FINAL REPORTWarren Elementary School RehabilitationforGingerbread House DesignsSUBMITTED BY:Civil Design ConsultantsFriday, May 2, 2003Executive SummaryGingerbread House Designs has recently acquired the former Warren Elementary Schooland the surrounding property. The property was obtained as an investment to developrental properties and a childcare center. The three components of the proposed planinclude: the renovation of the existing school building into rental apartments, the newconstruction of duplex rental units behind (west of) the school building, and constructionof a childcare center. This report addresses all three components of the proposedproperty development.The existing school building will be renovated into an apartment complex. Theclassrooms will be converted into 17 single-family dwelling units. The majority of theseapartments will be two bedroom units approximately 700 square feet in size. Partitionwalls will be constructed within the classrooms to make them suitable for apartments.The building needs a new roof. The building also contains lead and asbestos that need tobe abated. In addition, the parking lot servicing the school building is deteriorating andneeds to be resurfaced and reconfigured. The total cost of renovation is estimated to be$865,000.The property to the west of the school building will be subdivided into 12 lots, eachcontaining approximately 8,000 square feet. These lots will be used for the constructionof duplex housing units. A total of 22 units are proposed for this subdivision. One lotwill contain overflow parking and a storm-water retention pond. A private road with acul-de-sac services the subdivision. The utilities to these proposed lots have beendesigned. The total cost of construction of the subdivision is estimated to be $1,000,600.A childcare center is proposed for the southeast corner of the property. The childcarecenter will accommodate 100 children. An adjacent parking lot will have a capacity of31 cars to accommodate employee and parent parking. The building is to be equippedwith a U-shaped drive for access to the childcare center. The total cost for the childcarecenter construction is estimated to be $272,400.Table of Contents Page #1.0 Project Introduction and Description.........................................................................1-22.0 Design Requirements....................................................................................................33.0 Project Approach3.1 Building History...............................................................................................33.2 Land Survey......................................................................................................43.3 Site Assessment................................................................................................43.4 Building Inspection...........................................................................................43.5 Codes and Regulations......................................................................................43.6 Rehabilitation Design .......................................................................................53.7 Property Development......................................................................................53.8 Proposed Childcare Center...............................................................................54.0 Completed Design4.1 Building History...............................................................................................64.2 Land Survey.....................................................................................................64.3 Building Inspection..........................................................................................74.4 Codes and Regulations.....................................................................................84.5 Rehabilitation Design.......................................................................................84.6 Site Assessment................................................................................................94.7 Property Development......................................................................................94.8 Proposed Childcare Center.............................................................................104.9 Stormwater Drainage Design………………………………………………..114.10 Sanitary Sewer Design……………………………………………………..124.11 Utilities……………………………………………………………………..134.12 Pavement Design...…………………………………………………………144.13 Cost Analysis……………………………………………………………….155.0 References...................................................................................................................19AppendicesAppendix A: Existing Site Map.......................................................................A-1Appendix B: Assessment of Warren SchoolAppendix B1: Existing Conditions of Warren School Building.............B-1Appendix B2: Pertinent Codes and Regulations for Apartments..........B-12Appendix B3: Recommendations for Rehabilitation of the Building...B-17Appendix C: Assessment and Design of the Surrounding PropertyAppendix C1: Assessment of the Property.............................................C-1Appendix C2: Design of Residential Development................................C-3Appendix D: Proposed Childcare Center Layout and Preliminary Design.......D-1Appendix E: Drainage Design………………………………………………..E-1Appendix F: Sanitary Sewer Design & Utilities……………………………...F-1Appendix G: Pavement Design...…………………………………………….G-1Appendix H: Cost Analysis………………………………………….………..H-11Figure 1 – Location of Terre Haute1.0 INTRODUCTION AND PROJECT DESCRIPTIONGingerbread House Designs is a developer that has been in business for about 15 years.They currently have about 80 properties in their possession. The company focuses onrehabilitation of existing properties and development of vacant parcels for residentialhousing and other public uses. Seventy five percent of the properties are kept and rented.The remaining twenty five percent of the properties are sold after one