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New vs replacement cost letter.pdfHello Chuck and Linda: RE: building permit BLD2017-1452 The Building Department review addressed the Edmonds Village project as appearing to cross the threshold of 75% of building replacement costs, this letter and the contractors estimates for both replacement and remodel costs are attached. Please see below: BUILDING DIVISION General Plan Review: Bullet Point A: Reviewer noted the proposal "appears to exceed the allowable extent of removal and reconstruction of the existing structure under a permit as an 'add ition-alteration'." The reviewer additionally provided the basis for this assumption which is the "Building Official Interpretation — Building Restoration After Significant Demolition" dated 8/11/16. This Interpretation supports that construction in an amount equal to 75% or more will be considered New Construction. "Determination: For any structure, whether residential or commercial, that is destroyed, damaged or demolished in an amount equal to 75 percent or more of its replacement cost at the time of destruction, ECDC section 17.40.020(F) shall apply. In such case, any subsequent reconstruction will be considered to be under the category of "New" construction, and be subject to all applicable requirements for a new structure, including for land use, utilities and site related provisions. All permit -related documents, such as site plans, construction drawings, and other related documents shall reflect current code requirements." As discussed in the pre -application meeting on July 7, 2017, the Owner is proposing a reduced scope of work that would be classified as an alteration/remodel in lieu of new construction since new construction proved to be financially infeasible per the 2016 building design & permit package proposed to the City of Edmonds. The Owner has provided contractor cost estimates for both the 2016 proposed building replacement and 2017 proposed building remodel. These contractor cost estimates show the proposed building renovation cost is less than 75% of the replacement cost. See Below: Replacement Cost Analysis Full Building Replacement Building Remodel Total Project Costs 2,094,074 1,345,973 Building Only - raw costs (w/o sitework) Building Only - GC, OHP, tax Total Building Costs Building Only Cost Percent of Replacement Cost 1,219,710 307,770 1,527,480 1,527,480 100% W Owner ContractorL` 840,413 240,564 1,080,977 1,080,977 70.8% 0 WILCOX Demo Existing Building and Build Cn-IS-PUCTIONew Building N i' ... .. ,,,, ef-2- 1/15/2018 Edmonds Village, Retail Building. 2-15-17.est CSI Item Item Code Description Takeoff labor Oty Unit Total Mat Total Subs Total Grand Total 10o0 General Conditions 1010 -- 1 90101 General Conditions __ 1 20 000 [ week 71.000 001 34.625 001 100 001 105725001 I rm 9110 Surveyirg 1000 Isom 12 5,W 00 " - -- 12 500.00 1010 1 91201 Spatial inspections (By Owner) I Ow 1 Istalt I I I - } 152 3 NAO hr-alrer ProlBctnr 1,000 sqm 2 640 !Y) 1 5Y) 00 4 4000 General Conditions Total 73,640.00 36,126.00 12.900.00 122.366.00 2000 Snework 2050 1 00201 Demolition (Ind. w22001 2051 0030 Sawcutting (Inci x^_::4.1 kw 1 00101 Hatardous Matenal Abatement (Excluded) 12200 OW5 Earthwork I Ubl,bg5 _ 12350 1 0010 Piling (None),... 2500 0020 _Ahalt Paving Mz3oo 1 1i020 Asphalt Patching 2520 0020 Site Concrete �2580 1 0010 Pavement Me"/ Extruded Curtis • 2600 OOiO Fire Mam (None) 26W 1 0616 Storm Retention Tank (Ind w/2200) 2d00 12830 0240 Bake Rack (None, 1 00651 Site Fanang (None) 2900 9010 Landscaping / Imgation 1.000-Isun_1 1000 )sun i 1.000 burn- 1.000 ISum_ I 1_0oo I Is�atl� 1 OW Isaan_I I 1 1 000 Is1a11 1 000:sum 1 1.0001 Isom I 1 000 Isomu 10001 :sn 1 000 Isom I 1.0001 :sum I t 000 Isom Sitawork Total 5.280.00 ( 1 00 1.00 1.00 _ —1.00. I I 352 236 00 352 236.00 30 %, 8 00 30 986 OO ' 5 184 001 5184 00 9 998:00 2 7 11`8 00 41,356.00 ( 12,694,00 12 0".00 1.00 1,00 82.490 00 - '92 a90.00 8,888.00 610,763.00 624.931,00 3000 Concrete 3210--_ — 50 4 ace, ons rsg11...1 0 C��oncrete 1 5,702 0001 42.280. 01 29,9821 400 6 ( 11 AB 901 83 .1 261 323W - J010JR a�t T rash f:�at South 48 3300 1 0010 Comets at Trash Endoikie at North 94 000 I sglt j 744 481 587 501 305 501 1.637.48 3340 0010 Concrete Pumping 4 000 each S 200 00 5 2,00 00 I a0o 1 00051 Precast Comele Sally (Ind w/4200) _ -- ` _..._.._A 1001 Isum 1 I 1 1.001 . too I Concrete Total 44.165.86 31.308.96 30.751.00 106,226.92 4000 Masonry _ 4200 _-j 06801 Masonry __ _ 1 900 Isum - 1 6e,- W t i r.>BT 00 OW 0Masonry (Stone Veneer) - - — Masonry Total I 1,0001 Isum 1 1 1 1 001 17.6817,698.96 6000 '.100 5120 Steel _ 9020 ` Struct.ral S!rel 0010 Structural Steal Erecnai( 001,0 Steel Jests /Metal GwWnq(NOne� 00304Install Bollards _ 000 Isum 1 000 Ifurt I I 1 000' Isum 14000 each J 2.T72 00 15 50D 00 I t0825.001 2.100 00, t 7 60D t0 825,53DO 4872. I 5500 00 0 Instal �radder LNats 0070 Instal star Catll�s _i 1 000 eachI112 —! 000 each 2904001 I 1 19 905 5520 00.0,Instal HandrailstNonej 000tr n Steel Total 6,678.00 2,100.00 26,226.19 34.002.19 6000 Wood 3 Plastics 6100 1 0010 Cerponter Foreman I 20.0001 week 1 26 400 001 1 1 26 400.00 6100 0010} Wood Framing 5 702.000 Isum 15 840 00' 89 065 24 1, 1 944 26 236 649 5: 8101 I 0030 Mlac Block) 8 Backing n9 g 1 ___.._..L_.. i 1.000 Isom t 5.840 00 I 8.000OOf 1 2J 840 00 i 6t80 _{-ntiY OOfO r-aWLammateOBeams 1000` Isur, 1 00 I� 9190 I Ooos Tirs I Wood Trusses 1 1.000 j [sum ` 1 1 1 w j 1001 5201 0200 InataN Owner Fu*usnea items (r+a,+ i boo eact, __ 820i 1 0630 Terrlporiry Fkror Protcbon (Norte) 1 10001 Isum 1 1 1 1 8250 0010�FPP(None) 1000 Isum Wood 6 Plastics Total 63.080.00 97.066.24 131,946.26 287.091.62 7000 Thermal b Moisture Protection 17100 1 00101 WaterleocAng (None) 1.0001 Isom I 1 I I - ,I- IpO 9090.vote, ae%,siant Bame, 1 000 Isum 5 2.36 00 5 236 00 7200 1 0010 Insulation 5.702.0001 sgfl 1 11,57506 11,575.0E 7200 7212 _ 0410 Rigid Insulation at Exterior iNurw 0010 Rigid Insulation at Foundation I I OW Isum 700000! still j 1.366001 1,575.001 --23961bo 7 400 Metal Roofing 812 000 sgtt 132 022 80 132.022.80 7400 _ _0010 OO G Metal Siding ---- I 1000 sum 1 I 1 7460 _ 7480_ _ 00O Wonn Pam Screen_ _ _.. q01 Wood Fascia _ _ . �...._.�_ _ 55 000 sgfl 60T 000 Irdl I ep12 401 3,569 161 Ia15263} I 1815263 11 56156 7500 176M 0030 Membrane P.00hrg ilfirl w174pp] 91►10�Flashing 6 Sheet MetaLQrxJ_w/7400L._.___.- 1 1 000T Isom 1,6001 Iwm 1 1 1 1 00 1 001 1 00 1.00 771n 7900 0010 Root Hatch NNone, 90101Joint Sealants -- - I 1 000 ex:h i000j Isum I 1 ( 500001 50000 Thermal d Moisture Protection Total 9.398.40 6.144 16 167 488.49 182.011.06 $000 Doom d Windows 8i00 9020 I HM SMmd Doors 6 Fmisn Hardware _ 3 000 ease' 11122 001 7 022 00 101:0 00:0 tetMaM IrM, W-W Door. A Finr.h F/rYdw... 1 3 d001 .h 1 /.3M on 1 1 I t 396 06 8d05 0010 Access Dons INone) 1 000 Isum 8400 1 9010 Storei 1 10001 Isum j 1 49 959 001 49.969.60 H400 9010 Dmo Thn, W4nnow 1 OW Isum 1 3 500 00 1 3, 50000 8900 00101 VWtdow Fdm (None) 1 1.0001 Isom I I I I Doors 8 Windows Total 1 386.00 60.481.00 61.867.00 9000 Finishes 9200 0010 EIFS 5 425 000 Sgt 90.272 00 ` 9027200 92 150 1 90101 Drywall 6 Franeng 1000 Isur I I 1 45,321 001 45.321.00 9250 0010 E 4enor Soffit Board,q Gverhar:,) 1 000 Isum P.789 00 8 789 00 9300 I 00051 Tie (None) 1.0001 Isur I I 1 0506 r4lf) A•:eusticai Cediii at Elertncal Room 105 000 sqn 525.00 525 00 9E5o I 00101 Resilient Acio" (None) I 1.000 sur 1 1 9680 0010 Carpet(None, II 1000, :sum 1/15/2018 CSI Item Item Code Description <M WILCOX Edmonds Village, Retail Budding, 2-15-17.es1 Takeoff Labor Mat Subs Grand Oty Unit Total Total Total Total ) 97•�'.1 e9oo 0010 Concrete Floonrlg (Nbne�___------_—_—. I �.I P _ -- I 10 Isum 00 1.000( launt 1 ( 1 18.140.001 1e;11.40.00j Finishes Total 163.047.00 163.047.00 10000 8paclaItlee - 10150 10430 - 6010 toilet paridiens (None) Oi306 tilenor Sens (ey 6wner) ( 1 000 Isum ,.wq is i i I I ,G140 0CQ5. interior Signs - .._.. 1000 15000. 150001 10520 I 90101 Fire Extinguishers d Cabinets _Isum 1000 Isum i I 100.001 100.00I 10750 00101 r nor So, - 1 000 Isum 600 00 600 00 /0800 I 90 10 1 Toilet Accessones (None) ( — loan I specialties Total 850.00 650.00 12000 Furnishings . t ;00 0^10 7Nndow Treatmenti,Nonei 1 000. Isum Furnishings Total 15000 Mechanical 15300 I 9010 ( Fire Sprt ors (None) ( 10001 Isum f I I t 5400 1154DO 0010 Plumbing 0010iGas Piping (NoneJ I , 000 Isum 1,000# Isum I I i _. $5 AM.00_ 35 42,6 00 15500 Q010 NVAC 270001 inns 79 869,00 ', 79 t164 QO Mechanical Total 116.295.00 115,295.00 16000 Electrical 16050 I 0010 ( Electrical ( t 000 ( Isum I I ( 132,252.00 132.252 00 1 t8500 16700 MIO l.ghiF.xluresilncl wn60C0 I 9020I Fire Alarm ( 1000i Isum t000 Isum I 100 I 8 917,00 100 8.917.001 Electrical Total 141.170.00 141,170.00 Grand Total 5.702.000 sqn 127,626.26 180,631.36 1,378,306.96 1,756,563.58 Insurance 17.566 B&O Taxes 8.27 3 Builder's All Risk Insurance (Excl) Subtotal 1,782,403 I WCI Margin 1 124 768 Total Estimate 1,907,171 j Washington State Sale Tax 1863 903 Total Estimate with Taxes 2,094,074 M WILCOX Remodel Existing Building ... ...... `jf-2- 1/15/2018 Behar, Edmonds Village. 12-15-17.est CSI hem hem Code Description Takeoff City Unit Labor Total Mat Total Subs Total Grand Total 1000 11010 General Conditions 1 9010IGeneral Conditions ( 180001 week 1 67,500.00� 31,162.501 1.000.00 99,662.50 t0t0 ri010 9110 Surveying j 9 120 1 Special Inspections (By owner) 1000 Isum I 1 0001 lam 1 __..._ 1_ C -- ._ � 3O<) oil I1523 0020 Carpenter Foreman (8 hrsrwk) 1 00501weatnerProtection 18 000 week 1 1.0061 Isurn 1 4 792 00 2,720.W� 2,000.00 9 792 W 4,720.00 General Conditions Total 80,012.00 33,162.50 4.000.00 117,174.50 Sdswork 0020 Ashesios 4harn0ra , E s0mnd! j 00201 mDemolition - 1 1 OIsum O,i 1 o001 Isum I ! ! 30,WO 001 30,500.00 003) Savicun,n9 00051 Earthwork I Utilities ......__.. J 180 000 Inn 1.0001 isurn j 5,760 00' 1 1 W sw 00 5 760 00 157.550 00 0005 Over Ercav1. - r Structural Fdl �E,dutled�____ 5 Vapor Mitigation System Nona 1 i 000 I I 000ll P« t y ) 1 0005 � Dewalenn9 (EaUuAetli 0010I Ping (�) I 1 000 :sum I I I __ IVfj 0020 Asphalt Paving 00201AsphaltPatchng - -- 1 1 000 Isum ,0001 Ian, 25 504 )D 1 2.5b0.00� 25 504 00 2;36D:00 0020 OR Site Concrete j 00201 Site Concrete 1 1 000 Isum 10001 Isum 1 2,720,00 2 000 00' j 23:767.001 2 ow 00 26,4e7:00 0010: Pavement MarsinglExlnude•1 gums 1 00101 Fire Main (Norte) 1 1 n1w, Isum 1 0001 Isum j 7 i 15 00 I 1 I 7 715.00 w12200) _ - I Rack (None) I J J I 1 00 i too te 0240I Sde Berxhes ,Norval ONO Sike Fiberglass Planters (None) I ) I 1 000 Isum 1 00001 Isim ! ( I I CM5, Site Fencing.... _ - ..- .�--- --._.. 1 �' �N�'� 1 1 000 _,sum 1 000 1 is� I j � g) 9DI O , Landscaping I irrigation 0 385 00 , sn.work ra.l z.7zo.00 22038500, 22038500 00 3000 3210 _ Concrete 1 90001 Reber Material I 2.OD01 tans 1 1 2646.67 ! 2,646.671 3250 MW 1 Reber Placing Concrete 7 ow tons I 9 13,600001 14,000.00 4 690 00 _ 1.500.00 _ a 660 00 29.100,00 33i>0 3300 13334 Eric e1 r Cor N .1n- OOtO Trash Enclosure concrete Ilncl wl_5. I 1 0010jCTr rbs ( ) I �I '�^C Isum — - I 1 I I - - - - - _ 333d 0100 Ughl Pole Bases 0t00 [Flag Pde Base (None) , a 3 OL } 1 10601 Isum 1 800 00 1 8C0 00 : 3346 13400 oo 10 Concrete Pump 9 1 00051PrecastConcrete(Inrl.w14200) 1 000 earn _ 1 t.00of Isum I 1 1 500 00 1 1.00 1 500.00 Concrete Total 13.600.00 14.000.00 12.137.67 39.737.67 4000 1 42nO Masonry — _ _ --- 0080 ! Mosenry (Stone Veneer 6 Trash Enclosures 1 ')CC Isum - - - - - _ - 5 -. T------11 800 00 ---- . _ - - t 1.800 001 Masonry Total 11,800.00 1/.800.00 5000 151100 Steel I 9020rStructuraI Steel 1 10001 Isum 1 _ 13 363 001 13,36300 5120 15300 0010 Structural Steel Erecti,;n 1 0D10 1 Stith Jests % Metal Deciung 1 1 000 sgtt 10001 Isum 1 11 510 00 - — 1 745,001 t, 745.00 5500 --- 0030, Install Bollards 3 000 each 81,500 300.00 ... - 900.170 2 O+E 00 C 1 00301 Instal Roof Ladder 1 10001 each 1 272:00 _f 272.00 5500 0070 Install Dumpster Gates 1 00G each t 089 00. -_ 230 00_ ... 128800 1l552o J 0020 steal Guardrails ("a) 1 1.0001 Isis" I 1 155.'0 0020 Steel Handrails at Stags (Norval 1 000 Isum Steel Total 2,176.00 600.00 27.618.00 30,194.00 6000 16100 Wood 6 Plastics 1 00101 Wood Frothing 6,520 0001 sqn 1 40 eoo,00. _ 65.000 00 40.918 001 136,71800 6101 0030 M,sr Carpentry Block in3 8 Backing _ 1 60301PlywoodSheathing I _ 1 000 _Isum - -- - -- looiil Item 1 272000 _._. _ 8,160.00 15,10001 4,500.aa1 _ 4 220 00 12,680,00 �6101 618r, I6190 - 0010 Glu Larninaled Beams (None: 1 00051 TJt's r Wood Trusses (InG wl6100) j 1 000 Isum 1.00o l Isum 1 + 1.001 100 6201 16250 0200 Insiall Owner Fum,shad items (Erclude0) 1 00101 FRP (None) - j _ 1 000 Isum i 6661 Isum I - I I _-_ Wood R Plastics Total 51,680.00 61.000.00 40.919.00 153.599.00 7000 Thermal i Moisture_ Protection ... .7100 17200 _ 0010 Walerpreohng (None, l� 0010 j Insulation j 1 000 Isum 1.0001 Isum 12.660.00 12 WO 00 7200 f 0010 Neattler Resistant :.0 Barnar Intl w'r7240 R 7460) t Rigid Foundation 1 1 000 Isum 225 000 sqh 1 544.001 450001 1 00 1 Ot) 994 00; 7212 7240 17400 o010 j insulation at 0010 E IFj 99101 Metal Rooting 1 3 870 000 sgtt . 1.215,0001 sqn 1 _ .._ I 53 900 00 13 475.00 53 900 00 13 475.00 j 7460 1 0010 `Now Panel Siding 1400000 sgtl 4128500 42213500 7460 _ _ _ - _- 1 0010 CMrsc Exterior Wood Trim (Soffits, Etc) 1 10001 :sum 1j 1 soo oD 1.500 001 "oo 17600 0010 MrmrKnnn Rcv,t,nj )Inri 9—rpor. R nnwn.rno.) 1 90101 Flashing 6 Sheet Metal (InG Metal Soft Panels) j 5 n, ,A 000 sift 1.0001 Isum I 5R 690 00 12 e25.00 56 69000 12,625.001 7710 17800 0010 Roo! Hatch (None) 1 00101 Skylights (None) 1 1 000 Isum 1,0001 Isum 1 7900 9014) Jo,nt SealantsrF,re Caulk,ng 1000 Isum 200000 2 CN)O (Y) Thermal & Moisture Protection Total 544.00 450.00 197.136.00 198.130.00 8000 8100 Doors d Windows 1 90201 HM, Wow Doors 6 Finish Hardware I 30001 each 1 1.020 DO 1 6.271.00I 7 291 00 , 8305 8350 MIO Access Doors (None, 1 00101 Garage Door (Mont) 1 1 000, Isum : o0o I Isun 1 j gu,0 8400 0010 Sliding N,SnAo Ns : C0(:t5 ,None, 1 90f01 Storefront 1 1 000 Ilum 1:00o is1 1 1 49 SOO.00 1 49 SOO.DO; 5ag0 %ir) Dnve Thru VNnnoA .I.,CI N1840C 1 0001 Isum 1 UO' 1 0r Beoo j 00101 Mirrors (None) 1 10001 Isum I I 1 / 15/2018 CSI <M WILCOX ..- .... Z� Behar, Edmonds Village. 12-15-17.est item hem Takeoff Labor Mat Subs Grand Code Descrlotion City Unit Total Total Total Total 9000 Finishes 9200 ( 0010 1 Stucco [None) 9250 0300 V010.Drywall 1 90101 Tile (None) 450r• 9500 Acoustical Ce im9s (Nine, 9wo 1 95061 Acoustical Treatment (None) 51C.5n • 9880 9650 Pes+ent Floo,❑,3 (Nrne) ( 0o10'carpet (None) 9700 9700 Concrete Floonng (Ncne) 19700 j woo i Resinous Floonng (None) 9100 ( 9900 9fi00 painting ( 990o 1 Water Repellent (None) • 9950 0010 Ynyl W311 Covering:Ncne. 10100 Specialties 10140 1 00101 Green Screens (None) 10150 0010 Toilet Partdions (NOnel 1 10260 ( 0010 j wall and Corner Guards (None) -- 10430 0005 F.vtenor signs {Ey Cnvner) - _ 10440 1 60051Code Required Interior Signs 1G520 B010 Frre E■unrywshers 3 CatNnelS 10538 1 0010! Canopies (Ind wt5100) 10750 0010 r.nnx En, /0800 90101 Toilet Accessonus (None) 12000 Furnishings 12 F�c octo wvidow Treatment (None) 15000 Mechanical 15300 1 90101, Fire Sprinklers (None) 1540C 0010 Plumomg ' 15400 1 00101 Gas Piping 11%1-"e0 GO10 HYA.; 16000 Electrical 16050 1 0010 ( Electncal 0G10 light Fnture5 166M 1 00101 Data Cabling (None) !6i 00 9^20 Fee Alarm iNone, Doors a windows Total 1.020.00 56,772.00 66,792.00 1 1.0001 Isum 1 1 1 11,100 Isom 41 SMJr)00 a1 •+00 'x 1 10001 Isom I 1 1.00001 IS, ( 11 1 I I 000 I 1) ISurn an I I I I t 000 Isom ... _ 1 1.0001 Isum I 000 1.1 lc n n0 14 Y 0 00 i Isum I I 1 1 i 1000. Isum Finishes Total 66.260.00 66.260.00 1.000' Isun ( I I ( 10001 Isum 1000 Ilion ( ` — -- ( 1000 Isum 16661, j Isum ( _. 1 300.00 f 300001 3 000 earn 450 00 450 001000 j Isum ! 1 ( 1.00 ( too _ 000 60100 - I..._ _.. I0000 tiiml I 1 1 l Specialties Total 1,]051. 1.351.00 1 000 * Isum f Furnishings Total ( _i� I I ( j ;01 sum 1o001 Isum 1 ?2240001 1 11,5woo( 222140X- 11,500001 t 000 Isum Y) 3S7 00 3r 357 00 Mechanical Total 70.097.00 70.097.00 1 10001 Isum 1 - ( 110.361001 110:381.001 1 000 Isum 1 M 1 DO - ( 1.0001 Isum j I I 1000. Isum I Electrical Total 110,382.00 110.382.00 Grand Vial G 520 006 srlrt 151.T52.00 109 112 s0 861 954.67 1 1 123.913 11 _ 1 Inswanc.I ! t, 239 B&O Taxes 5 294 Bldrs All Risk Insurance (Exclude dl Subtotal 1,140,452 WCI Margin . 79.832 Contingency Total Estimate 1,220,284 Washington State SalesTax 125.689 Total Estimate with Taxes 1,345.973