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PISMO BEACH PUBLIC SAFETY FACILITY
VOLUME 2
- OVERALL PROJECT NARRATIVE
- ARCHITECTURAL NARRATIVE
- STRUCTURAL NARRATIVE
- fv1E HANF AL / PLUMBING / ELECTRICAL NARRATIVE
- PROGRAM SPREADSHEET
- ROOM DIAGRAMS & DATA SHEETS
- PROBABLE COST OF CONSTRUCTION ESTIMATE
MARYMCGRATH ARCH ITiCTS
STUDIOS
OVERALL PROJECT NARRATIVE
OUTLINE
See the following outline for the organization of this document:
A. Executive Summary
B. Design Considerations
C. Site Conditions
D. Projects Enhancements
EXECUTIVE SUMMARY
SUMMARY
The following document is for the purposes of establishing schematic criteria for the Pismo Beach Public Safety Campus. Drawings and diagrams of the proposed scope of work have been attached for reference. These include:
Room Diagrams
Room Data Sheets
Proposed Bubble Diagrams
Proposed Site Diagram
The site is located in Pismo Beach, California, on the corner of Bello Street and Wadsworth Avenue. It is 2.30 acres with the following structures: the Grammar School / Old City Hall building, the Pismo Beach Police Department building, and the CAL Fire-Pismo Beach Fire Department building and several ancillary buildings such as storage sheds and a modular office/trailer. The Grammar School /City Hall building was constructed in 1923 and, with the exception of the Bello Street façade, will be demolished. The Bello Street façade will be salvaged and incorporated into the new building design. The building is predominantly a single- story structure however a portion of the building has a basement. The building consists of approximately 15,300 square feet.
The Pismo Beach Police Department building was constructed in 1997, but the Police Department has been occupying this site since the 1950s. This building is a single-story structure consisting of approximately 8,300 square feet and will be renovated and incorporated into the new design.
The CAL Fire-Pismo Beach building is a single-story structure of approximately 2,500 square feet and was constructed in the late 1950s. This building will be renovated in the new design and will continue to serve CAL Fire.
This project will consist of a new police station building, a standalone storage building for police and fire program, and ah renovation and addition to the existing police station and CAL-Fire buildings to accommodate the fire program.
The police station will be new construction and will consist of a Sallyport, Locker Rooms, Processing Area, and Administration area. The police station will also include a secure public lobby and a large training room which will also serve as an EOC in emergency situations. The façade of the new building shall incorporate the reconstruction of the original façade of the Grammar School / City Hall building.
The existing police station building will receive interior renovations to accommodate the fire program, with the overall intent to reuse as much of the existing interior wall construction as possible while meeting the programmatic spatial needs for fire services. In addition to the interior
renovation consisting of apparatus support spaces, office/administrative spaces, and living spaces, a two-bay addition of approximately 3,500 sf is proposed to meet the programing requirements of the fire station. The proposed design also includes renovating the current CAL- Fire building to add bays and bay support and connecting this to the renovated existing building creating one cohesive building for all fire functions.
Upon completion of construction the project will consist of three separate buildings: the new two-story police building, the police/fire storage building, and the repurposed CAL-Fire building.
The police building will consist of approximately 18,000 gross square feet. The majority of the structure of the existing police station shall remain and be expanded upon to create the new fire building of approximately 13,900 SF. The existing CAL-Fire building will be renovated to accommodate the fire programing needs and circulation to the existing building and new apparatus bays.
DESIGN CONSIDERATIONS
Fire stations, and public safety facilities, in general, are expensive, long-term investments that ensure the well-being of our citizens and communities. They must be flexible enough to meet the demands of future standards and durable enough to withstand some of the most extreme abuse. The design of public safety buildings should ultimately provide the comforts of home during a long shift, as well as convey the core values of the communities they serve. Unique when compared to standard forms of municipal construction, these buildings must be tailored to meet national, regional, and local standards, and the specific needs of first responders.
A fire station must accommodate an incredibly diverse set of functions, including housing, recreation, administration, training, community education and general apparatus maintenance.
These elements require careful organization and detailing to conform with building codes while simultaneously creating an efficient, inviting and home-like environment for responders who spend extended periods within the building. Fire station zoning should be incorporated within the design to include transition zones to allow movement of personnel between the facility's hot and cold zones. Hot zones are spaces in the facility exposed to carcinogens and green zones are living/working spaces intended for extended occupancy.
A critical determination for the layout of a fire station is the response time; the time it takes for personnel to move from various points in the building to the turnout gear lockers, into the apparatus, and get on route to an emergency. This path should be direct and unimpeded.
Police station layouts are determined by three main concepts: zoning, flow, and line of sight.
Rooms are typically grouped by department and arranged according to required operational adjacencies. These zones have varying degrees of security that must be maintained and should be laid out appropriately. The transitions between these zones may require ballistic protection; see room data sheets for extent of ballistic protection requirements.
The flow of traffic within a police station is very important. With the sensitive records and evidence that are housed within the police program, it is imperative that foot traffic between zones be controlled; the public shall be kept away from the holding areas and release zones, the chain of custody with individuals and evidence must be protected, high-risk evidence (like narcotics or weapons) needs to be isolated, and there needs to be adequate space for shift changes.
Single story structures are preferred for fire stations and police stations. Single story structures can utilize equipment platforms and mezzanines for mechanical equipment or storage. If site constraints drive the need for a multi-story structure (which is anticipated for the police building), the appropriate adjacencies need to be maintained so the required response times and/or flows may be achieved.
For the purposes of this document, the following terms shall define specific areas of the design:
Apparatus Bay: the rooms that house the fire apparatus and the adjacent workshops, storage spaces, and utility rooms.
Fire Administration/Living Area: the rooms associated with the living areas of the fire program, including, but not limited to, the administration, living, training, and communal areas, and storage rooms not directly associated with the Apparatus Bay. Police: The police station needs to accommodate a number of diverse functions including public and media interaction, community education, officer training, dispatch, administration, record keeping and long and short-term evidence storage. These elements must be carefully organized and detailed to conform to law enforcement design standards and building codes.
Designated Parking Zones: Provide convenient areas for parking that correspond to the specific areas of the building.
o Public/Visitor Parking (Near Station Entrance)
o Staff POV (Personally Owned Vehicle Parking) - Secure parking where personal vehicles of officers can be stored while on duty.
o Department Vehicles – Secure parking
o Sallyport - Strive to keep the sallyport out of the public’s eye. This strategy assists in protecting both officers and detainees from the scrutiny of the civilian population and media.
CONSTRUCTION PHASING CONSIDERATIONS
The existing Police Station building is currently fully occupied and operational, however it will be fully vacated by the Owner prior to any construction activities and will remain unoccupied throughout the duration of construction.
The existing CAL-Fire building is currently fully occupied and operational and will be required to remain operational throughout construction until their operations move offsite. It is paramount that the existing CAL-Fire building remain fully operational while occupied and construction phasing be coordinated with the CAL-Fires and Police move to a temporary facility. Once CAL- Fire operations have relocated to the offsite facility, the existing building will then receive minor interior renovations to accommodate renovations and new construction for the CAL-Fire program.
HISTORIC CONSIDERATIONS
The Grammar School / City Hall building was originally constructed in 1923 as the three-room Pismo Grammar School featuring multiple-colored bricks in a Flemish bond pattern, stacked awning windows with transoms and an ornamental terracotta entry archway with a terracotta medallion and mosaic tile background within the rise of the arch. About a decade later, multiple wings were added to the original building, resulting in the current building massing. In the 1950s, the school was closed due to an earthquake, but reopened the following year as the City Hall. There it remained in operation until it was abandoned in 1995 and has remained unoccupied since.
In a 2018 Historic Resource Inventory and Evaluation, it was determined that the City Hall building retained the sufficient integrity of location, design, setting, materials, workmanship, feeling and association required for a historic building however it is not listed on a historic registry.
Originally the City Council decided to demolish this structure, but the surrounding community did not approve of that decision and made their opinions known. The community was able to convince the Council that the building was historic to the community and that it deserved to remain. As a compromise, the Council and community agreed that the Bello Street façade would remain, but the rest of the building would be demolished. The project will integrate the Bello Street façade into the design of the new building by retaining the façade while
constructing a new structure behind the façade. This process is known as a facadectomy.
It is anticipated that as part of the demolition of the existing building a sufficient quantity of existing brick will be salvaged to reconstruct the front facade (at approximately its current location) as a part of the new police building. Special consideration shall be paid to the removal, care, storage, and replacement of the existing terracotta entryway, medallion, and mosaic tile background. It is also anticipated that window and door openings in the reconstructed facade will be infilled with modern window and door construction similar and reminiscent of the design of the existing openings.
PRELIMINARY CODE ANALYSIS
The design shall adhere to the local building codes as amended by the authority having jurisdiction, at the time of design.
List of applicable building codes, including but not limited to:
CBC – California Building Code, Part 2, Volumes 1 and 2 CEC - California Electrical Code
CMC – California Mechanical Code, Part 4
CPC – California Plumbing Code, Part 5
CFC – California Fire Code, Part 9
CEBC – California Existing Building Code, Part 10
CALGreen California Green Building Standards Code, Part 11 CRSC – California Referenced Standards Code, Part 12
NFPA 13, Standard for the Installation of Sprinkler Systems NFPA 101, Life Safety Code
NFPA 780, Standard for the Installation of Lightning Protection Systems NFPA 1221, Standard for the Installation, Maintenance, and Use of Emergency Services Communications Systems
NFPA 1500, Standard on Fire Department Occupational Safety, Health, and Wellness Program
NFPA 1581, Standard on Fire Department Infection Control Program
SITE CONDITIONS
EXISTING SITE
As stated in the summary, the site currently houses the Grammar School / City Hall building, the current Pismo Beach Police Department, the CAL Fire-Pismo Beach Fire Department, and multiple ancillary small structures. In addition, the existing site also has 32 parking spaces (some covered by a solar canopy, an entry plaza, and fenced-in tennis courts.
The topography of the site varies in elevation by approximately 7 feet east to west and 15 ft south to north, with the steepest part of that incline towards the north edge of the property, there the existing parking lot connects to a parking lot on the adjacent property.
The existing Grammar School /City Hall’s finished floor is about 7 feet above grade along the Bello Street side and on grade on the back side of the building. Because the new design is anticipated to be at the same finished floor level as the existing Grammar School / City Hall building, this will require both a new set of entry stairs and new ADA compliant ramp. The grade change east to west will result in different finish floor levels between the existing police and fire stations and the new police station. These levels will need to be bridged with interior stairs and/or an ADA compliant ramp. See the Vertical Circulation Section of the Architectural Narrative for additional information.
The large oak tree in the Northwest corner of the property shall be protected and be
incorporated in the final design. Precautions shall be made to protect the tree from damage during all construction activities.
The existing storage sheds and storage containers are to be demolished; the contractor may use them as construction storage once Owner items have been relocated.
The existing parking solar panel canopies are to remain and be protected from damage and incorporated into the final design.
The modular office/trailer building currently used for fire staff is to be vacated and turned over to the contractor. The contractor may use this as a construction trailer until it needs to be demolished or relocated to allow for the new construction. (Refer to Concept Site Diagram)
PROPOSED SITE WORK
Emergency Vehicle Access Drives
Per the proposed site design, apparatus and emergency vehicles will enter the property along Bello Street. They will continue between the buildings to the back to an access-controlled secured lot where they will either park in the secured lot, in the Sallyport, or in the Apparatus Bay.
As the Apparatus Bay is designed to be a drive-thru bay, the fire apparatus, when on a call, will respond from the building/property on Bello Street. The apron and drive aisle shall be designed to accommodate the turning radii of the apparatus (list of fire apparatus to be provided upon request). Site design considerations for fire apparatus shall be as follows:
Access drives, entrances, and roadways shall be designed to accommodate the specific vehicle types anticipated for both police and fire station operations. Apparatus aprons shall be constructed of heavy-duty reinforced concrete pavement designed to support the anticipated vehicle weight. Concrete aprons, when possible, shall extend 50’ beyond each side of the Apparatus Bay in the direction of vehicle traffic and have a maximum slope of 2%.
The facility and site shall be designed to permit drive-through apparatus bays. If the vehicle access drives are sloped, either for drainage or due to the site profile, ensure the slope angle is low enough to be easily navigated by the firefighting apparatus and the driver can maintain good visibility of the area around their vehicle. Provide signage and/or striping explicitly prohibiting unauthorized vehicles on the access drives and apparatus aprons. Do not install gates or other access control measures that would impede emergency response from the apparatus bays.
Parking and Other Access Drives
Parking shall be provided based on the total positions assigned, including at a minimum 40 secure parking spaces. Provide a minimum of 8 visitor parking spaces separate from the secure parking. If possible, do not allow access drives to staff and public parking to cross the vehicle access drive out of the Apparatus Bay. Provide signage and/or striping to correlate with any parking or access drive restrictions or authorizations. Locate parking areas so they do not dominate the main entrance and public image of the facility. Electric vehicle parking to be provided per the California Green Building Code. Provide a service drive adjacent to the mechanical room.
Site Security
The back side of the facility will need to be access-controlled due to the nature of the activities happening on site and shall be enclosed with a security fence. Secure fencing shall be vinyl- coated chain link fence with visual privacy screen. See the proposed site plan for approximate extents of secure fencing. Access to this secured area will be through a combination of pedestrian and vehicle gates with electrified access control functions.
Video surveillance shall be provided to provide 360-degree coverage of the entire perimeter of each building and the entirety of the secure parking lot.
Site Lighting
Site lighting shall be provided to cover the entirety of the building perimeter and provide adequate lighting within the parking areas. See the Electrical Narrative section for additional information.
Exterior Signage
Building mounted signage and/or standalone signage shall be provided to adequately identify the building and the entrance /access points to the building. Signage should also be provided at the secured entrances to identify authorized personnel only are permitted beyond those points.
Landscaping and Site Irrigation
Landscaping design shall be consistent with the local jurisdiction requirements. Due to the extent of site improvements, it is anticipated that all existing landscaping will be replaced with new with the exception of the existing large oak tree which shall remain. Select plants that are easy to maintain and enhance the visual quality of the facility in all seasons. Indigenous species are preferred. Main entrances to the facility shall be accentuated with plant materials and specialty paving (precast concrete or brick pavers). Assess the growth characteristics of selected plant material when evaluating line-of-sight requirements to facilities. An irrigation system shall be included and shall include a Calsense CS300 irrigation controller, GPRS Comm Modem, GR- Stubby GPRS ant with cables, 5 year GPRS service, Tp-110 AC line protection and CS3-GR-Kit and FMI flow sensor.
PROJECT ENHANCEMENTS
ENHANCEMENT OPTIONS
As potential project enhancements, the design build team shall include options for improvements to be considered during design.
Enhancement #1
Existing CAL Fire building/bays to be demolished in their entirety. Provide new construction for the apparatus bays and support spaces. This will help achieve uniformity between the buildings while bringing the apparatus bays up to current energy and building codes.
Enhancement #2
Include the preparation for electrical vehicle (EV) charging for future electric fire apparatus within the Fire Station apparatus bays. Install conduits, pathways, and sleeves from the electrical room to each vehicle parking position within the apparatus bays for future electric apparatus/vehicle. This enhancement includes sizing of the electrical room (or allowing for future expansion of the electrical room) to accommodate the electrical gear and incoming electrical service required to support the future EV apparatus charging.
NOTE: This enhancement is in addition to any code required EV parking.
Enhancement #3
Include the preparation for four (4) electric vehicle (EV) charging capable parking spaces for future police fleet vehicles within the secured parking lot behind the Police Building. Install conduits, pathways, and sleeves from the electrical room to each of the four (4) future EV parking spaces. This enhancement includes sizing of the electrical room (or allowing for future expansion of the electrical room) to accommodate the electrical gear and incoming electrical service required to support the future EV charging stations.
NOTE: This enhancement is in addition to any code required EV parking.
Enhancement #4
In lieu of providing expanded electrical rooms to accommodate the future EV charging indicated within Enhancements #2 and #3, include a separate dedicated electrical room which will house a separate incoming electrical service dedicated for the usage of EV charging. This service would be sized to include all code required EV parking along with the future EV apparatus charging within the Fire Station building and the future EV charging within the secure parking lot behind the Police Building.
END OF OVERALL PROJECT NARRATIVE
ARCHITECTURAL NARRATIVE
OUTLINE
See the following outline for the organization of this document:
A. Shell
B. Interiors
C. Equipment & Furnishings
D. Special Construction
SHELL
SUPERSTRUCTURE
ROOF CONSTRUCTION:
The structure supporting the roof over the Apparatus Bay will need to have a minimum bottom height to allow for proper clearances of the apparatus, any overhead doors, and equipment including, but not limited to, vehicle exhaust systems, infrared heaters, and lighting systems. Long span structural members may be required across the Apparatus Bay. Where the length of the Apparatus Bay is sized to accommodate one vehicle parked in each stall, provide clear spans with no intermediate columns. The roof design should consider the possible necessity of any equipment platform or attic space required to house mechanical equipment. The key drivers behind the size and configuration of the Apparatus Bay are the engine sizes and the required clearances area around the vehicle’s footprint.
The roof over the remainder of the building shall be constructed to comply with any spatial requirements and mechanical clearances.
EXTERIOR ENCLOSURE
EXTERIOR MATERIALS:
The project is located on the coast and all exterior materials shall be suitable for a marine / coastal environment.
EXTERIOR WALLS:
The exterior walls of the Apparatus Bay will be reinforced masonry construction with a durable, low maintenance exterior veneer (such as brick) as required to resist all vertical and lateral loads. The durable exterior veneer will need to extend a minimum of 6 feet above the finished floor. The exterior veneer above 6 feet can be a different material but will still need to be low maintenance.
For the rest of the building, it is recommended to use masonry walls around the perimeter of the building due to the protection needed for the Police program. At a minimum, the masonry will need to extend 3 feet above the finished floor. For areas that do not require the same degree of protection as Police, another construction type can be chosen, however the exterior veneer shall remain a durable and low maintenance finish.
The Vehicle Storage and Fire Storage building shall be constructed with exterior walls of reinforced masonry construction with a durable, low maintenance exterior veneer as required to resist all vertical and lateral loads. The durable exterior veneer will need to extend a minimum of 6 feet above the finished floor.
EXTERIOR WINDOWS:
The building shall have thermally broken windows and storefront systems with low-E insulated glazing with U-values and SHGCs per local jurisdiction energy codes. All exterior windows shall receive window shades and all bunk rooms with windows shall receive blackout shades.
The windows in the Grammar School / City Hall façade will be replaced during the disassembly and reassembly of the façade. They are not in a condition to be reused without significant restoration. The replacement windows will not be operable but will have similar characteristics and layout to the original windows.
EXTERIOR DOORS:
Appropriate clearances for any Apparatus Bay doors shall be considered when determining the height of the structure. Apparatus doors will be overhead sectional doors with side mount motors (no trolly type systems). Bay doors, including the apparatus bay doors and the sallyport, shall be protected with exterior bollards
The existing schools main entrance stairs leading up to the main entrance door will be demolished and brick salvaged for use in the construction of the new stairs, which shall be constructed with a similar aesthetic to the existing entry stairs. In addition to these new stairs, a new ADA compliant ramp will also be installed.
Exterior pedestrian doors shall be insulated hollow metal door panels and door frames and shall be covered in a high-performance coating. All exterior doors will be electrified and tie into the access control system. Doors within storefront systems shall match the selected finish of the storefront system.
BALLISTIC PROTECTION:
The exterior main entrance, any exterior doors, and exterior windows shall be provided with ballistic level III protection along Bello Street and Wadsworth Avenue. Extent and level of protection shall be reviewed based on the final site design layouts.
INTERIORS
INTERIOR CONSTRUCTION
PARTITIONS:
Typical wall construction will be metal stud framing with 5/8” gypsum wall board (GWB) on each side. In high use areas and corridors, impact-resistant/abuse-resistant GWB shall be provided up to 48” above floor, at minimum. In toilet/shower rooms, laundry rooms, locker rooms, fitness areas and other areas in close proximity to water sources, mold and moisture resistant GWB shall be provided.
The following areas shall receive CMU block partitions that are reinforced, grouted solid, and covered in a high-performance coating:
Apparatus Bay
Decon and Decon Shower
Turnout Gear
SCBA Room
Workshop
Storage rooms adjacent to the Apparatus Bay
Sallyport
Utility Rooms
Processing Areas and Holding Cells
Certain rooms are required to be hardened, meaning that they will have an extra layer of protection included in the wall assembly, like a security mesh. These rooms can include, but are not limited to, evidence rooms, weapons or narcotics storage, armories, and interview rooms.
Refer to the room data sheets for which rooms are required to be hardened.
INTERIOR DOORS:
Wood door panels with hollow metal (HM) door frames painted with a high-performance coating are to be used throughout, except in the following locations where hollow metal door panels will be used:
Apparatus Bay
Decon Rooms
Sallyport
Turnout Gear
SCBA Room
Workshop
Processing Area
Storage Rooms
Utility Rooms
Some door locations will be provided with electrified hardware/access control. Access panels will be provided for all components of the mechanical and plumbing systems that require maintenance.
FITTINGS/BUILT-IN ELEMENTS:
Provide blocking for all wall or ceiling-mounted equipment and furnishings. Casework must be of high-quality, durable construction, and will typically be a plastic laminate. Specify Architectural Woodwork Institute (AWI) Premium or Custom for finishes per AWI Standards. Countertops shall be solid surface, quartz agglomerate (simulated stone), or stainless steel. Locations of these elements shall be confirmed with the Owner, but they are typically located in the Watch Office, Conference Rooms, Kitchens, Copy areas, Dispatch, and Training Rooms. Specify ¾” minimum thickness for plywood, plywood backing, and solid wood panels. Particleboard or melamine may not be used.
Finishes must be able to withstand frequent cleaning and must coordinate with other finish materials. All interior glass must be tempered safety glass and mirrors must be constructed with break-resistant materials. Materials should take into account the intended uses and be highly durable and low maintenance.
VERTICAL CIRCULATION
STAIR CONSTRUCTION:
Due to the elevation change at the Grammar School City Hall primary entrance, the current set of processional stairs leading up to the entry will be demolished. A new set of stairs will be constructed, along with a new ADA compliant ramp. The design of these new stairs shall match the original stairs to the extent it can, while also expanding the landing to accommodate the new ramp.