Feasibility Study for Converting Trenkle Building into Municipal Offices_02.07.1978FEASIBILITY STUDY FOR
CONVERTING TRENKLE BUILDING
INTO MUNICIPAL OFFICES
DUBUQUE, IOWA
CITY OF DUBUQUE, IOWA
Mayor Thomas A. Tully, Jr.
COUNCIL James E. Brady
Sr. Carolyn Farrell
D. Michael King
Richard P. Wertzberger
CITY MANAGER Gilbert D. Chevanelle
ARCHITECTS & ENGINEERS February 7, 1978
Rossiter & Hamm
169 Main Street
Dubuque, IA 52001
Tel. (319) 582-7241
INTRODUCTION
The purpose of this feasibility study is to present several
thought-out proposals of how the old Trenkle property can,
in conjunction with the City Hall, be used for consolidating
the municipal offices now spread around town.
The City Administration provided space needs for each depart-
ment to be housed in this annex. No restriction was placed
by the administration on which part of the Trenkle Building
is to be saved nor on which part could be demolished. In fact,
one alterante is to demolish the entire building and erect a
new building.
The building was carefully examined for the structural feas-
ibility of its reuse. The mechanical and electrical systems
were also explored, including the sprinklers.
SPACE REQUIREMENTS
Space needs for each department to be housed in the City Hall
Annex are as follows:
Area Sq. Ft.
Community Development 2500
Health 1000
Youth Service 400
Finance 1000
Public Works - Engineering
Water
Dock Commission 5000
Total net office space needs 9900
Required services such as elevator, stairways, corridors, vest-
ibules, toilets and storage were also included as space needs.
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EXISTING CONDITIONS
A careful review of the building shows that it was built
in three parts as follows:
The 2-story retail portion in front is 90 or 100
years old.
2. The 2-story manufacturing area at the rear is about
50 years old.
3. The 1-story administration, smoking and shipping
area is about 25 years old.
Sheet 4 is the first floor plan indicating the room arrange-
ment and numbering of rooms.
Sheet 5 is the second floor plan, which likewise shows the
room arrangement and numbering.
Sheet 6 is a schedule of existing conditions which tabulates
concisely the most important information needed for this study.
You will see that 8 of the 20 rooms have a pronounced slope,
one of which is over 9 inches. To level these rooms with a
concrete leveling slab usually exceeds the carrying capacity
of the joists, leaving nothing for the live load of people,
furniture and partitions.
Another real problem for remodeling is that the floor levels
of adjacent rooms vary so drastically. On the first floor
there are 8 different levels. On the second, there are 2.
Adjacent room levels vary from 4 inches to 14 inches.
Since there are overloaded wood joists in the 100 year old
building, it is necessary to go to a stronger construction,
so a steel joist and concrete slab system is being used in
the remodeling.
The heating system cannot be reused, the electrical power and
lighting system cannot be adapted to these needs. The plumb-
ing system with the exception of services, are not properly
located to be useable.
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DESIGN DEVELOPMENT
After mature thought, it was decided to explore 4 designs.
In all designs a new electrical and mechanical system would
be included.
I. Remodel 1-Story Portion Only
a. Remove partitions, toilets and brick pavers.
b. Install new toilets.
C. Provide interior finish.
II: Remodel Entire Existing Building
a. Replace wood joist floors with steel and con-
crete floors.
b. All new interior finish.
c. Leave existing granite, Winona Travertine and
buff brick. Tuckpoint original red brick.
III. Partial Remodeling and Partial New Building
a. Reuse 1955 1-story building, but install new in-
terior finish.
b. Demolish old 2-story building and haul away.
c. Build new 2-story building using existing found-
ations as much as possible. Enlarge new building
where necessary.
d. Veneer 1-story building with brick to match new
building and City Hall.
IV. New Building
a. Demolish entire Trenkle Building and haul away.
b. Erect new building in best location for circul-
ation, parking and design arrangement.
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SCHEME I - REMODEL 1-STORY PORTION ONLY
An inspection of the existing 1-story building shows a number
of different floor materials,.but not too many different levels
and slopes as can be seen by the "Schedule of Existing Condi-
tions". This is the easiest part of the Trenkle plant to re-
model, consequently the remodeling dollar will go farther per
square foot in this area.
The brick pavers, concrete curb, concrete equipment bases would
be removed in Rooms 106, 107 and 108, and a number of partitions
and toilet fixtures removed. New ceilings, floors and wall
finishes would be added.
A new heating, ventilating and air conditioning unit would be
supplied for this building. Plumbing needed for the new toilets
would be furnished. A new electrical system for both power and
lighting is included.
As long as the 2-story building remains, even though it is un-
used, a sprinkler system must be installed in the basement of
that building.
No work is contemplated on the exterior of the building and,
when finished, it will look exactly like it does now.
COST ESTIMATE FOR SCHEME #1 (Existing Two Story Portion of Build-
ing To Remain)
Cost of remodeling one-story portion of building
for usable office space
Architect's Fees
Contract Documents 8%
Supervision 2,10%
10% of $83,000
Contingency - 10% of $83,000
Administrative Cost - Legal Notice, consult=
ants, etc.
Total Costs - Building, Architects Fees, Con-
tingency and administrative costs
$83,000.00
8,300.00
8,300.00
1.000.00
$100,600.00
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SCHEME II - REMODEL ENTIRE EXISTING BUILDING
All of the adminstrations space needs are met except for about
1500 square feet of that needed by Engineering.
All roof clutter including water tower, tall chimneys, elevator
penthouse will be removed.
Wood joisted floors would be removed and steel joists and con-
crete slabs would be installed in their place.
All interior floor, wall and ceiling finishes would be new.
There would be two new stair towers, one new elevator and a
pair of toilet rooms.
All electrical, heating, ventilating, air conditioning and
plumbing would be new, as well as sprinklers in basement.
There would, however, be nothing done on the exterior ex-
cept the removal of two small additions on the north side and
tuckpointing the north, west and south brick walls of the 2-
story portion.
This scheme, in addition to not meeting the space needs of
9,900 square feet of offices, has the disadvantage of not
blending with the red brick faced city hall. In fact, the
Trenkle building has polished granite, machined Winona tra-
vertine, buff brick and some red brick.
COST ESTIMATE FOR SCHEME #2
Cost of Remodeling Existing Building For Usable
Office Space. $540,000.00
Architect's Fees
Contract Documents 8%
Supervision 2Y.
10% of $540,000 54,000.00
Contingency - loq of $540,000 54,000.00
Administrative Cost -Legal Notice, Consultants, etc. 5,500.00
Total Costs - Building, Architect's Fees, Contin-
gency and Administrative Costs $653,500.00
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SCHEME III - PARTIAL REMODELING AND PARTIAL NEW BUILDING
This scheme reuses the 1-story building. The 2-story build-
ing would be demolished except for the foundation walls on
which the new 2-story construction is built. In order to meet
the 9,900 square feet of office space, the second floor is built
north of the north wall.
The required two stair towers, elevator and pair of toilets are
incorporated.
The same improvments in the 1-story building as shown in Scheme
1 with the omission of the toilets, but with the addition of a
brick veneered exterior to match City Hall. All electrical,
heating, ventilating, air conditioning, plumbing and basement
sprinklers would be new.
This scheme, in addition to meeting the space needs of offices,
is finished on the exterior with a brick and an architectural
style that blends harmoniously with City Hall.
COST OF SCHEME #3
Cost of demolition of existing two-story portion
of building, remodeling existing one-story section
and constructing new two-story addition to give
building as much area as is required by the program. $716,000.00
Architect's Fee
Contract Documents 80%
Supervision T1.
10% of $716,000 71,600.00
Contingency - 10 of $716,000
71,600.00
Administrative Cost - Legal Notice, Consultants, etc. 7,000.00
Total Costs - Building, Architect's Fees, Con-
tingency and administrative costs $866,200.00
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SCHEME IV - NEW BUILDING
This scheme provides all the needs requested by staff with
respect to office space, also a full basement; includes
needed circulation in the form of stairs, elevators, corri-
dors and the necessary pair of toilet rooms. There was space
left over for a conference room on the first floor.
Included is electrical, heating, ventilating, air conditioning,
plumbing and basement sprinklers.
The materials and architectural style of this edifice matches
that of the Georgian Style of City Hall. Its siting onthe
newly acquired Trenkle property, blends well with City Hall,
is located close enough so a tunnel can connect the two and
provides a landscaped court between the two.
COST OF SCHEME #4
Cost of demolition of existing building, fill and
of compaction of existing basement and construction
of new building. $748,000.00
Architect's Fees
Contract Documents 4.8Y
Supervision 1.2%
— of $748,000 45,000.00
Contingency - 6% of $748,000
45,000.00
Administrative cost - Legal Notice, Consultants, etc. 7,500.00
Total Costs - Building, Architect's Fees, Con-
tingency and Administrative Costs $845,500.00
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SUMMARY
DESCRIPTION SCHEME #1
SCHEME #2
SCHEME #3
SCHEME #4
Remodel 1-
Remodel en-
Partial
New
Story only
tire exist-
rmdlg. &
Building
ing bldg.
partial
new bldg.
Useable Office Area
sq. ft. 2500
8790
lo,470
12,000
Gross area of building
incl. walls, corridors, -
toilets, stairs, ele-
vators and offices in
sq. ft. 3820 12,780 14,360 15,400 -�
Number of parking
spaces 37 37 33 38
Cost/sq.
ft. of bldg.
$21.73
$42.25
$49.86
$48.57
Cost of
Building
$83,000
$540,Oo0
$716,000
$748,000
Cost of
Project
$100,600
$653,500
$866,200
$845,500
* Weighted average to include 1500 sq. ft. basement.
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