CORNERSTONE FAMILY COUNSELING

Poyntz Avenue Property Masterplan

July 2020

Prepared by :
 CORNERSTONE FAMILY COUNSELING
POYNTZ AVENUE PROPERTY MASTERPLAN
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TABLE OF CONTENTS

1. EXECUTIVE SUMMARY

2. BACKGROUND

3. TABULATIONS AND EVALUATION

8. APPENDIX

A. Renovation – Site Plan

B. Renovation – Existing Floor Plans

C. Renovation – Floor Plans

D. Addition – Site Plan

E. Addition – Floor Plan

F. Opinion of Probable Construction Cost

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BBN ARCHITECTS INC TABLE OF CONTENTS
 CORNERSTONE FAMILY COUNSELING
POYNTZ AVENUE PROPERTY MASTERPLAN
_____________________________________________________________________________________

EXECUTIVE SUMMARY

July 2020

The objective of this Masterplan is to study two future use scenarios for 1420 Poyntz Avenue and offer a
recommendation to the Cornerstone Family Counseling Board of Directors.

It is the recommendation of BBN Architects, in consultation with Dr. Michael Welsh, to demolish the
existing house, infill the basement, and expand the current Cornerstone office facility westward.

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BBN ARCHITECTS, INC EXECUTIVE SUMMARY 1
 CORNERSTONE FAMILY COUNSELING
POYNTZ AVENUE PROPERTY MASTERPLAN
_____________________________________________________________________________________

BACKGROUND

Cornerstone Family Counseling, a nonprofit, has been providing quality mental health care for almost 40
years and has seen tremendous growth since 2005. In 2009, Cornerstone purchased their current 1408
Poyntz Avenue property and financed a comprehensive renovation of the facility to create a more
comfortable environment and more than double their clinical team.

Despite the growth, they still struggle to accommodate the number of referrals received daily; sadly, some
of these children and adults do not receive the care they need. Overall, our community as a whole
continues to have a shortage of mental health providers. In 2018, Cornerstone was able to purchase the
home adjacent to their current property in the hope to expand their services again. The vision for this
home - 1420 Poyntz Ave – is to create a developmental center with services for children and families,
including children with Autism.

In May of 2019 BBN Architects was contacted to begin assessing the building condition, life/safety code
issues, accessibility, functional adequacy, parking requirements, and potential improvements desired by
Cornerstone staff. Consultations were held with City Staff regarding accessibility improvements, and a
local contractor was enlisted to advise on the improvements.

While this analysis was taking place Michael, with volunteer assistance, undertook a renovation project of
the house to address water and utility issues in the basement, and to make improvements to the finishes on
the main and upper floors.

In July of 2019 design work was put on hold. Cornerstone was seeking to rent the property as an
apartment to recoup financial investment. There was also a desire to step back and look more holistically
at what the best outcomes for the property would be. An “Impact Filter” was prepared to document
desired outcomes and evaluation measures.

In January of 2020 BBN Architects was hired to prepare this Masterplan document. Two future use
scenarios for 1420 Poyntz Avenue are included in this study:

1. Renovate the existing house. Make the accessibility improvements required by the City of
Manhattan, address life/safety code issues, and improve functional efficiency and aesthetic
improvements to the greatest extent reasonably possible.
2. Demolish the existing house, infill the basement, and expand the current Cornerstone office
facility westward. In this scenario the expansion would be connected to, and accessible from, the
existing 1408 Poyntz Avenue facility. Only minor improvements would be made to the existing
facility including the expansion of the Lobby, and reconfiguring of walls at the point of
connecting to the new expansion.

Life/Safety Code issues were reviewed for general compliance with the 2018 International Building Code.
This is the version of the model codes presently adopted by the City of Manhattan. Accessibility Issues
were reviewed with respect to the 2010 "Americans with Disabilities Act Standards for Accessible
Design" as published by the U.S. Department of Justice.

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BBN ARCHITECTS INC BACKGROUND
 TABULATION AND EVALUATION

SCENARIO 1 SCENARIO 2
Renovation of 1420 Poyntz House Expansion of existing 1408 Office Facility
Main Floor Gross 1,096 sq. ft. 2,740 sq. ft.
Net 642 sq. ft. 1,686 sq. ft.
Basement Gross 1,096 sq. ft. N/A
Net 403 sq. ft. N/A
2nd Floor Gross 1,046 sq. ft. N/A
Net 546 sq. ft. N/A
TOTAL Gross 3,238 sq. ft. 2,740 sq. ft.
Net 1,591 sq. ft. 1,686 sq. ft.

Space Use Efficiency 49% 62%

Quality of Space Main Floor 4 5

1 being lowest, Basement 1 N/A
5 being highest 2nd Floor 2 N/A

Cost Initial Investment $546,899 $1,068,183

High; renovation of 2nd floor and the Low; more efficient operational costs and less
Future Investment basement. Higher operational cost. urgency to expand.

Net Number of Offices Gained 3 6

Renovation of the basement and second

floor would occur in a future phase at
additional cost. In forecasting this
future renovation work it is assumed
that no elevator would be installed,
Long Term Viability resulting in limited accessibility to the
Considerations basement and second floor.
Also of consideration is the age and
quality of the house. It was constructed
in 1945 with residential construction
means and methods. At this time we are The new addition would be built with modern
aware of some long term concerns commercial construction means and methods.
including the basement limestone Offices would be bigger, ceilings would be
foundation walls which have shown taller, noise transfer would be better
signs of deterioration and cracking, in controlled, air quality would be better, the
addition to water and utility issues building would be better insulated and
which required previous renovation mechanical, electrical, and plumbing systems
projects. would be more efficient.

At this time it is unknown what further

issues may arise during demolition and
construction. It is not uncommon to
find framing, mechanical, electrical,
and plumbing issues during
construction on existing structures.

For reference, the existing 1408 office building area is 2,835 sq. ft. gross.
5 4 3 2 1

14TH STREET
CORNERSTONE
1420 FAMILY
COUNSELING
2

POYNTZ AVENUE

Information provided on the drawings regarding existing conditions has

NORTH been obtained from the best sources available, but cannot be guaranteed in
all respects. Contractor shall verify all such information prior to
proceeding with any new work that may be affected. Include as part of the
6 contract all work required to produce the indicated result. All drawings
and written material appearing herein constitute the original and
6 LOCATION PLAN unpublished work of the Architect, and same may not be duplicated, used
6 SITE PLAN KEYNOTES: 1" = 40'-0" or disclosed without the written consent of the Architect.
8
3
1. REMOVE EXISTING SHED STRUCTURES & FOUNDATIONS AS
NEEDED FOR NEW CONCRETE & LANDSCAPING WORK.
2. NEW CONCRETE PARKING LOT & STRIPING. REMOVE EXISTING
SLAB & PREP SITE FOR NEW SLAB AS NEEDED.
3. NEW SIDEWALK CONNECTION TO EXISTING CORNERSTONE
1 3 OFFICE BUILDING. REMOVE EXISTING CONCRETE AND PREP SITE B
7 AS NEEDED.
4. NEW SIDEWALK CONNECTION TO POYNTZ SIDEWALK. REMOVE
8 EXISTING CONCRETE AND PREP SITE AS NEEDED.
8 5. 3' WIDE CONCRETE APRON ON WEST SIDE OF THE STRUCTURE.
BRING AROUND SOUTH FACE TO CONNECT TO PORCH STAIRS.
6. LANDSCAPE PLANTER BEDS. ALLOWANCE INCLUDED FOR SOIL
PREP, MULCH, PERENNIAL ORNAMENTAL SHRUBS AND TREES.
7. NEW CONCRETE LANDING, STAIR, AND RAMP WITH RAILINGS. SEE
FLOOR PLANS.
8. FENCE TO HIDE MECHANICAL EQUIPMENT, METER, WIRING, &
PIPING ON BUILDING. TREATED FRAMING & COMPOSITE
MATERIAL. APPROXIMATELY 6 FEET TALL.
9. NEW GRASS SOD ALL AROUND HOUSE. ALLOWANCE INCLUDED
FOR SPRINKLER SYSTEM.
10. ALLOWANCE INCLUDED TO TRIM LOWER BRANCHES UP ON THE
5 EXISTING STREET TREE

REVISIONS:

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Project Number:
19031
9 Date:
JULY 2020
Project Name:

CORNERSTONE
FAMILY COUNSELING

Project Address:
1420 POYNTZ AVE.
NORTH
MANHATTAN, KS
10 66502
SITE PLAN Sheet Title:
1" = 10'-0"

0' 5' 10' 20' 40'

SITE PLAN

Sheet:

D A1.00
Of:
5 4 3 2 1

REMOVE WOOD DECK

AND STAIRS

PARKING
& ALLEY

DN A

DN

DW
SUMP.
LINE OF SLOPED
CEILING ABOVE
W/D

UP
DN DN
UP
ATTIC ATTIC

REF.
DN
UP
Information provided on the drawings regarding existing conditions has
been obtained from the best sources available, but cannot be guaranteed in
all respects. Contractor shall verify all such information prior to
proceeding with any new work that may be affected. Include as part of the
contract all work required to produce the indicated result. All drawings
and written material appearing herein constitute the original and
unpublished work of the Architect, and same may not be duplicated, used
or disclosed without the written consent of the Architect.

B
DN

DN

MECH.

MECHANICAL

PORCH

LINE OF SLOPED
REMOVE PORTIONS OF
CEILING ABOVE
STONE WALL ABOVE
CONCRETE PORCH SLAB
LEVEL
REVISIONS:

N
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1

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2

ST
N
DN 3

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4
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5

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REMOVE WOOD

O
N
REMOVE STEPS CLADDING ON
6
CORNER COLUMN
Project Number:
19031
NORTH NORTH NORTH
Date:
POYNTZ JULY 2020
EXISTING FIRST FLOOR AVE EXISTING SECOND FLOOR
EXISTING BASEMENT Project Name:
1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0"
CORNERSTONE
FAMILY COUNSELING
0' 2' 4' 8' 16' 0' 2' 4' 8' 16' 0' 2' 4' 8' 16'
Project Address:
1420 POYNTZ AVE.
GENERAL BASEMENT DEMOLITION NOTES: GENERAL FIRST FLOOR DEMOLITION NOTES: GENERAL SECOND FLOOR DEMOLITION NOTES: MANHATTAN, KS
66502
REMOVE EXISTING EXTERIOR STAIRWAY. WINDOWS: REMOVE ALL WINDOWS ON 1ST FLOOR REMOVE DOOR AT THE TOP OF THE STAIR.
Sheet Title:
DOORS: REMOVE ALL DOORS ON 1ST FLOOR

EXISTING
FLOORING: PREP FLOORS FOR NEW LVT. REMOVE EXISTING FLOORING AS
NEEDED.

WALLS: REMOVE WALL FABRIC COVERING THROUGHOUT FIRST FLOOR AND UP

AND DOWN THE STAIRS. RETAIN & PROTECT BEADBOARD WALL PANELING & TRIM. FLOOR PLANS
CEILINGS: REMOVE EXISTING POPCORN CEILING TEXTURE. REMOVE EXISTING
LIGHT FIXTURES.
Sheet:
BATHROOMS: REMOVE ALL EXISTING FIXTURES
D A1.01
Of:
 5 4 3 2 1

EXTERIOR: KEYNOTES: FINISHES:

THE EXTERIOR SCOPE IS LISTED BELOW AND
INCLUDED AS AN ALTERNATE IN THE BUDGET.
• NEW COMPOSITE SHINGLES FOR ENTIRE
STRUCTURE
• PAINT ENTIRE EXTERIOR OF STRUCTURE
• NEW GUTTERS, DOWNSPOUTS, & RAIN LEADERS
• ALLOWANCE INCLUDED FOR EXTERIOR TRIM
REPAIR / REPLACEMENT AS-NEEDED
A. NEW 2" TOPING SLAB OVER EXISTING PORCH
SLAB
B. NEW CONCRETE STAIRS WITH DECORATIVE
CRAFTSMAN STYLE RAILING BUILT UP OUT OF
PAINTED WOOD MATERIAL
C. PORCH LATTICEWORK IN EAST OPENING
D. NEW COLUMN TRIM BUILT UP OF PAINTED
WOOD MATERIAL
E. CASE PORCH OPENINGS IN PAINTED WOOD
MATERIAL
1. NEW CONCRETE LANDING, STAIRS & RAMP. RAILINGS TO BE FLOORING ON FIRST FLOOR: STAIRS. BOTH UP AND DOWN:
GALVANIZED PIPE THE OWNER RECENTLY REPLACED THE FLOORING STAIRS TO REMAIN IN EXISTING CONDITION UNTIL A LATER
2. FENCE TO HIDE MECHANICAL EQUIPMENT, METER, WIRING, & THROUGHOUT MOST OF THE FIRST FLOOR WITH PHASE.
PIPING ON BUILDING. TREATED FRAMING & COMPOSITE CARPET SQUARES WHICH REMAIN IN GOOD
MATERIAL. APPROXIMATELY 6 FEET TALL. CONDITION. FOR THE PURPOSES OF BUDGETING IT BATHROOM:
3. REPLACE ALL FIRST FLOOR WINDOWS. MARVIN FIBERGLASS IS ASSUMED THE ENTIRE FIRST FLOOR WILL NEW TILE FLOORING & WALL BASE. EPOXY PAINT GYP WALLS
DOUBLE HUNG DOUBLE PANE LOW-E. RECEIVE NEW CARPET SQUARE FLOORING. THIS & CEILING. NEW FIXTURES: TOILET, SINK, MIRROR, GRAB
4. REPLACE EXTERIOR DOORS. MARVIN CLAD WOOD DOOR W/ COULD BE A DISCUSSION POINT AS THE PROJECT BARS, SOAP DISPENSER, TOILET PAPER HOLDER, TRASH
INSULATED WINDOW LITE. MOVES FORWARD. CAN, LIGHTS, AND EXHAUST FAN.
5. NEW STILE & RAIL STAINED WOOD DOORS & HARDWARE
DN ACCESSIBLE
ROUTE CLIENT SERVICES 101, 102, 103, AND LOUNGE: LIGHTING: REPLACE FIXTURES THROUGHOUT FIRST FLOOR A
6. NEW CEILING FAN & LIGHT COMBO
PAINT EXISTING WALL BASE, WINDOW & DOOR TRIM, AND STAIRWAYS UP AND DOWN.
1 AND BEADBOARD WALL PANELING. PATCH & REPAIR
7. NEW CASED WALL OPENING. MATCH EXISTING TRIM.
AS NEEDED. PATCH, REPAIR, AND PAINT AREAS OF
REMOVED WALL FABRIC COVERING. CEILINGS ON FIRST FLOOR: LAMINATE 1/4" GYP. BD. OVER
8. PAINT EXISTING CABINETRY. NEW HARDWARE. EXISTING POPCORN TEXTURE.
KITCHENETTE & VESTIBULE:
9. PAINT FIREPLACE BRICK. NEW STAINED WOOD MANTLE.
DN NEW BEADBOARD WALL PANELING TO MATCH
OTHER ROOMS. PAINT EXISTING WALL BASE,
10. NEW WALL. SOUND INSULATION IN STUD CAVITY, HAT CHANNELS
WINDOW & DOOR TRIM. PATCH & REPAIR AS NEEDED.
BOTH SIDES, 5/8" GYP BD, BEADBOARD PANELING, & WALL
PATCH, REPAIR, AND PAINT AREAS OF REMOVED
BASE TO MATCH EXISTING.
WALL FABRIC COVERING.
11. NEW PRE-MANUFACTURED BASE CABINET WITH COUNTERTOP &
SINK. 2

4 3 3 3

RESTROOM
3 OPEN WINDOW TO
52 SF
SUMP. ROOM
LINE OF SLOPED Information provided on the drawings regarding existing conditions has
FOUNDATION VESTIBULE been obtained from the best sources available, but cannot be guaranteed in
CRACKING HAS BEEN CEILING ABOVE all respects. Contractor shall verify all such information prior to
5 5
OBSERVED IN THIS 3 proceeding with any new work that may be affected. Include as part of the
45 SF contract all work required to produce the indicated result. All drawings
AREA. AN ESTIMATE 3 and written material appearing herein constitute the original and
FOR REPAIR WORK unpublished work of the Architect, and same may not be duplicated, used
ROOM ROOM or disclosed without the written consent of the Architect.
WAS PREPARED FOR
001 THE OWNER SEPARATE HALL 202
10
74 SF OF THIS MASTER-PLAN 169 SF
7 35 SF
STUDY.
UP STRUCTURAL NOTE:
ATTIC ATTIC
3 11 B THE EXISTING STRUCTURE AND THE
DN PROPOSED MODIFICATIONS HAVE
CLIENT NOT BEEN EVALUATED BY AN
UP
ENGINEER. THE DESIGN INTENT IS
SERVICES TO KEEP STRUCTURAL
3

STORAGE
103 3
MODIFICATIONS TO A MINIMUM.
ROOM 181 SF
002 KITCHENETTE 10 3
110 SF
91 SF

5 CLIENT
SERVICES
7 DN 102 ROOM
201
3 145 SF
DN 137 SF
ROOM ROOM
005 003
3 6
280 SF 78 SF
6 3

LOUNGE
3
143 SF
REVISIONS:

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ROOM ROOM ROOM 5

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LINE OF SLOPED 204 203

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004 CLIENT PORCH 6
6 C CEILING ABOVE
108 SF SERVICES 124 SF 117 SF
Project Number:
101 A 19031
173 SF Date:
8 JULY 2020
E
Project Name:
3

DN D CORNERSTONE
FAMILY COUNSELING
3 3 3
NORTH NORTH NORTH Project Address:
1420 POYNTZ AVE.
MANHATTAN, KS
BASEMENT FIRST FLOOR B SECOND FLOOR 66502
1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0"
Sheet Title:

0' 2' 4' 8' 16' 0' 2' 4' 8' 16' 0' 2' 4' 8' 16'
FLOOR PLANS
BASEMENT APPROACH: FIRST FLOOR APPROACH: SECOND FLOOR APPROACH:

USE: STORAGE & MECHANICAL. PRIVATE OFFICES AND BATHROOM WILL BE FINISHED IN A FUTURE PHASE. USE: THERAPY CLIENT SERVICES. USE: STORAGE. PRIVATE OFFICES AND BATHROOM WILL BE FINISHED IN A FUTURE PHASE.
Sheet:
SCOPE OF WORK: REMOVE INTERIOR PORTION OF STAIR TO EXTERIOR. ALL OTHER EXISTING WALLS, SCOPE OF WORK: SEE PLAN & KEYNOTES. SCOPE OF WORK: ALL EXISTING WALLS, DOORS, WINDOWS, FINISHES, FIXTURES, ETC. TO REMAIN.
DOORS, WINDOWS, FINISHES, FIXTURES, ETC. TO REMAIN. D A1.02
MECHANICAL SYSTEM: EXISTING TO REMAIN. THE EXISTING SYSTEM HAS NOT BEEN EXAMINED OR TESTED.
Of:
5 4 3 2 1

14TH STREET
A
25 SPACES TOTAL ADDITION
CORNERSTONE
FAMILY
COUNSELING
3

POYNTZ AVENUE

6
NORTH

Information provided on the drawings regarding existing conditions has

been obtained from the best sources available, but cannot be guaranteed in
LOCATION PLAN all respects. Contractor shall verify all such information prior to
proceeding with any new work that may be affected. Include as part of the
SITE PLAN KEYNOTES: 1" = 40'-0" contract all work required to produce the indicated result. All drawings
8 and written material appearing herein constitute the original and
unpublished work of the Architect, and same may not be duplicated, used
1. REMOVE EXISTING SHED ALONG ALLEY. or disclosed without the written consent of the Architect.

2 2. EXISTING SHED TO REMAIN.

3. NEW CONCRETE PARKING LOT & STRIPING.

4. NEW ADDITION. EXISTING HOUSE IS TO BE DEMOLISHED AND SITE

PREPPED FOR NEW STRUCTURE. B
5. LINK TO EXISTING OFFICE BUILDING.

6. LANDSCAPE PLANTER BEDS. ALLOWANCE INCLUDED FOR SOIL

4 PREP, MULCH, PERENNIAL ORNAMENTAL SHRUBS AND TREES.

7. NEW LARGER FRONT YARD TREES.

ADDITION
8. NEW GRASS SOD ALL AROUND NEW ADDITION.

5 9. ALLOWANCE INCLUDED TO TRIM LOWER BRANCHES UP ON THE

EXISTING STREET TREE

REVISIONS:

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Project Number:
8 19031
Date:
7/24/2019
Project Name:

CORNERSTONE
7 7
FAMILY COUNSELING

NORTH Project Address:

1420 POYNTZ AVE.
9 MANHATTAN, KS
SITE PLAN
66502
1" = 10'-0"
Sheet Title:

0' 5' 10' 20' 40'

SITE PLAN

Sheet:

D A1.00
Of:
 5 4 3 2 1
34' - 0"

14' - 3" 5' - 6" 14' - 3"

FINISHES:
5
RESTROOMS:
MECHANICAL TILE FLOORING & WALL BASE. EPOXY PAINT WALLS. ALLOWANCE A
INCLUDED FOR SMALL WALL MOUNTED STORAGE CABINET, ALL
NEW FIXTURES, AND APPLIANCES.
12' - 0"

OFFICE LOUNGE:
NEW LVT FLOORING, NEW WOOD BASE, PATCH & PAINT WALLS.

3 14'x12' CORRIDOR, MULTI-PURPOSE, AND OFFICES:

CARPET TILE, WOOD BASE, PAINTED GYPSUM BOARD WALLS,
ACCOUSTIC CEILING TILE.

CONSTRUCTION NARRATIVE:
THE NEW ADDITION WILL CONSIST OF A SLAB ON GRADE STRUCTURE
OFFICE LEVEL WITH THE EXISTING OFFICE FLOOR ELEVATION. EXTERIOR
WALLS WILL BE FRAMED OF 2x6 LUMBER WITH CAVITY INSULATION,
3 SHEATHING, AIR BARRIER, 2" CONTINUOUS RIGID INSULATION AND
14'x14' FURRING STRIPS. EXTERIOR SIDING WILL BE IN KEEPING WITH THE
EXISTING OFFICE BUILDING. THE ROOF WILL BE FRAMED WITH PRE-
ENGINEERED LOW SLOPE WOOD TRUSSES WITH SHEATHING, RIGID 1
INSULATION, AND ROOF MEMBRANE. ALLOWANCE IS INCLUDED FOR A
TYPICAL 2 FOOT ROOF OVERHANG.
12' - 0"

OFFICE
DETAILS AND APPEARANCE OF THE EXTERIOR AND INTERIOR SPACES
WILL BE DEVELOPED AS THE DESIGN PROGRESSES. Information provided on the drawings regarding existing conditions has
been obtained from the best sources available, but cannot be guaranteed in
14'x12' all respects. Contractor shall verify all such information prior to
DETAILS OF SOUND CONTROL WILL BE DEVELOPED AS THE DESIGN proceeding with any new work that may be affected. Include as part of the
contract all work required to produce the indicated result. All drawings
PROGRESSES. STRATEGIES WILL INCLUDE SOUND INSULATION IN and written material appearing herein constitute the original and
WALLS, TAKING INTERIOR WALL STRUCTURE UP TO DECK, BOOTS ON unpublished work of the Architect, and same may not be duplicated, used
or disclosed without the written consent of the Architect.
3 HVAC DUCTWORK, SOLID CORE DOORS WITH SWEEPS, RESILIENT
CHANNELS BEHIND DRYWALL, AND HEAVY DUITY CEILING TILES.
3 KEYNOTES:

COUNTERTOP W/ BASE CABINETS OFFICE 1. DEMOLISH WALL AND

3 REMOVE AND INFILL EXPAND WAITING AREA
DOOR B INTO EXISTING OFFICE.
14'x14'
STORAGE 2. WALL OPENING TO NEW
ADDITION

3. STOREFRONT WINDOWS
ALCOVE WITH WINDOW SEAT 4. INTERIOR FROSTED
MULTI-PURPOSE GLASS STOREFRONT

5. EMERGENCY EXIT.
70' - 0"

22' - 0"

14'x19'
4
CORRIDOR 2
3

RESTROOM RESTROOM

STORAGE REVISIONS:

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14'x14'

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12' - 0"

OFFICE
Project Number:
3 19031
14'x12' Date:
7/24/2019
Project Name:

CORNERSTONE
OFFICE FAMILY COUNSELING

14'x17'
Project Address:
1420 POYNTZ AVE.
MANHATTAN, KS
66502
12' - 0"

OFFICE Sheet Title:

3 3

19'x12'
NORTH

FIRST FLOOR
FLOOR PLAN
1/4" = 1'-0"

Sheet:

3 3 0' 2' 4' 8' 16' D A1.01

Of:
 BBN ARCHITECTS, INC.
OPINION OF PROBABLE CONSTRUCTION COSTS
DATE: June 12, 2020
PROJECT: Cornerstone Family Counseling
LOCATION: Manhattan, Kansas
Option A Option B
Remodel Existing Facility Replacement
Interior New Total
w/ Windows Exterior Sitework Total Addition Remodel Sitework Total

Subtotal From Estimate 178,452 36,964 135,059 350,474 482,191 18,578 165,816 666,585

Sales Tax on Material 8.95% 0 0 0 0 17,262 0 5,936 23,199

Payroll Taxes and Insurance- Construc 0.00% 0 0 0 0 0 0 0 0
Sub Bond 0.00% 0 0 0 0 0 0 0 0
Subtotal 178,452 36,964 135,059 350,474 499,454 18,578 171,752 689,784
Insurance- Construction 0.50% 892 185 675 1,752 2,497 93 859 3,449
General Conditions (On Site Overhead 10.00% 17,845 3,696 13,506 35,047 49,945 1,858 17,175 68,978
Permits and Fees Allow. 0.60% 1,071 222 810 2,103 2,997 111 1,031 4,139
Subtotal 198,260 41,067 150,050 389,377 554,893 20,640 190,817 766,350
Performance and Payment Bond 0.75% 1,487 308 1,125 2,920 4,162 155 1,431 5,748
Subtotal 199,747 41,375 151,175 392,297 559,055 20,795 192,248 772,098
Kansas Remodel Tax 8.95% 17,877 3,703 13,530 35,111 50,035 1,861 0 51,897
Subtotal 217,624 45,078 164,706 427,408 609,090 22,656 192,248 823,994
Overhead and Profit- Construction 8.00% 18,924 3,920 14,322 37,166 52,964 1,970 16,717 71,652
Subtotal 236,548 48,998 179,028 464,574 662,054 24,626 208,965 895,646
Contingency- Construction (See Below 0.00% 0 0 0 0 0 0 0 0
Subtotal 236,548 48,998 179,028 464,574 662,054 24,626 208,965 895,646
Contingency- Inflation (See Below) 0.00% 0 0 0 0 0 0 0 0
Subtotal 236,548 48,998 179,028 464,574 662,054 24,626 208,965 895,646
Design and Engineering Fees 10.00% 23,655 4,900 17,903 46,457 66,205 2,463 20,897 89,565 Fees for building replacement drawings needed for construction
Subtotal 260,203 53,898 196,931 511,031 728,260 27,089 229,862 985,210
## Testing and Inspections 0.50% 1,301 269 985 2,555 3,641 135 1,149 4,926
## Specialty Design (Kitchen, Acoustics, 0.00% 0 0 0 0 0 0 0 0
## Geo Tech Surveys $10,000 0 0 1,500 1,500 0 0 2,500 2,500
Civil Design $15,000 0 0 7,500 7,500 0 0 30,000 30,000
## Site Survey $5,000 0 0 2,000 2,000 0 0 2,000 2,000
## Misc. Site Permits $2,500 0 0 0 0 0 0 0 0
## F.F & E. Package 0.00% 0 0 0 0 0 0 0 0
## Owner's Contingency 0.00% 0 0 0 0 0 0 0 0
## Builders Risk Insurance 0.25% 651 135 492 1,278 1,821 68 575 2,463
Subtotal 262,154 54,302 209,408 525,864 733,722 27,292 266,086 1,027,099

Order of Magnitude Budget Range (Including Contingencies)

Low Range 4.00% $272,641 $56,474 $217,784 $546,899 $763,071 $28,384 $276,729 $1,068,183
High Range 8.00% $283,127 $58,646 $226,160 $567,933 $792,420 $29,475 $287,372 $1,109,267

EXCLUSIONS
Project Financing
FF&E Package

CITY PERMIT PROCESS

Starting in 2020:
The City of Manhattan will be requiring 30% of the building permit upfront for review fees.
This applies even if the project does not proceed to construction. The balance of the permit
will be paid before construction begins.

DISCLAIMER
This opinion of probable construction cost is made on the basis of the Architect's experience and
qualifications and represents the best judgment as an experienced and qualified professional
generally familiar with the industry. However, since the Architect has no control over the cost
of labor, materials, equipment, or services furnished by others, or over the Contractor's methods
of determining prices, or over competitive bidding or market conditions, the Architect cannot and
does not guarantee that proposals, bids, or actual construction costs will not vary from this
opinion of probable construction costs.
BBN Architects Firm Profile

Brent Bowman Patrick Schaub Aaron Dyck Carl Riblett

AIA, LEED-AP AIA, LEED BD+C AIA Director of Quality
Assurance and Budgeting

228 Poyntz Ave Nancy Burton Dan Crouch Logan Steiner Courtney Smith
Manhattan, KS 66502 Director of Marketing AIA AIA Office Administrator

BBN Architects Inc. is a multi-discipline design firm with off

ices in Kansas City, Missouri and Manhattan, Kansas. Our
work integrates architecture and landscape architecture with
culture and environment to create facilities and places of
lasting quality and significance.

The firm is structured to undertake projects of great diversity

of scale and usage with a portfolio that includes: libraries,
academic buildings, visitor and interpretive centers,
religious buildings, residences, office buildings, downtown
redevelopment, planning, municipal, recreational and athletic HALE LIBRARY - Kansas State University
facilities, public gardens, regional and community parks,
streetscapes, and plazas.

Our structures and landscapes are found in a wide variety of

sites, conditions, climates, and cultures. Each project responds
to it’s particular situation in a unique way, which explains
the diversity of our work. We have no preconceptions about
form and space, and approach each project in an open and
responsive manner. We are accustomed to working with
complex decision-making organizations and enjoy seeking
consensus, and we believe that the design process can and
must be an open and understandable progression from ideas to CIVIC PLUS OFFICE PUBLIC LIBRARY
buildings. Attention to detail is a trademark of the firm and we
possess a strong commitment to environmental responsibility
and building craft.

BBN Architects Inc. has been recognized for design excellence

56 times in the last 29 years by local and regional chapters
of the American Institute of Architects, the Prairie Gateway
Chapter of the American Society of Landscape Architects,
state and national Public Works Associations, The Kansas
Preservation Alliance, and The Municipal Arts Commission of
Kansas City, Missouri. ACTIVITY CENTER - Manhattan Christian College