Hopkinton Public Library Feasibility Study … feas...Hopkinton Public Library Feasibility Study Hopkinton, Massachusetts Page 16 The Center School [parcel U17-42-0] which is separated

Hopkinton Public Library Feasibility StudyHopkinton, Massachusetts

Page 16

The Center School [parcel U17-42-0] which is separated into two roughly equivalent areas by parcels U17-49-0 and U17-50-0, which make up a 100 foot right-of-way. The front portion of the site, southwesterly, where the school is, is in the is in the Residence A district, while the rear portion of the site, including the right-of-way, is in the Residence B district.

For the purposes of this study, we focused on the portion of the site which includes the school. The site includes the original 2 story, plus basement, school building, and two subsequent school additions. The entire building structure includes substantially more square footage than is called or in the library program, so we examined the possibilities of renovating portions of the existing building for a library. We also reviewed partial demolition, and new construction. For the purposes of this study, we did not consider com-plete demolition of the existing school building, however we did analyze the construction of a new library facility on the rear of the existing school site.

The original existing school building is brick masonry bear-ing-wall construction, with concrete foundations, and wood and steel framed floors, and a wood framed, sloped roof. Both additions to the school are steel framed with steel posts and welded bar joists for the floors, and steel gird-ers. The earlier addition has a wood sheathed roof, while the later addition has a steel deck. Both additions appear to have lightweight Gypcrete flooring systems or something similar. None of the raised floors in the either the original school or its subsequent additions will support 150 lbs live loads.

The lower and basement floors are slabs-on-grade, and will support the 150 PSF requirement. However, spreading the library out on the lower and basement floors of the exist-ing structure makes for difficult supervision, multiple floor levels and complicates entry and security issues between library spaces and other potential future development of the space.

We reviewed partial demolition of the additions, and a new three story addition behind the original school to support the book loading, but the MBLC felt that a library of this


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size would be spread out too much over three floor, compli-cating supervision, and potentially increasing staff needs. Pros:Good visibilityClose to green

Cons:Existing building will not support library load (except at basement)Existing building too large for programSchool building design difficult to insert library functionsSchool building in use (may be available as early as 2013)Building condition assessed as ‘Fair’Potential combined facility complicates systems installation and operation costs

Demolition of the entirely building was discussed, but because the building could be adapted for use as another building type without the 150 PSF loading requirement that idea was rejected.

Center School (Rear of site)Behind the existing school building, but still within what we are calling the front portion of the site, the parcel dog-legs out t a large, roughly rectangular shape, approximately 430 feet by 545 feet. A new library building was considered for this area, assuming that additional parking could be added to support the library, adjacent to the existing school lot, and the any future reuse of the school building could form a campus with the library.

Pros:Site large enough to support new libraryExisting building can remainCentral location

Cons:Poor visibilityPotential for ledge on site

Lot size 11.7 acres (or about 509,000 SF)


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Front portion of site 5.92 acres (or about 257,900 SF)Existing building area 52,000 SFFront Lot is in the Residence A District (RA)According to the zoning by-law:

A. Minimum lot area: 15,000 square feet with Town water. B. Minimum lot area: 22,500 square feet without Town water. C. Maximum lot coverage: 25%, except that lots which did not con-form to the minimum lot area requirement on January 1, 1997, may have a maximum lot coverage requirement of 35%. D. Minimum lot frontage: 100 feet. E. Minimum setback from street line: 40 feet. F. Minimum side yard width: 10 feet. G. Minimum rear yard depth: 20 feet.

Plus:Buffers around nonresidential uses in residential districts:The buffer shall be no less than 25 feet wide in a Residence A District.


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Hopkinton Public LibraryHopkinton, Massachusetts

Site Plan - Center School - Option 2


First Floor Plan - Center School - Option 2


2ND Floor Plan - Center School - Option 2


Lower Level Floor Plan - Center School - Option 2


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First Floor Plan - Center School - Option 2


2ND Floor Plan - Center School - Option 2


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2 Level New Library

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HOPKINTON PUBLIC LIBRARYHOPKINTON, MASSACHUSETTS

CENTER SCHOOL SITE - NEW BUILDING SCHEME 3

MAIN LEVEL

Program Room

T.S.

Children's

AV N.B.

HOPKINTON PUBLIC LIBRARYHOPKINTON, MASSACHUSETTS

CENTER SCHOOL SITE - NEW BUILDING SCHEME 3

UPPER LEVEL


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Hopkinton Public LibrarySite Option Cost Comparisons

Option A1

0 Claflin PlaceNew Building

Project Budget

Construction CostsDemolition Allow $10,000RenovtionNew Construction 25,000 SF $240/SF $6,000,000Site Development Allow $750,000Subtotal 25,000 SF $6,760,000Contingency 5.00% $338,000Subtotal 25,000 SF $284 $7,098,000

FeesAchitectural 9.00% $638,820Project Mangement 2.50% $177,450Subtotal $816,270

FF&EFurniture 25,000 SF $24/SF $600,000Equipment Allow $50,000Subtotal $650,000

Misc ExpensesTemporary Space $0Moving Allow $40,000Testing Allow $30,000Misc Allow $50,000Subtotal $120,000

Land Acquisition(Emminent Domain) 12 Claflin Place Allow $295,000

Project Budget Subtotal $8,979,270

Escalation24 months 4%/Year $718,342 $9,697,61236 months 4%/Year $1,077,512 $10,056,78248 months 4%/Year $1,436,683 $10,415,953

Project Budget $9,697,612


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Option C1

Existing Library SiteAddition/ Renovation

Project Budget

Construction CostsDemolition Allow $50,000Renovtion 4,000 SF $200/SF $800,000New Construction 24,000 SF $250/SF $6,000,000Site Development Allow $250,000Subtotal 28,000 SF $7,100,000Contingency 7.50% $532,500Subtotal 28,000 SF $273 $7,632,500

FeesAchitectural 11.00% $839,575Project Mangement 2.50% $190,813Subtotal $1,030,388



Land Acquisition(Emminent Domain)





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Option B1

Center SchoolAddition/ Renovation

Project Budget

Construction CostsDemolition Allow $30,000Renovtion 15,000 SF $175/SF $2,625,000New Construction 20,000 SF $240/SF $4,800,000Site Development Allow $750,000Subtotal 35,000 SF $8,205,000Contingency 7.50% $615,375Subtotal 35,000 SF $252 $8,820,375

FeesAchitectural 11.00% $970,241Project Mangement 2.50% $220,509Subtotal $1,190,751








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Option B2

Center SchoolNew Building

Project Budget

Construction CostsDemolitionRenovtionNew Construction 25,000 SF $240/SF $6,000,000Site Development Allow $500,000Subtotal 25,000 SF $6,500,000Contingency 5.00% $325,000Subtotal 25,000 SF $273 $6,825,000

FeesAchitectural 9.00% $614,250Project Mangement 2.50% $170,625Subtotal $784,875







Hopkinton Public Library Feasibility Study … feas...Hopkinton Public Library Feasibility Study Hopkinton, Massachusetts Page 16 The Center School [parcel U17-42-0] which is separated

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