LCS EXPANSION OPPORTUNITIES
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LCS EXPANSION OPPORTUNITIES
IDENTIFIED NEEDS
LCS staff and volunteers have identified the necessity for a four-year short-term solution to our
space needs. To better understand our needs, staff members first worked to identify our
anticipated growth over this short-term period.
ANTICIPATED OCCUPANCY BY YEAR
2015-2016 2016-2017 2017-2018 2018-2019
232 260 300 330
PEOPLE PEOPLE PEOPLE PEOPLE
Staff: 25 Staff: 25 Staff: 30 Staff: 30
th th th th
7 Grade: 55 7 Grade: 55 7 Grade: 60 7 Grade: 60
th th th th
8 Grade: 55 8 Grade: 55 8 Grade: 55 8 Grade: 60
th th th th
9 Grade: 40 9 Grade: 40 9 Grade: 50 9 Grade: 50
th th th th
10 Grade: 25 10 Grade: 40 10 Grade: 40 10 Grade: 50
th th th th
11 Grade: 20 11 Grade: 25 11 Grade: 40 11 Grade: 40
th th th th
12 Grade: 12 12 Grade: 20 12 Grade: 25 12 Grade: 40
LCS Expansion Opportunities 1
MINIMUM BUILDING NEEDS
CLASSROOM SPACE 5,184 SF
• 12 classrooms at 18’ x 24’
• 30 student limit per classroom
• 11 classrooms x 30 students = estimated 330-student maximum in building + 1 room for
special education
• 2 of the 12 classrooms furnished with a sink and eye wash station to accommodate
science and art rooms
OTHER SPACE 4,780 SF
• Multi-occupancy boys and girls bathrooms
• Separate staff bathroom(s)
• Front desk/reception area, health office, custodial closet, storage space, and
two - three office spaces
• Common area
• Basic kitchen
• Hallways
TOTAL ESTIMATE OF ABSOLUTE MINIMUM SQUARE FOOTAGE 9,964 SF
LCS Expansion Opportunities 2
BUDGET
The administration and business office have determined an available annual budget of $183,510,
which allows $8,000 monthly to be available for additional mortgage or lease payments. A
breakdown of how this equates to a possible second site is listed below, which includes mortgage,
custodial, grounds keep and more.
FIRST PROJECTION OF COST FOR SECOND SITE OPTION (DEC. 2014)
FACILITY COST FOR SECOND SITE:
SECOND SITE MORTGAGE PAYMENTS... $96,000 ($8,000/month for 12 months)
FACILITY WATER/SEWAGE... $6,000
FACILITY DISPOSAL SERVICES... $4,000
FACILITY REPAIR & MAINTANCE... $9,000
FACILITY STREET MAINTANCE FEE... $1,500
FACILITY PROPERTY INSURANCE... $2,500
TELEPHONE COMMUNICATION... $1,000
FACILITY SUPPLIES... $4,500
FACILITY NATURAL GAS... $2,000
FACILITY UTILITY SERVICES... $12,000
FACILITY NON-CAP EQUIPMENT... $1,000
FACILITY SNOW REMOVAL...$2,000
FACILITY LAWN CARE... $2,000
FACILITY GROUNDS SERVICES... $1,000
GROUNDS SERVICES GEN SUPPLIES... $200
FACILITY SECURITY REPAIR & MAINT.... $500
LCS Expansion Opportunities 3
FACILITY SECURITY SUPPLIES... $435
FACILITY SAFETY REPAIR & MAINT... $500
FACILITY SAFTEY SERVICES... $500
FACILITY SAFETY SUPPLIES... $200
FACILITY SAFETY NON-CAP EQUIP... $300
CUSTODIAL STAFF FOR SECOND SITE: $36,375
TOTAL: $183,510 initial projection for cost due to expansion
The above projection does not include additional school supplies, materials, technology, and so
forth necessary for an expansion.
Two new positions (1.0 School Counselor/$45,000 and a possible 0.5 FTE Assistant/$15,000) are
utilized for expansion; however, they are not included in the projection above as they are needed
for the amount of growth/projected student enrollment and are not necessarily due to facility
changes.
LCS Expansion Opportunities 4
EXECUTIVE SUMMARY
Based on research detailed in this report, the Expansion Committee makes the following class of
recommendations in order of priority:
1. Continue to pursue second campus options as they appear to offer the best financial landscape
for the next step, a long-term campus solution. The second facility will become an asset for the
acquisition of a single K-12 campus location. Consider creative options for providing adequate
access to the multi-purpose room/gymnasium.
• Get City traffic approval
• Research feasibility of transportation services
• Work with LCS faculty, staff and parents to optimize use of second and existing sites
• Creatively design the second campus in a way that improves overall facility and program
offerings while upholding the school’s mission and vision
• Ensure the facility is an upgraded solution for students whose schooling is currently
impacted
2. Actively pursue landlord about expansion options in current facility.
• Upon receiving new proposal, seek legal counsel regarding financial implications
• Determine actual financial outlook with current site build out
3. Weigh overall financial and cultural impact of these two recommendations. Student retention
during this interim period should be carefully navigated.
4. Continue to pursue backup options listed at the end of this report in the event that these
options become unavailable.
The remainder of this report details the Expansion Committee’s research and findings to support
the above recommendations.
LCS Expansion Opportunities 5
SEVERAL OPTIONS
During the Expansion Committee’s initial research, we identified several potential ways to meet
our objectives.
OPTION 1: RENT OR BUY OFF-SITE BUILDING FOR SECOND CAMPUS
Provides relief to the parking lot as well as the building
Keeps the school within our City agreement regarding traffic at our existing site
Some staff will have to move between campuses throughout the day, but this will be
limited as much as possible.
Requires city conceptual review, which can require additional costs such as street-side
improvements or other identified impacts
Requires some duplication of facilities and staff (commons area, front desk, SHOA, etc.)
If purchase, gain ability to recoup tenant finish in resale of building.
Purchase is a financial asset for the school.
Second site limits electives for sixth grade as well as ability grouping up to 7th grade
Complicates pickup and drop-off for families with children in upper and lower schools
Concerns around ability to provide hot lunch program at a second site
Concerns with providing physical education at a second site. Note that this is site-
dependent.
OPTION 2: REMODEL EXISTING FACILITY AND BUILD ADDITIONAL SPACE
Changes to the building and site beyond regular maintenance would have to be approved
by the landlord.
Any remodel cost cannot be recouped.
Classrooms are utilized to their fullest potential, leaving only the original building (17,000
SF) to better utilize, which alone is not enough space to meet our needs without another
building added on the property.
The City of Loveland would have to review our traffic agreement as the number of students
on campus would exceed the agreed upon number of 620 students at one time.
LCS Expansion Opportunities 6
OPTION 3: RENT OR BUY MODULARS
Provides approximately 1,500 SF of classroom space per modular
Needs six modulars to accommodate our needs
Can be placed on our existing site or at a second location
Expensive to setup and take down (approximately $90,000 for setup excluding site
improvements and $20,000 for take down)
Buildings are relatively easy to install.
If purchased (not leased), buildings can be moved to a future site and reused.
Can be wet (plumbing) or dry (no water hookup)
Existing restroom facilities onsite would require extensive upgrades/additions or portable
toilets to be utilized.
Requires a lot of up front setup cost that can’t be financed
Leasing buildings will cost approximately $510,000 to $630,000 total over five years.
Financial institutions do not view modulars as an asset (whether purchased or leased), thus
affecting our bottom line.
If on one campus, opportunities to use commons areas, multi-purpose room, and so forth
can save money.
Alleviates the need for additional custodial staff that would be required for a second site.
Will require land use agreement or build out of ditch to the east of the school to recoup
parking spaces used by modular
Maintenance increases from one building to seven.
Purchasing buildings will cost approximately $840,000 and will be the school’s
responsibility to relocate or sell in the future
Because traffic will continue to increase for our one campus, we anticipate traffic concerns
from the City and will need to address them.
LCS Expansion Opportunities 7
SECOND CAMPUS OPTION
Considering the space constraints of the current LCS building and footprint, the Expansion
Committee felt it important to explore additional property and space as an interim solution.
Based on the financial analysis, the purchase of a second campus over the rental of a second
campus is recommended.
RENT VS. PURCHASE ANALYSIS
The following table displays the comparison of a building available for rent or purchase in the
current market, excluding tenant finish. Note that the purchase of a property limits the amount of
cash on hand but presents the potential to recoup a portion, if not all of the invested cost,
including the tenant finish costs. This is opposed to a rental scenario that does not limit cash on
hand, but all costs are irrecoverable and will not show as an asset.
Year 1 Year 2 Year 3 Year 4 Year 5 Total
Monthly Mortgage $4,001.99 $4,001.99 $4,001.99 $4,001.99 $4,001.99 $20,009.95
Payment
Monthly Rent $8,885.67 $9,152.24 $9,426.81 $9,709.61 $10,000.90 $38,175.23
Payment
As displayed above, the monthly payment of a purchased building could be roughly $4,000 per
month. (Note that numbers are approximate and interest rate is estimated a bit high.) Tenant
finish (independent of rent versus purchase) is projected at $500,000 for the two offsite options
that have been identified as viable. Therefore, the overall projected monthly cost for a purchase
option falls within budgeted amount of $8,000 with the ability to add the tenant finish costs into a
loan.
The lease option exceeds the budgeted monthly allowance without including the tenant finish
costs.
LCS Expansion Opportunities 8
LOCATIONS
Several sites were analyzed; however, based on location, security needs, building size and cost, the
following sites were removed from consideration:
• 221 East 29th Street (former Penton Media building)
• 201 East 4th Street (former First National Bank building)
• 201 East 5th Street (Reporter Herald building available as a sublease)
• 1605 Foxtrail Drive (office building near Centerra)
• 5205 Granite Street (former Porter Industry building)
• 1355 E. Eisenhower Blvd (former Albertsons building)
VIABLE OPTIONS
The following sites have been analyzed by the Expansion Committee and are still candidates for
board consideration.
995 N. WILSON AVENUE
Stand-alone flex/light manufacturing building.
One 10' overhead door. All walls and ceiling
grid have been removed except for restrooms.
Building has a clean slate to work with. Three
new 7.5 T HVAC rooftop units. New roof.
Located just a few blocks south of Hwy. 34 and
has excellent visibility. Maintenance-free
mature landscaping. Immediate availability.
1020 S. LINCOLN AVENUE
Free standing building is currently wide open
and ideal for a single tenant user. However, it
is also legally condominiumized and can
accommodate six 1,800 SF separately metered
condo units.
LCS Expansion Opportunities 9995 N. WILSON
STATS Built in 1972, this building is a gutted concrete building with a
newly installed roof and HVAC units. It is a rectangle shell with
Purchase
$839,000 no duct work or insulation. It has single pane windows and no
Price:
fire sprinkler. Tenant finish accounts for the replacement of
Square 9,100 (1000
windows, duct work and insulation throughout the building.
Footage: SF addition)
Additionally, the finish includes the installation of a fire
Cost per
$150.16 sprinkler. It has a finished ceiling height of 8 feet that will pose
Square Foot:
challenges for larger spaces, but initial feedback from the
Year Built: 1972 architect indicated that it is workable.
53,143 SF The building allows for expansion to the west that would give a
Lot Size:
(1.22 acres) required additional 1,000 square feet, allowing for two more
Parking classrooms. With this addition, the building would meet
33
Spaces: minimum space requirements for the next four years, as
Distance from defined by administration. Estimated cost for the addition is
2.6 miles
LCS: included in the tenant finish bid.
Tenant Finish: $677,593.00
LCS Expansion Opportunities 10The building is not designed to be broken into condo units, but this could be considered in the
build out to allow for more sale options in the future.
The footprint is small (1.22 acres) and leaves little room to grow. There is property to the
north owned by the City of Loveland. This space houses a utility station, but the rest of the
property is open. Initial conversations with City officials indicated that there may be a possibility
for us to utilize this space.
Traffic is the main concern expressed by the city during the concept review meeting. There is a
concrete median, the property is in close proximity to main street lights and there is no right turn
lane into the property. However, there are two entrances, and the property would allow for onsite
queuing of vehicles. Traffic volunteer, John Seyer, is currently working with the City to determine if
a plausible solution for traffic exists. Research of school transportation is also underway. Offering
partial site-to-site busing may alleviate traffic concerns; however, there is concern regarding the
turn radius being adequate for a bus at this site. The property is located approximately 2.6 miles
from the current LCS facility.
LOCATION
The building is located near Eisenhower Blvd. on the west side of Wilson.
LCS Expansion Opportunities 11The open field is located directly to the north of the Wilson site and is outlined in red below.
LCS Expansion Opportunities 12PROPOSED BUILD OUT
The following build out includes feedback from LCS administration and shows the school’s
minimum needs. While the drawing was completed specifically with the Wilson site in mind, the
same concepts could be applied to any facility.
LCS Expansion Opportunities 131020 S. LINCOLN
Stats This site has little interior build out and is ready for
Purchase
construction. The building is legally condominiumized and can
$900,000 accommodate six 1,800 SF separately metered condo units,
Price:
which improves resale options.
Square
10,805
Footage: The building currently resides in a floodplain and was minimally
Cost per flooded in September 2013. The City has indicated that the
$127.55
Square Foot: original builder raised the building by 18”, taking it out of the
Year Built: 2006
floodplain. However, he did not file the FEMA paperwork, which
could still be done in a two-three month process to formally
57,499 SF remove the building from the floodplain. The cost of this has
Lot Size:
(1.32 acres) not been determined at this time. In the interim, inexpensive
Parking flood insurance can be purchased. The likelihood of another
56
Spaces: flood is very small as the City of Loveland plans to make some
Distance from road infrastructure changes in 2016, which was the cause of the
3.4 miles
flooding at this location. The cost of this has not been
LCS:
determined at this time; however, should the building not be
Tenant Finish: $478,197.00
removed from the floodplain, flood insurance is estimated at
$700 annually.
LCS Expansion Opportunities 14A planned mezzanine level is ready for build-out, adding another 3,000 SF to expand in addition to
the current 10,805 SF of the building. This build out was not included in the tenant finish estimate.
An elevator is not necessary per ADA requirements as long as the school does not place anything
on the upper level that doesn’t already exist on the main level. For example, bathrooms on the
mezzanine level only would not meet ADA requirements. However, should there be bathrooms
on both levels or only the main level, LCS would be fine. Good planning prior to construction will
keep this facility ADA compliant without requiring an elevator.
Furthermore, the building was designed for a 20’ expansion to the east that does not impact traffic
spaces or an onsite, double traffic queue line. The expansion would add another 2,600 SF. This
provides LCS room for future growth if necessary.
An underutilized building to the northeast can provide options in creating a possible parking lot
use agreement to accommodate overflow parking. This would require the addition of a sidewalk
to access one property from the other.
Two buildings to the north of this location is a public workout facility, which could provide options
for LCS to host weight-lifting and other physical education classes for students. Barnes Baseball
fields are 0.6 miles to the northwest of the facility (opposite side of the road) and can offer
additional options for a physical education program.
Separated by a drainage ditch, there is vacant land directly to the east of this facility that could
also offer options for physical education and/or recess. Note that some plumbing work has been
completed for future expansion of an apartment complex, and there are some pipes sticking up
out of the ground further on the south side of the property.
The building directly to the north of this location was recently purchased with the intention of a
gun part manufacturing company residing in this location. Additionally, part of the space will likely
be housed by a gun retailer. It is important to note that there will not be a gun range. After
speaking with legal representation, we were advised that this is not of concern to the school as the
gun store is a business allowed to be near schools. There would only be concern should the
location be a firing range, which is not planned for the building.
The building to the north of 1020 S. Lincoln has shared access. It is unclear if a commercial
version of an HOA would need to be setup and what, if any, expenses related to this.
The location is zoned for a Planned Unit Development (PUD). Though charters are exempt from
zoning, PUD regulations do not state that a school can be located in one. The expansion team has
confirmed with the City that PUD zoning is also an exemption for charters, making this site a
viable option for LCS.
LCS Expansion Opportunities 15The City of Loveland has expressed concern with LCS locating on a main arterial roadway. The
traffic count for this location (21,000 trips per day) is higher than the Wilson property (15,000 per
day). However, the road has a significantly longer turning lane than the Wilson property (no
concrete median). It is also believed that busing students from the LCS property to this location
will lower traffic enough to make this location agreeable to the City of Loveland traffic engineers.
(Refer to the details around busing later in this report.)
Finally, note that accessing the Lincoln property from LCS requires that the driver cross over a
railroad track. LCS administration is encouraged to learn the railroad schedule and communicate
the schedule so parents and staff aren’t delayed by the train.
PROPOSED BUILD OUT
A drawing of a proposed build out for this location has not been completed as the process on this
property started later.
LOCATION
The building is located near Hwy. 402 on the east side of Highway 287.
LCS Expansion Opportunities 16The gym is two buildings to the north of the Lincoln site and is outlined in blue below. The yellow
outline indicates the underutilized parking lot to the northeast of the property. The red outline
indicates the open field to the east of the building.
LCS Expansion Opportunities 17COMPARISON OF PURCHASE OPTIONS
There are many differences between sites that are best presented in a side-by-side comparison in
the following table:
OPTION 1 OPTION 1 OPTION 2 OPTION 3
995 N. 1020 S. Onsite
Address Wilson Lincoln Remodel Modulars
10,260 with 6,000 SF
Square Footage 10,805 8,640 up to 10,752
addition (addition of gym)
Existing Building:
2008
Year Built 1972 2006 1996 or newer
Gym: New
Construction
53,143 SF 57,499 SF 256,046 SF 256,046 SF
Lot Size
(1.22 acres) (1.32 acres) (5.9 acres) (5.9 acres)
Need to Replace
Parking Spaces 33 56 No change
30 Stalls
Distance from LCS 2.6 miles 3.4 miles Onsite Onsite
Property
Traffic, Floodplain, Site
Ownership or
Proximity to other improvements,
Challenges to purchase
Traffic Businesses, restroom facilities,
Overcome agreement; Sewer
Shared Access, and additional
upgrades; City
Train traffic count
approval of traffic
Accommodates
3,000 SF
mezzanine build
Additional Can add 20-30’ to
out; Can add 20’ to
Expansion the west of the NA NA
the east of
Opportunities building
building without
impacting traffic
or parking stalls
City-owned green
space to north of Gym two buildings
New gymnasium
Physical Education property; Cost has to the north; Ball
with cafeteria NA
Opportunities not been fields 0.6 miles
used as overflow
determined to away
develop it.
LCS Expansion Opportunities 18OPTION 1 OPTION 1 OPTION 2 OPTION 3
995 N. 1020 S. Onsite
Address Wilson Lincoln Remodel Modulars
Underutilized
building nearby Save money on
with possibility of additional Save money on
Additional
parking lot usage custodial costs; additional
Opportunities
agreement; Open Remain on one custodial costs
field to east of campus
building
Traffic Counts 15,000 per day 21,000 per day Will increase Will increase
$840,000
$345,000 or
$6,000 per month
Purchase Price $839,000 $900,000 TBD
to lease
$85,480 setup and
$16,800 takedown
$80.00 purchase
Cost per Square $91.55 purchase $83.29 purchase
NA $17.50 install and
Foot $147.82 finished $127.55 finished
site improvements
$1,374 annually
Additional cost for
$200 per unit
Insurance $1,015 annually floodplain TBD
annually
insurance not
listed.
$512,593.00 of
$478.197.00
current building
Additional cost to $15,000 upgrade
Tenant Finish
build in mezzanine TBD sewer; $39,000 for
Costs $165,000 to
and expand to the additional parking
extend build to
east (optional)
west
$1,517,608 $1,379,571 $991,200
Overall Project Recoverable Recoverable Irrecoverable
TBD
Cost Expense Expense Expense
Shows as an asset Shows as an asset No asset
LCS Expansion Opportunities 19Note that the following has been included for the 2015-2016 school year budget to accommodate
a second site but are not included in the comparison above as they are planned expenses
independent of expansion method.
• Insurance: 2,500
• Custodial Staff for Second Site: $36,375
• Utilities for Second Site: $48,635
The above projections do not include cost to develop the land to the north of the Wilson site,
school zone flashers for a second site, any required street-side improvements or architecture
costs.
VIABLE SOLUTIONS TO SECOND SITE CHALLENGES
TRAFFIC CONCERNS FROM THE CITY OF LOVELAND SOLUTION: BUSING
The City of Loveland has expressed traffic concerns with LCS locating a second campus near or
directly on a main arterial road. Though LCS volunteer and traffic engineer John Seyer has been
working with the city on traffic counts and traffic plans. The concerns still remain and will
require a costly traffic study and can still stop LCS from selecting specific sites should the City
continue to express concerns.
In response to this concern from the City, the Expansion Committee is proposing busing all
upper school students from the original school site to the second site. Not only will this lessen
our traffic impact on a new site, but it can minimize inconvenience for families accustomed to
the single drop location.
A typical activity bus with three kids per seat has a capacity of 47 students and costs $100,000 to
purchase new. These buses are typically used for longer trips and thus have seats spaced
farther apart from one another to provide more comfort for longer drives.
A school bus is intended for shorter trips and thus the seats are closer together, which would
meet LCS’ need. These buses accommodate seating for 72 students. Denver has many buses
for sale including a 2005 bus with 50,000 miles and an asking price of $25,000.
Should LCS plan to purchase a bus, the following costs are expected:
• Insurance of less than $1,000 per bus per year
• Annual inspection cost of $500 per bus through the Colorado Department of Education
• Fuel costs (Buses are expected to get approximately five miles per gallon.)
LCS Expansion Opportunities 20• Bus drivers are required six hours of annual in-service training and a physical every other
year. They also have to be on a list for randomized drug testing and are typically paid
hourly.
• Maintenance including tires; however, because LCS would be running buses on paved
roads and short distances, larger repairs should be somewhat minimal.
• Licensing costs are $0.17 per vehicle per year
Note that LCS has an agreement with the City regarding our allowed current student population
on the existing site. Moving students to a second site keeps us within the agreed upon
limitations with the coming years of growth.
LCS administration has approached the school district with site-to-site transportation, assuming
four miles one way for 180-200 students, which equates to three buses. The cost is roughly
$130 per day, which totals approximately $24,050 for the school year. This includes gas and
driver pay for thirty minutes. LCS administration will get more accurate cost projections near
the middle of January. Note that the district is already stretched for buses during LCS drop off
and pick up times. So while busing may not necessarily be an option through the district, they
are looking at the possibilities.
STAFF THAT TEACHES AT BOTH CAMPUSES
The administration is working to minimize the impact of staff members that teach in both upper
and lower schools. The administration could consider adding a “floating” staff member (or
possibly front desk staff) to cover for delayed traveling staff due to accident, breakdown and so
forth. Administration may need to research mileage compensation for employees traveling
between two campuses.
ABILITY GROUPING FOR 6TH AND 7TH GRADE STUDENTS
With the addition of a second campus, LCS administration may consider special
accommodations for ability grouping students. Math and foreign languages are subjects that
LCS would utilize additional space to place students in the level they test into. Further,
additional space is planned for supplementary, small-group support in math and literacy at all
grade levels to meet all LCS students’ educational needs, whether to “catch up” to grade level or
to be even more challenged academically. It is unclear at this time how administration will
accommodate ability grouping between sixth and seventh grade students. Cost to do so has not
been estimated or included in this report.
PHYSICAL EDUCATION AT SECOND SITE WITHOUT A GYM
Administration is looking at utilizing the plot of land directly north of the Wilson building and
Barnes Ball park and a gym near the Lincoln site. LCS may also purchase a van/bus that will be
able to transport students to a local park or even the Chilson center for physical education. The
van/bus may also be used for sports team competitions and other events.
LCS Expansion Opportunities 21SECOND SITE GRADE LEVELS
Options are site-specific but planning has revolved around grades 7-12 moving to a second site.
The Wilson facility does not have enough space to include sixth grade students while the Lincoln
building may support sixth grade through twelfth grade at one location with the build out of the
mezzanine level. If K-6 remains at the main building, sixth grade tracks would return to the
model from the first year of LCS and receive instruction in the Core Knowledge curriculum
similar to fifth grade. Instead of signing up for one elective course a semester, like a Foreign
Language or Physical Education, sixth graders will have “specials” courses on a rotational
schedule receiving Latin, physical education, art, and music in addition to the core subject
classes. Creating a K-6/7-12 split helps minimize the amount of staff traveling between sites and
provides a transitional year for sixth graders before moving into the upper school.
FLOODPLAIN AT LINCOLN
The building currently resides in a floodplain and was minimally flooded in September 2013.
The City has indicated that the original builder raised the building by 18”, taking it out of the
floodplain. However, he did not file the FEMA paperwork, which could still be done in a two-
three month process to formally remove the building from the floodplain. The cost of this has
not been determined at this time. In the interim, inexpensive flood insurance can be purchased.
The likelihood of another flood is very small as the City of Loveland plans to make some road
infrastructure changes in 2016, which was the cause of the flooding at this location. The cost of
this has not been determined at this time nor has cost for flood insurance should the building
not be removed from the floodplain but an estimate of $700 annually was provided.
LCS Expansion Opportunities 22SECOND CAMPUS PROJECT TIMELINE
TARGETED
PHASE I: DUE DILIGENCE / 1–2 WEEKS COMPLETION
DATE
02 / 28 / 2015
TARGETED
PHASE II: ARCHITECTURE / 5 WEEKS COMPLETION
DATE
02 / 28 / 2015
TARGETED
PHASE III: PERMITTING / 2 MONTHS COMPLETION
DATE
04 / 30 / 2015
TARGETED
PHASE IV: CONSTRUCTION / 3 MONTHS COMPLETION
DATE
08 / 01 / 2015
LCS Expansion Opportunities 23EXISTING SITE OPTIONS
We considered what modifications could be done to the existing site to provide the additional
needed space. Based on research done last year, a rough financial estimate is applied to each idea
below. Please note that final numbers may be impacted by lease negotiations and current market
conditions.
EXTEND THE SECOND FLOOR LOFT
We could extend the loft above the front desk area to better use our space and wouldn’t impact
utilities significantly since we already heat and cool that area. We’d also have to add lighting
below the build in as we’d be covering up a lot of our natural light that we currently have. That
cost would be around $150,000.
We would add approximately three to four classrooms once a hallway is added and space left to
accommodate the existing staircase. If we were to build this new space into classrooms, it would
mean adding heating and cooling to each room, adding a drop ceiling, lights, sprinkler system, and
so forth. Cost to mirror the finish that we have on the north end loft area is estimated at $75,000.
While this option provides three to four classrooms, it would have to be done in conjunction with
one of the other options listed below to meet our needs.
Bottom line: $225,000 to get three to four additional classrooms (approximately 1863 SF)
SECOND BUILDING COUPLED WITH A LAND USE AGREEMENT
We considered adding a second building to the north of the multi-purpose room (where upper
school students have recess). This would require replacing the open play area. The land to the
north of the school was recently purchased by the City of Loveland and is no longer available for a
mutual land use agreement. A study can be performed on the water retention area to the east of
the school to determine how much of the land can be built up and used as a play area. The study
cost is estimated at $500-$1,000.
Because the cost of steel is expensive, it’s cheaper to remodel the multi-purpose room into
classrooms and build a separate gymnasium with concrete walls. Therefore, a second onsite steel
building is not recommended.
Bottom line: cost prohibitive
LCS Expansion Opportunities 24REMODEL THE MULTI-PURPOSE ROOM, BUILD A GYM AND UTILIZE LAND USE
AGREEMENT
Based on information gathered more than a year ago and rough measurements, we were able to
offer a recommendation for onsite facility improvements. Please note that all financial estimates
are not based on architectural drawings or landlord negotiations. However, this is an important
expansion option to explore. Following is a description of these ideas.
Reutilize the multi-purpose room and space to the west and build in two levels similar to the east
side of the school where all the classrooms are. Because the kitchen is close to there, we could
possibly link into the plumbing there and put in a bank of bathrooms on both the main and
second level. Then add a row of classrooms all the way back on the north side. Then as you head
south from those classrooms, there would be a hallway, a row of administrative offices, a hallway
and another bank of classrooms. This would get us about 12 classrooms and more administrative
offices and rooms for special education, testing, meeting with parents, etc. This cost is about
$660,000.
A less expensive alternative would be to utilize the multi-purpose room as a combination space.
Half of the room would be divided into two floors of classrooms and offices. The other half would
serve as a cafeteria and additional space for drama club practices, science fairs, music concerts,
book fairs, and so forth.
We could use the open play space directly north of the multi-purpose room to build a gymnasium.
The cost of metal is very high right now, so building a shell of a gym out of cinder blocks is
recommended. Cost for a concrete floor only without a gym floor, bleachers, and so forth is
estimated at $480,000.
Our understanding is that the existing detention basin is oversized for our site and a portion of it
could be reclaimed for our use. To determine how much we can reclaim, a new drainage study
will have to be completed (approx. $1,000 and included in the below estimate). Any recoverable
area in the detention basin would be converted to additional parking.
Bottom line: A rough estimate of $1,140,000 gets us a cafeteria/auditorium, 12 classrooms, and a
shell of a gymnasium (6,000 SF). Additional funds would need to be spent to make the new
gymnasium usable for physical education, to expand onsite parking into the east side detention
basin, and to replace the former open space for upper school recess. The newly created
cafeteria/auditorium adds relief to the former multi-purpose room, allowing additional physical
education classes, a hot lunch program that doesn’t interfere with physical education classes and
room for after-school activities to meet in a new area (drama club, choir practice, and so forth).
This option keeps our school a K-12 site without impact to ability grouping or new challenges
introduced by a second site (split staff and student body, separation of some student body from
LCS Expansion Opportunities 25the multi-purpose room) and allows us the opportunity to boost our athletic and performing arts
departments by customizing some of the new classrooms to best meet our needs. Furthermore,
this option presents the least impact to our stakeholders.
LCS Expansion Opportunities 26MODULARS
Highmark has approved the additions of modular on our property.
The budget estimate for modular trailer installation is based on leasing six double wide units from
a local (front range) portable building company and completing associated site work (dirt work,
electrical, additional parking, etc.). Pricing assumes LCS will contract directly with a local portable
building supplier for delivery/setup, monthly leasing and with other local contractors for site prep,
parking expansion and electrical hook-up. Purchase options on the trailers are available and will
be discussed later in this report.
In general, there is no standard dimension for these types of units. They can range in sizes from
24’ x 60’ (1,440 square feet) to 28’ x 64’ (1,792 square feet). The market is ever changing, and we
will be limited to what is on the market at the time of lease (or purchase). Therefore, the six
modular units could give LCS from 8,640 SF up to 10,752 SF of expansion square footage.
Included in this report are examples of the types of units typically available. However, the smaller
size (24’ x 60’ or 1,440 SF) is the most common size and should be used for informational purposes
at this point.
The lease estimate is based on wet or dry units as the price difference is negligible (buildings with
and without bathrooms); however, the most feasible site locations for the modulars on LCS
property are not near the existing sanitary sewer to be hooked up directly. Therefore, if wet units
were leased, hooking up the bathrooms would cost $70,000, which includes parking lot
restoration (asphalt trenches, concrete curb where it has to be cut, landscape restoration, and so
forth). If the bathrooms were not hooked up at this time, students would have to use the existing
restrooms in the building or rent portable toilets (approx. $150.00/unit/month).
Budget pricing is included in the site setup costs to increase the existing sanitary sewer line from a
4” to 6” line. This is for a quantity of sewer on school property only; if it has to be expanded beyond
school property, costs will increase proportionately. The Expansion Committee does not have
detailed plans on where the 4” sanitary sewer ends or ties into the sewer main; therefore, we are
limited to the quantity shown on current plans, which show school property only.
A substantial portion of the set-up costs are related to electrical hook-up. In the budget quote we
have $40,000 slated for this, which is based on a conservative budget quote from a site electrical
company. If some factors work in our favor, we believe there can be some savings on this cost.
These factors include what actual modular units we receive and their power requirement (this
varies) along with the possibility of consolidating the different site locations.
LCS Expansion Opportunities 27If a land use agreement is established, the buildings theoretically could be placed on this land;
however, the buildings would rest on land between the two property lines. As a drawback though,
if they were placed on leased land, the buildings would be too far from the school to be able use
the schools restrooms (per code); therefore, portable restrooms would have to be utilized.
The Possible Modular Site Plan option (shown below) assumes installation of six double wide
units, two in the south east portion of the parking lot, two in the south center portion and two in
the west grass lawn. This will take approximately 30 parking stalls out of service; therefore, we
have included a plan to “relocate” these stalls to a new 30 stall extension to the parking lot in the
detention basin (east side of LCS property).
Our understanding is that the existing detention basin is oversized for our site and a portion of it
could be reclaimed for our use. To determine how much we can reclaim, a new drainage study
will have to be completed (approx. $1,000 and included in the below estimate). Therefore, this
estimate and option assumes we are able to reclaim enough of the detention basin for additional
parking. If the modular option is the path forward, this is the first thing that will need to be
completed by the school (not the architect or constructor). Budget prices for this option are
summarized below.
The cost ranges below are due to the range in estimates from local portable building suppliers. It
is unknown if the lower cost supplier will still have units available when leases are signed, hence
the cost range below.
MODULARS COST ESTIMATE
Modular Monthly Lease of six double-wide units $6,000-$8,000/month
Modular Setup Costs $87,730-90,000
30 Stall Asphalt Parking Lot Addition $38,342-$45,000
Upgrade of Sanitary Sewer Service (on school property only) $15,000
Total five-year cost for leasing modular units is approximately $510,000 to $630,000 (includes
installation and site work). Purchase price for the same units is approximately $80.00 per square
foot or $115,200 per unit. This comes to about $840,000 total (includes installation and site work).
The above estimate does not include furnishing the buildings with desks, chairs, cabinets, etc., and
the monthly costs do not include utilities.
LCS Expansion Opportunities 28If the school was able to reclaim enough of the detention pond, all six modulars could be placed
here; however, higher costs for site work (dirt import, paving around buildings for ADA all weather
access, and so forth) were offset by not needing the additional parking spaces. Therefore, it is a
comparable cost.
WET MODULAR
Services
60’ x 24’
If bathrooms are not utilized, the
area can be converted into storage or
closet space.
DRY MODULAR
Services
60’ x 24’
LCS Expansion Opportunities 29MODULARS PROJECT TIMELINE
The timeline below is a realistic assumption of what will be required to get modulars setup onsite.
The critical part is to choose the modular unit supplier and actual units to lease, as these units
begin to get leased near the end of January.
TARGETED
PHASE I: DUE DILIGENCE / 2 WEEKS COMPLETION
DATE
Modular suppliers will have to contacted for firm estimates and if adequate units are
02 / 28 / 2015
available. In addition, it is suggested that interested parties (Board, committee,
principal, etc.) visit the potential final supplier to look at the actual units to be leased
or purchased.
TARGETED
PHASE II: ARCHITECTURE / 5 WEEKS COMPLETION
DATE
Concurrently with talking to building suppliers, an architect will need to be on board to
help design best locations for the modulars and required site improvements. Related 02 / 28 / 2015
to the architect, contractors will also need to be solicited and contracted for services to
include site prep, electrical, paving, etc. The architect should take care of this portion
with his scope of work.
TARGETED
PHASE III: PERMITTING / 2 MONTHS COMPLETION
DATE
Once a modular supplier is chosen and actual units leased, permitting will need to 04 / 30 / 2015
begin. This will include buy-in by the City and any State required building permits.
The architect should also help with this process and be included with his scope of
work.
TARGETED
PHASE IV: CONSTRUCTION / 3 MONTHS COMPLETION
DATE
Three months for construction is very feasible. Some of the construction that does not 08 / 01 / 2015
impact daily school operations can begin before summer break and should begin by
May 1, 2015. This will give adequate time (two months) once school breaks for summer
to install and set-up the modulars.
LCS Expansion Opportunities 30In conclusion, this budget estimate is intended to be compared to the Second Campus option
previously described. Therefore, it is general in nature and provides a realistic single site option to
our expansion needs. If this option is the route the school board chooses to go, we can then tailor
it to our more specific needs, make modifications and begin to line up a supplier.
POSSIBLE MODULAR SITE PLAN
The following is a possible site plan that accommodates six modulars and a replacement of 32
parking stalls to the east. This plan shows three groups of two modulars placed in various
locations around the school site that could accommodate their sizes. As previously mentioned,
doing this will take away approximately 30 +/- parking stalls and there would be a need to replace
these. With some minor dirt work (assuming a new drainage study allows this), it is very easy to
add them along the west edge of the detention pond.
LCS Expansion Opportunities 31This proposed modular layout will constrict the current drop-off/pick-up traffic flow and will need
to be addressed, especially with the increased traffic in subsequent years due to increased
student population.
ADDITIONAL OPTIONS
The Expansion Committee will continue exploring additional options, including but not limited to
developing a rental agreement with existing underutilized properties, such as churches, and other
second site options available for sale or rent. Furthermore, the committee will explore any other
vacant or underutilized buildings not currently on the market.
LCS Expansion Opportunities 32You can also read
