3 150 1 & 2 Subtotal 3840 3 Storage Areas 1 Administration Storage 60 1 60 1 Big Storage 175 1 175 1 Small Storage 50 1 50 1 Storage 320 1 320 2 Subtotal 605 TOTAL 6270 Total w/ 15% circulation 941 7211 Total w/ 20% circulation 1254 7524 CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS ADJACENCY DIAGRAMAI tik K3 SEPTEMBER 8, 2025 TOOL WALL MAINTENANCE SHOP LOCKER ROOM - 12 LOCKERS - CENTER BENCH -LAUNDRY -SHOWER STORAGE ENCLOSED STAIR RR PRIVATE RR PARKING KIOSK 6-P WORKSTATIONS PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE PUBLIC RR VESTIBULE 12-16P CONFERENCE ROOM 3-P ADMIN / PUBLIC COUNTER ENCLOSED STAIR SECURITY LINE LOBBY/WAITING ELEVATOR LEVEL 1 OPEN TO BELOW ROOF ENCLOSED STAIR 4-P CONFERENCE ROOM PRIVATE OFFICE PRIVATE OFFICE STORAGE u) WORKSTATION: ADMIN OPEN TO BELOW ROOF DECK PRIVATE RR BREAK ROOM ENCLOSED STAIR ELEVATOR LEVEL 2 VESTIBULE PARKING KIOSK LOBBY/WAITING VERTICAL CIRCULATION PUBLIC RESTROOM CONFERENCE ROOM ADMINISTRATION/PUBLIC COUNTER PRIVATE OFFICE STORAGE OPEN WORKSTATIONS PRIVATE RESTROOM LOCKER ROOM MAINTENANCE SHOP CIRCULATION VERTICAL CIRCULATION CONFERENCE ROOM PRIVATE OFFICE STORAGE OPEN WORKSTATIONS PRIVATE RESTROOM MAINTENANCE SHOP BREAK ROOM CIRCULATION ROOF DECK CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS CONCEPT MASSING SOUTH FACADE K3 SEPTEMBER 8, 2025 • CITY OF SEWARD -HARBORMASTER &SOUTH UPLANDS CONCEPT MASSING NORTH FACADE .5ix K3 SEPTEMBER 8, 2025 /10/4 "77 0°4 CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS CONCEPT DESIGN Ala K3 SEPTEMBER 8, 2025 KEY FEATURES • : 1. Windows • 2. Industrial : 3. Warm tones • 4. Lighting 5. Multiple levels • • • • • • • • • • •. • OPPORTUNITIES FOR ADDITIONAL • VISITOR AMENITIES • The masterplan of the South Uplands includes several amenities in addition to • the Harbormaster building. These include a boardwalk extension from the harbor • along the north side, lease sites for businesses to add to the economical vibrancy • of the harbor and a reimagined parking area that provides efficient access to the • boat ramps and ample space to support visitor activities. The concept presents additional opportunities for site amenities to enhance the exceptional site resources. The top of the Harbormaster building can become a rooftop gathering place to take in the views of the harbor and Resurrection Bay and offer interpretive opportunities of learning. A "social stair" or outdoor gathering area can be built into the building or boardwalk, allowing for social gathering, interaction, and engagement . This informal gathering space will be located at an important location of the uplands plan to become a node of activity or a place for contemplation on the fair weather days during the quieter months. • • • • • • • • • • • • • • • • • • • CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS COSTS DESIGN FEES .1lo K3 SEPTEMBER 8, 2025 01 02 03 04 SEM50/ DESIGNCHATIC $232,000.00 65% DEVELOPMENT $267,000.00 DESIGN STANDARDS FOR LAND LEASE PROJECTS $70,000.00 10 O CONSTRUCTION 510 DOCUMENTS $251,000.00 *TOTALS ROUNDED TO NEAREST THOUSAND CITY OF SEWARD - HARBORMASTER &SOUTH UPLANDS COSTS PROJECT COSTS K3 SEPTEMBER 8, 2025 Cost Project Size (square footage) Harbormaster 8,153 adjust accordingly Total SF 8,153 Project cost per SF $887 adjust accordingly Base Building $ 7,231,711 Maintenance Shop $ 1,300,000 Total SF: 1,859 / $700 per SF Boundary & Design Survey $ 40,466 Site $ 1,932,580 Construction Cost Total (not including other projects costs) $10,504,757 Construction Contingency (Change Order Reserve) 8.00% $733,143 5-15% depending on new or renovation For changes during construction and unforseens such as bad soils and/or hidden conditions/ hazmat Architect/Engineer (A/E) Design Fees 7.50% $749,076 4 8% for DB and 7-10% for DBB Design phase Design Standards for Land Lease Projects $69,020 Architect/Engineer (A/E) Construction Administration 2.50% $229,107 1-2% for DB and 2-3% for DBB For Q&A during construction and field inspections for QA/QC MEP Commissioning 0.50% $45,821 To finalize the mech systems Special Inspections (welding, compaction, concrete) 0.50% $45,821 Inspection of structural elements during construction (may not be required depending on structural system) FF&E (funiture, fixture & equiment) 3.00% $274,929 Furniture and other loose equipment FF&E Audio/Visual 0.50% $45,821 AV equipment including IT, presentation and video conferencing Owner's Project Management 1.00% $91,643 Architects Either hired or an employee of the organization Project Contingency 5.00% $1,160,113 3% for new and 5% for renovation For expenses not anticipated such as additional furnishings or equipment not directly related to construction and/or additional architectural and engineering Total Project Costs (including land) 28.50% $13,949,252 Project Costs + Construction Costs Total Project Costs per SF $1,711 Project Costs + Construction Costs (per SF) The items above represent anticipated costs related to the overall project. It's intended as a starting point and guide to all possible costs encountered during a typical project. Percentages would increase/decrease depending on size/scale of project