Fire Station Health Portals: Strategic Site Assessment Report

Fire Station Health Portals:Strategic Site Assessment ReportVersion 2.1 | Prepared by Public Architecture

January 2012PUBLIC ARCHITECTURE Health

| 2Table of contents

Executive Summary

Introduction

Key Facilities Planning Variables

I. Site Contraints and Opportunities II. Overview of Agency Site Approvals III. Preliminary Construction and Soft Costs

Appendix

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Fire Station Health Portals Strategic Site Assessment Report | 3

IntentThe goal of this report is to assist with site selection and facilities planning for the pilot phase of the Fire Station Health Portals Program. It provides a working understand-ing potential cost, spatial, zoning, and permitting require-ments for co-locating Health Portals at fire station sites. Ultimately, site selection should also take into consider-ation factors beyond the boundaries of the fire station sites (such as demographic and epidemiological characteristics of surrounding populations). These factors are not covered in this report. It is also important to note that there are several variables and unknowns (having to do with Health Portal program requirements and scale, parking and zon-ing requirements, political will, etc.), which will require further investigation on a site-by-site basis. Therefore, this report does not provide specific facilities recommendations. Rather, it provides framework for evaluating and prioritiz-ing fire station sites as candidates for co-location.

ConCluSIonS And next StepSFrom a physical standpoint are five primary constraints associated with co-locating Health Portals at existing fire station sites. They include:

→ Availability of square footage in an accessible location

→ Avoiding interference with fire station operations

→ Zoning/Planning controls

→ Public visibility

Co-location of Health Portals at new, ground-up fire station sites allows greater leeway to navigate the above-listed constraints and is generally more straightforward. Co-locating Health Portals at existing fire station sites is more complex. While these constraints are manageable, final site selection will require a detailed assessment of the specific site conditions and comprehensive understanding of the local requirements. Public Architecture recommends the following next steps:

→ Finalize Health Portal program requirements and scale.

→ Identify high priority fire station co-location sites based on physical site characteristics such as available square foot-age, accessibility, off-street parking capacity, and visibility.

→ Develop GIS maps of demographic, epidemiological, ED utilization rate, and other data in the regions under consid-eration.

→ Complete detailed site analyses and assessments for the prioritized fire station sites.

→ Develop “City Reports,” tailored to each region under con-sideration, including the site analyses and assessments, as well as GIS maps.

→ Share “City Reports” (or certain relevant components) with City Councils, relevant city agencies, fire departments, stakeholders, and community members in order to solicit support and assistance in the site selection process.

→ Complete pilot phase site selections.

executive Summary


FIRe StAtIon HeAltH poRtAlS oveRvIewTo address a pressing need for accessible health care in historically underserved, low income communities, Alam-eda County Health Care Services Agency (HCSA) is moving forward with an innovative plan to co-locate Health Portals at fire stations throughout the county. The program is a unique collaboration between Fire Departments, Acute Care Hospitals, Federally Qualified Health Centers (FQHC), and Alameda County Health Care Service Agency’s Emergency Medical Services (EMS) Division. Health Portals will be lim-ited scope clinics with three full time staff, including a Mid Level Practitioner from the FQHC, one Fire Paramedic, and one Care Coordinator. The Health Portals will offer limited scope services equivalent to those offered in standard retail clinics in California. Examples of services include:

→ Tuberculosis Tests

→ Blood Pressure Checks

→ Wound Care

→ Monitoring Weight Gain (for CHF patients)

→ Immunization

→ School Physicals

→ Disease Management

→ Occupational Health (such as urine test for probation)

→ Prescription Refills

RepoRt SCopeThe first step is a three-year pilot phase during which HCSA will implement Health Portals at five fire station sites throughout the County. HCSA is working to select sites and secure funding for the pilot phase. In order to assist HCSA during site selection and facilities planning, the specific goals of this report are the following:

→ Provide guidelines for understanding potential spatial, zoning, and permitting requirements at candidate co-location sites

→ Provide preliminary budget for construction and soft costs

→ Outline next steps

MetHodologyThe data and recommendations provided in this report were based on tours of existing fire station facilities (in Fremont, Hayward, Oakland, San Leandro, Unincorporated Alameda County, Union City), review of the Cherryland Fire Station Pro-gram Verification Document, as well as conversations with:

→ Alex Briscoe, Agency Director, Alameda County Health Care Services Agency

→ Alan Evans, Assistant Chief, Alameda County Fire Department

→ Mallory S. Cusenbery, AIA, RossDrulisCusenbery Architecture Inc. (Design Principal for the Cherryland Fire Station)

→ Tom Larson, RossDrulisCusenbery Architecture Inc. (Project Manager for the Cherryland Fire Station)

→ Planning Department officials in regions under consideration for Health Portal co-location.

Introduction


potentIAl HeAltH poRtAl Co-loCAtIon “typeS”There are three known co-location site “types” for Fire Station Health Portals, each of which have different spatial constraints and costs:

→ Contiguous/Stand-alone/Modular at existing Fire Station Sites When co-located at existing fire station sites, except in rare exceptions, Health Portals will need to be located outside of the walls of the fire station building, due to space limitations on the interior of fire stations. Three potential construction type variations have been identified and investigated for Health Portals co-located at existing fire station sites that are built outside the walls of the fire station itself. These variations include a contiguous structure sharing a wall with the fire station structure, a stand-alone structure apart from the fire station building, and modular construction.

→ Within New/Ground-up Fire Stations There may be a pilot phase Health Portal located at a new, ground-up fire station planned for unincorporated Alam-eda County (on Meekland Avenue in Cherryland) and there is a second potential site in San Lorenzo. Health Portals at new, ground-up fire stations can be designed integrally with the fire station (i.e. share a roof and walls and not appear detached). Because of this and the fact that they can be planned for at the earliest stages of the fire station design process, Health Portals at new, ground-up fire stations are the most accommodating scenario from a branding, spatial, and cost perspective.

→ Remodel/Renovation Though rare, it may be possible to locate Health Portals within the walls of fire stations in a small number of loca-tions. Additionally, the City of Hayward has made available a portion of the interior of a building which is now functioning as the Hayward Area Historical Society Museum. The build-ing is directly across the street from Hayward Fire Depart-ment’s Station #1 in downtown Hayward. It appears to offer adequate space. In general, remodel/renovation requires a significantly smaller capital investment than co-location at existing fire station sites.

RegIonS undeR ConSIdeRAtIonSeven potential regions are currently being looked at, each of which has unique local zoning and planning regulations which affect facilities planning:

→ Fremont

→ Hayward

→ Oakland

→ San Leandro

→ Unincorporated Alameda County

→ Union City

→ Newark

FIRe depARtMent JuRISdICtIonSSeveral fire departments operate in the regions under consideration for the pilot phase. Individual site constraints may vary based on the flexibility of each department to accommodate the changes that the Health Portals will re-quire. The following fire departments operate in the regions under consideration for the pilot phase:

→ Alameda County Fire Department (ACFD)

→ Fremont Fire Department

→ Hayward Fire Department

→ Oakland Fire Department

Key Facilities planning variables


what follows is an outline of considerations for facilities planning and site selection dur-ing the pilot phase. In addition to general considerations, considerations specific to the three potential fire station co-location

“types” (contiguous/stand-alone/modular co-location at existing fire station sites, new/ground-up co-location sites, and remodel/renovation sites) have been identified.

I. Site Constraintsand Opportunities


general Considerations

HeAltH poRtAl deSIgnThe way in which the design affects the perceived rela-tionship between the Health Portal and fire station is an important consideration. If detached from the fire stations and temporary looking, some of the potential benefits of co-locating Health Portals on fire station sites may be lost and there may be an adverse impact on the long term sustain-ability of the program. Each Health Portal should appear as a permanent, integrated component of fire station services.

SCAleThe scale of Health Portals (currently assumed to be ap-proximately 1,200 square feet) was driven by desire for replicability and for financial sustainability in the long term. In order for Health Portals to be replicable, they must be affordable to municipalities that wish to implement them. So they cannot be too large. In order to be financially sus-tainable, it is important for the medical service providers to have enough space to run a profitable clinic. An prelimi-nary outline of Health Portal program areas can be found in the “Series 400 Community Health Clinic Health Portal Program Summary,” which is part of the Program Verifi-cation Document, for the new, ground-up Cherryland Fire Station (that station will likely include the first co-located Health Portal). That Program Summary [see Appendix] was developed by the architect of the Cherryland Fire Station, RossDrulisCusenbery, based on tours of similar health clinic facilities and interviews with medical service providers. The Health Portal program requirements and scale will be further developed in the coming months by a specific focus committee designated by HCSA.

SIte StRAtegyThere five main considerations for determining where a Health Portal is sited on a fire station lot:

→ Visibility and direct access off the street

→ Secure separation of Health Portal and patient parking from fire fighter parking and residential areas

→ Minimization of the risk of interference with fire station operations

→ Availability of space for Health Portal entry, approach, and parking

→ Avoidance of site features including refueling station, backup generator, and vehicle wash areas

oFF-StReet pARKIngOff-street parking requirements vary according to the plan-ning code associated with each municipality and zoning area. In most cases fire station sites are exempt from the strict en-forcement of these requirements; however each municipality

will have discretionary power over parking requirements on a case by case basis. Because parking requirements have the potential to make Health Portal co-location a non-viable option on many existing fire station sites, it is recommended that this issue be addressed with officials at the highest levels within the municipalities being targeted for the pilot phase. Parking requirements are outlined in section II “Overview of Agency Site Approvals.”

Aside from whether or not off-street parking is required by the planning code in each municipality, there is as a question as to the appropriate amount of parking that should be pro-vided for Health Portal staff and patients. It may be important that some amount of adjacent, dedicated parking for the elderly and disabled be provided. In the preliminary design of the Cherryland Fire Station, the architects dedicated five parking spaces for the Health Portal: two for the Health Portal staff, two for patients, and one handicap space. The determination of two parking spaces for patients was based on conversations with HCSA about expected patient volume for the Health Portal.

Because they will generally be located within the communi-ties they serve, many Health Portals may be accessible to patients by foot or public transportation and in some cases existing street parking may be plentiful. Based on preliminary conversations, several municipal planning agencies have in-dicated the possibility of reduced parking requirements based on such factors. Therefore, it may be advantageous to give selection preference to co-location sites which are located within proximity of the targeted populations and/or those that are accessible by public transportation. Additionally, at many if not most fire stations, Health Portal staff will be able to park in the secure, fire fighter parking area.

utIlItIeSRunning new utility lines (water, electric, sewer) to the street would add construction cost. Where possible, it is desirable for Health Portals to share utilities with the fire station and develop a cost sharing mechanism.

ZonIng/plAnnIng Code ConSIdeRAtIonSThe municipal planning and zoning and planning code will outline the setback, floor area ratio (FAR), and parking requirements for a given site, all of which are important site selection considerations. While planning and zoning regulations will vary considerably between municipalities, preliminary conversations with municipal planning depart-ments have generally suggested that commercial zones may be advantageous over residential sites since they often have less significant setback and parking requirements.


1. (Contiguous/stand-alone/modular) Co-location at existing Fire Station SitesBuIldIng SepARAtIon/FIRe RAtIngIf built as a stand-alone structure (i.e. does not share a wall with the existing fire station), the Health Portal should be sited to meet the building separation requirements specified in the building code (to avoid rated walls and roofs). If the two structures are built in a contiguous manner (i.e. sharing a wall) fire rating may not be necessary if the Health Portal can be considered an “addition.” Fire rated wall assemblies, retrofitted to existing fire stations, will add cost and should be avoided, if possible.

FIRe StAtIon SeCuRItyHealth Portals and any associated parking need to be sepa-rated from firefighter parking areas. If Health Portals are located on or adjacent to the firefighter parking area, they will likely need to be separated by a fence/gate.

HeAltH poRtAl CIRCulAtIonHealth Portals with two points of entry/exit may be desir-able. In addition to the public entry/exit, a side or back door for staff and other purposes could be advantageous. If there are Health Portals with direct connection to the inte-rior of the fire station, this connection should be securable.

pRoxIMIty to FIRe StAtIon ReSIdentIAl And utIlIty AReASIt is recommended that the Health Portal not take natural light or views from the residential area of the fire station. In typical, one-story fire station design, the residential and utility areas (utility area typically includes weight room, workshop, turnout storage, and laundry) are located on opposite sides of the building from one another. Often the utility and residential areas are separated by the apparatus area. In general, it is best to locate Health Portals on the utility side of the fire station. The Health Portal may be able to take natural light (i.e. block windows) of the utility area, though this would need to be approved by the fire depart-ment on a case-by-case basis.

SetBACKS & FlooR AReA RAtIo (FAR)Setback requirements vary significantly between mu-nicipalities and zones. In general, fire stations located in residential zones will have greater setback requirements. For instance, in Oakland, Station #3 is located in a resi-

dential “RM-2” zone which requires a five foot setback on the sides, twenty foot in the front, and fifteen foot in the rear. On sites with limited amounts of space, such setback requirements could prohibit co-location of a Health Portal. However, commercial zones generally have fewer setback requirements. Station #20 in Oakland is located in a CC-2 commercial zone, which has no setback requirements. Additionally, in some municipalities, fire station sites are zoned as “Public Facilities” and therefore, do not have spe-cific setback nor any other zoning regulations. Setback and other planning/zoning regulations are outlined in section II

“Overview of Agency Site Approvals.”

SIte CIRCulAtIonVehicular and pedestrian circulation paths of Health Portal staff and patients must not interfere with fire station opera-tions, particularly the space in front of the apparatus area. Therefore, fire station co-location sites should be chosen which allow Health Portals to have direct connection with the street and with associated patient parking.

SIte FeAtuReSFire station sites typically include a backup power generator, as well as refueling and vehicle wash areas. Health Portals should be sited to avoid interference with these areas.

SpAtIAl ConSIdeRAtIonSThe “Series 400 Community Health Clinic Health Portal Program Summary,” has yet to be fully vetted with medical service providers or reviewed in conjunction with patient volume projections; however it is likely that the currently assumed square footage requirement of approximately 1,200 square feet would be considered a minimum by medi-cal services providers, in order to run a profitable clinic. Determination of Health Portal scale and program require-ments will be important to completion of the site selection process. Beyond Health Portal square footage require-ments, co-location sites must also have the capacity to accommodate any necessary off-street parking.

topogRApHyReasonably flat terrain is required to accommodate an ad-dition or new building that needs accessible grading. Site topography plans should be studied for sloped or hilly sites.

utIlItIeSA site utility plan needs to be studied for each potential site to ensure/determine the following:

→ Avoidance of conflicts with existing site utilities

→ Proximity of Health Portal to the site sewer in order to facili-tate hook-up of waste lines

→ Locations of the utilities in the street if new utilities need to be brought to the Health Portal


2. new/ground-up Fire Station Co-location Sites SpAtIAl ConSIdeRAtIonSAs mentioned previously, there is a general requirement that firefighter areas (residence and parking) be separated from the Health Portal and that the Health Portal be given street frontage so that it is visible and accessible directly from the street. As a result, the Health Portal and its parking area may often be located at the front side of the station with firefighter parking at the rear of the station. An example of such a layout is shown in the Program Verifica-tion Document for the Cherryland Fire Station [see “Site Use & Building Massing Study – Ground Level” in Appendix]. In such cases, careful consideration needs to be given to lot selection to ensure that lot width can support all necessary vehicular and pedestrian circulation off the street, as well as allow street frontage for the Health Portal. Additionally, the desired visual relationship between Health Portal and the other street facing components of the fire station has yet to be determined. On narrow lots, there may competi-tion for visibility between the Health Portal and the rest of the fire station. Lot width needs to accommodate the desired visual relationship between the health portal and the fire station. In general, corner lots may be more ideal than those mid-block as they’d provide the maximum lot envelop facing the street, which would eliminate a lot of these challenges.

ZonIng/plAnnIng ConSIdeRAtIonSThe potential new ground-up fire station location in Cher-ryland and San Lorenzo are located in unincorporated Alameda County and, therefore, the Alameda County Plan-ning Code would apply. Because fire stations are considered

“Public Facilities” by the County, there are no specific zoning regulations which apply. See the Section II “Overview of Agency Site Approvals” for information.

3. Remodel/Renovation

CIRCulAtIonIn rare cases in which there is space for a Health Portal to be located within an existing fire station, it is desirable for the health Portal to be located along an exterior wall, to allow for direct access from the exterior. Ideally, the Health Portal would be located towards the front of the station, with a connection the public entrance of the building.

SpAtIAl ConSIdeRAtIonSAs mentioned earlier in the report, consideration is being given to locating a Health Portal within the Hayward His-torical Society Museum building. There appears to be more than adequate square footage available in this particular location. The amount of reconfiguration which would be re-quired to accommodate the Health Portal is not yet known.

ZonIng/plAnnIng Code ConSIdeRAtIonSThe primary zoning/planning considerations for co-location of Health Portals within fire stations walls will have to do with the use classification and parking requirements (setbacks, FAR, and other requirements associated with co-locating Health Portals outside the walls of the fire sta-tion are non-relevant for remodel/renovation).

In the case of the Hayward Historical Society Museum building, it appears Health Portal co-location would be a straightforward endeavor in terms of permitting. The downtown zone in which the building is sited would permit the Health Portal use classification. There also appears to be sufficient, existing, off-street parking.


while most of the building and planning code requirements are routine in nature, a few elements could have significant impact on the feasibility of any specific location. Addition-ally, the state-level review processes associ-ated with CeQA and oSHpd may affect sched-ule and budget, though it is likely that either will be applicable. At the local level, given the limited amount of space on many fire sta-tion sites, it is critical to understand the zon-ing, parking, setback, and FAR requirements when determining the viability of fire station sites for co-location. given the variation in local planning and zoning regulations, it is not possible to give specific recommendations without knowing the fire station co-location sites. However, provided in this chapter is an overview of relevant zoning and planning considerations for each region under consid-eration for the pilot phase of the Fire Station Health portal program.

II. Overview of Agency Site Approvals


1.State levelA.BuIldIng pRoxIMIty ReQuIReMentS

OverviewAs mentioned in Section I, “Site Constraints and Require-ments,” if (on existing fire station co-location sites) the Health Portal and fire station structures are less than ten feet apart , some level of fire rating may be required as specified in the applicable building code, unless they are contiguous (i.e. sharing a wall) and the Health Portal is considered an “addition.” Because fire rating could add cost, this needs to be considered.

B.CAlIFoRnIA envIRonMentAl QuAlIty ACt (CeQA) / envIRonMentAl IMpACt RevIew (eIR)

OverviewCEQA is a statute that requires state and local agencies to identify significant environmental impacts of a project and avoid or mitigate those impacts. For small projects on lots on which there has already been development, CEQA likely does not apply. Therefore, CEQA is generally non-applicable for Health Portals co-located at existing fire station sites. However, new ground-up fire stations will likely be re-quiredto comply with CEQA.

ProcessThe determination as to whether a project must comply with CEQA is made by local planning departments. If neces-sary to comply, at a minimum an initial review of the project and its environmental effects must be conducted. Depend-ing on the results of that review, a more substantive review may be required in the form of an Environmental Impact Review (EIR).

C.oFFICe oF StAtewIde HeAltH plAnnIng And developMent (oSHpd) oveRSIgHt

OverviewOSHPDs Facilities Development Division (FDD) oversees health facility construction projects and requires that they meet a specific set of building standards, set forth in the California Building Standards Code, related to health facili-ties. OSHPD oversight is required for health facilities that fall into one or both categories:

→ Operate under a hospital license

→ Surgical or dialysis clinics

Though unlikely, it remains to be determined whether Health Portals would fall into either one of these catego-ries. If so, the OSHPD review process could have cost and

schedule implications. Meeting OSHPD requirements would likely increase design fees and result in a cost premium on MEP equipment.

2.Municipal RegulationsA.FReMont

OverviewHealth Portals in Fremont must comply with setbacks and other regulations specific to the zone in which they are located. In commercial zones, Health Portals will be outright permitted. In residential zones a use permit will be required.

Permitting/Review ProcessIf located in a residential neighborhood, the process could be three to five months because a conditional use permit is required. In commercial areas the permitting process will be much faster.

Off-street ParkingParking requirements will be determined on a case-by-case basis. Fire stations in Fremont generally have five public parking spaces (separate from and in addition to the fire fighter parking area), which may be able to support parking needs of the Health Portals.

B.HAywARd

OverviewHealth Portals in Hayward must comply with setbacks and other regulations specific to the zone in which they are located.

Use ClassificationIt is yet to be determined whether a Health Portal would be considered a Public Agency Facility or a Medical Clinic use. The former would be preferred as the zoning regulations and permitting process would be less cumbersome.

Permitting/Review ProcessIf classified as a Public Agency Facility, Health Portals will require only a site plan review (which may be able to occur over-the-counter) and a building permit application. The building permit application would take less than a month. If classified as a Medical Clinic, an Administrative Use Permit (AUP) is required, which will require a three to four month process.


Off-street Parking Based on conversations with the Hayward Planning Divi-sion, the number of parking spaces required will be deter-mined on a case-by-case basis. Factors such as the patient volume, hours of operation, proximity to public transit, and zone will be considered. The parking requirements will likely be more stringent in residential neighborhoods. For the Hayward Historical Society site, there is existing park-ing, making it a non-issue.

C.oAKlAnd

OverviewUnlike other municipalities which do not have specific regu-lations which apply to fire stations, in the City of Oakland fire stations must comply with the regulations of the specif-ic zone in which they are located. Certain zones, including most residential zones, would not allow for medical ser-vices without a major variance which would require review by the Planning Commission. Most Commercial Zones will either allow for medical services or offer a conditional use permit.

Use ClassificationHealth Portals would likely be classified as Medical Ser-vices (despite being co-located with fire stations, which are considered Essential Services). The City of Oakland would review whether each site allows for Medical Service use. In general, most residential zones do not allow Medical Ser-vices, but there are a few which would permit Medical Ser-vices conditionally. Commercial zones will either outright or conditionally permit Medical Services.

Permitting/Review ProcessDesign review would be required for any additions to exist-ing structure. An addition under ten percent of the footprint of the existing structure is a Design Review Exemption (DRX) and only requires review at the zoning counter. For anything over ten percent but under 1,000 square feet, a Small Project Design Review (DS) is required. Anything over 1,000 square feet requires a Regular Design Review (DR). Also, a small project (under 1,000 square feet) that needs a conditional use permit automatically gets bumped to requiring a Regular Design Review (DR).

Design review looks at parking, noise, hours of opera-tion, number of users, etc. and the potential impact on the surrounding neighborhood. The review process requires submission of plans, photographs, payment of a fee, as well as public notice to solicit community input.

Off-street ParkingBased on conversations with the Oakland Planning and Zoning division, it is understood that for additions to the site under 1,000 square feet, no additional parking will

be required. Over 1,000 square feet, it is necessary to add parking spaces or seek a variance. Parking requirements are based on the overall square footage of buildings on the lot. Fire stations are considered “Essential Services” which technically do not have a specific parking requirement, even though there is parking on Oakland fire station sites. For Health Portals co-locating on existing fire station sites, if a portion of the existing parking could be designated for Health Portal use, it might fulfill the parking requirements of the Health Portal. However, existing fire station parking is typically reserved strictly for fire fighters and it is inac-cessible. According to the code, Medical Services have hefty parking requirements, including three spaces for each staff or regular visiting doctor. So, if existing parking cannot be designated for Health Portal use, the amount of additional off-street parking required could make the co-location of Health Portals at existing fire station sites non-viable.

SetbacksIn general, fire stations located in residential zones will have greater setback requirements. For instance, Station #3 in Oakland is located in a residential “RM-2” zone which requires a five foot setback on the sides, twenty feet in the front, and fifteen feet in the rear. On sites with limited amounts of space, such setback requirements could pro-hibit co-location of a Health Portal. However, commercial zones generally have fewer setback requirements. For in-stance, Station #20 in Oakland is located in a CC-2 commer-cial zone, which has no setback requirements.

d.SAn leAndRo

OverviewFor fire stations in San Leandro in a “PS” (Public/Semipublic) zone, there are no specific zoning regulations which would apply when co-locating on fire station sites. However, Plan-ning Services would need to review designs for Health Portal in “PS” zones as it is preferred that they comply with the general requirements of the neighborhoods in which they are located. For other zones, Health Portals will have adhere to the setback and other regulations specific to the zone.

Use ClassificationUse Classification is still to be determined. It is not clear whether a Health Portal would be classified as a public facility or as a Medical Office. Use classification will likely affect where Health Portals can be located. For instance, if considered a public facility, a Health Portal is permitted in “PS” zones but, if considered a Medical Office, it is not permitted at all.

Permitting/Review ProcessIf a use permit is required, the process could take four to six months. If not, the permitting process will be much faster.


Off-street Parking Based on conversations with the Planning Department, it is understood that parking requirements for the Health Portals would likely be based on the requirements for medical/den-tal offices, which appears to be one parking space per 333SF.

e.unInCoRpoRAted AlAMedA County

OverviewAlameda County Planning Code applies to unincorporated areas of Alameda County. Fire stations are considered

“Public Facilities” by the County. Health Portals co-located on fire station sites would be considered “Public Facili-ties” as well. Therefore, no specific ordinances which would apply to their design. The planning department deals with

“Public Facilities” on a case-by-case basis. However, an Environmental Review would be required.

Use Classification Could not be determined at the time of the report.

Permitting/Review ProcessCould not be determined at the time of the report.

Off-street ParkingAs a “Public Facility,” parking there are no specific park-ing requirements. For such facilities, amount of parking is determined on a case-by-case basis with the Planning Department.

F.unIon CIty

OverviewMost, if not all, fire stations in Union City are located in Civic Facilities Zones. Civic Facilities do not have stringent ordinances.

Use ClassificationHealth Portals most likely would be classified as Public Services. Public Services are permitted outright within Civic Facilities Zones. Otherwise, the classification would be Health Services. Conversations with the Planning Divi-sion did not clarify whether Health Services are outright or conditionally permitted in Civic Facilities Zones.

Permitting/Review ProcessThere is a review process, however Civic Facilities Zones are typically given a lot of leeway as they are owned by the City. The review process ensures a high quality of design (in terms of appearance and functionality). A Health Portal may require some level of Planning Commission and City Council review which could take three to four months. It is

possible that only a basic zoning review would be required, however, which be a far less lengthy process.

Off-street Parking Parking requirements are determined on a case-by-case basis in Civic Facilities Zones. For Health Portals, the requirements would likely be based on requirements for medical/dental offices in a commercial zone. For those, one parking space is required for every 200 square feet. How-ever other factors come into play like the number of people using the health portals, how many of them will use public transit, proximity to public transit, etc. It is possible that the requirements for off-street parking could be waved based on such factors.


what follows are conceptual cost estimates prepared by an independent cost estimator for the following four scenarios:

→ New contiguous construction (i.e. shares a wall with fire station)

→ New stand-alone construction → Remodel / renovation (i.e. the Hayward Historical Society site)

→ Within new, ground-up fire station facility

the estimates are based on the target square footage of 1,200 square feet and were developed based on the program areas outlined in the “Series 400 Community Clinic Health portal program Summary” [see Ap-pendix], developed for the new Cherryland Fire Station. In addition to the four scenarios included listed above, modular construction was explored from a cost standpoint. due to the variables associated with modular con-struction, no cost estimate is provided, how-ever a synopsis of the potentials and limita-tions of modular construction is provided as scenario five.

III. Preliminary Construction and Soft Costs


ConCeptuRAl CoSt plAnS unIt CoStS tARget pRogRAM(d)

Scenario 1(A) low low

$360/SF $432,ooo

$180/SF $216,000

$540/SF $648,000

High High

$460/SF $552,000

$230/SF $276,000

$690/SF $828,000

Construction Costs(B)

project Soft Costs(C)

total: Scenario 1 Costs

SCENARIO 1

new contigous construction New contiguous construction refers to a Health Portal co-located on existing fire station sites that shares a wall with the existing fire station. Contiguous construction is gener-ally the preferred option as it is desirable for Health Portals to appear connected to the Fire Station.

(A) Scenario 1 includes a separate structure from an existing fire station but congruous (i.e. shares a wall) - traditional design bid-build con-struction procurement - Costs are presented in 2011/2012 dollars, escalation is excluded

(B) Construction costs include foundations, wooden superstructure, framed and finished exterior walls (stucco), exterior glazing, roofing system, interior partitions, windows, and doors, standard interior fin-ishes (carpet, linoleum, painted walls, acoustic ceiling tile, suspended gypsum board), standard MEP build-out (end-user equipment and con-trols), and fixed casework and equipment - excludes medical gas piping and equipment, oSHpd oversight

(C) Project soft costs include allowances for professional design, engineering, and management fees, allowances for permitting and plan-check fees, moveable office and clinic furnishings, office and clinic medical equipment, IT systems and equipment, and owner costs directly associated with the project - excludes land acquisition costs, real estate fees, and CeQA / eIR costs

(D) Program areas are based on “Series 400 Community Clinic Health Portal Program Summary” document dated September 2011 - Target Program Area assumes a total of 1,200 square feet including circulation while the Program Area in the “Series 400 Summary”outlined a total of 1,328 square feet including circulation


SCENARIO 2

new stand-alone constructionNew stand-alone construction refers to a Health Portal co-located on existing fire station sites but apart from the fire station structure. While this option is less desirable than contiguous construction, it may be the only viable option at some co-location sites.

ConCeptuRAl CoSt plAnS CoSt RAnge


$400/SF $480,000

$200/SF $240,000

$600/SF $720,000

High High

$500/SF $600,000

$250/SF $300,000

$750/SF $900,000




ConCeptuRAl CoSt plAnS unIt CoStS

(A) Scenario 2 includes a fully stand-alone facility on an existing fire sta-tion site - traditional design-bid-build construction procurement - Costs are presented in 2011/2012 dollars, escalation is excluded

(B) Construction costs include foundations, wooden superstructure, framed and finished exterior walls (stucco), exterior glazing, roofing system, interior partitions, windows, and doors, standard interior fin-ishes (carpet, linoleum, painted walls, acoustic ceiling tile, suspended gypsum board), standard MEP build-out (end-user equipment and con-trols), and fixed casework and equipment - excludes medical gas piping and equipment, oSHpd oversight



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SCENARIO 3

Remodel /RenovationThis cost estimate was developed to understand costs as-sociated with interior renovation to accommodate a Health Portal within an existing building. The proposed Health Portal location within the existing Hayward Area Historical Society Museum building is one example of this type. The estimate for this scenario reflects the fact that remodel/renovation is typically lower cost than new construction due to the fact that the renovated space would share building components like foundation, enclosure, superstructure, HVAC equipment, etc. with the existing building.


$210/SF $252,000

$110/SF $132,000

$320/SF $384,000

High High

$270/SF $324,000

$140/SF $168,000

$410/SF $492,000





(A) Scenario 3 includes a remodel / renovation within an existing fire sta-tion - traditional design-bid-build construction procurement - Costs are presented in 2011/2012 dollars, escalation is excluded

(B) Construction costs include demolition as required, interior parti-tions, windows, and doors, standard interior finishes (carpet, linoleum, painted walls, acoustic ceiling tile, suspended gypsum board), standard MEP build-out (end-user equipment and controls), and fixed casework and equipment - excludes medical gas piping and equipment, oSHpdoversight



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SCENARIO 4

within new, ground-up Fire Station FacilityHealth Portals at new, ground-up fire stations would share construction and soft costs (such as architecture and en-gineering services, foundation, enclosure, superstructure, HVAC, as well as inspection and permitting fees) with the fire station itself and, therefore, would have a lower cost than those co-located at existing fire stations.


$240/SF $288,000

$120/SF $144,000

$360/SF $432,000

High High

$310/SF $372,000

$160/SF $192,000

$470/SF $564,000





(A) Scenario 4 includes construction of the program build-out within a new fire station project - traditional design-bid-build construction procurement - Costs are presented in 2011/2012 dollars, escalation is excluded

(B) Construction costs include demolition as required, interior parti-tions, windows, and doors, standard interior finishes (carpet, linoleum, painted walls, acoustic ceiling tile, suspended gypsum board), standard MEP build-out (end-user equipment and controls), and fixed casework and equipment - excludes medical gas piping and equipment, oSHpdoversight



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SCENARIO 5

Modular ConstructionThere are a number of variables which determine the cost of modular construction. Given the stated desire of HCSA for any modular construction to have the look of permanence, the construction cost difference from conventional construc-tion would likely be limited. The biggest savings will be in time and design/engineering fees. Additional investigation is required to understand the viability of modular construction for this project.


Appendix


1:600 scale (1”=50’-0”)OAKLAND STATION #3 @ 14TH STREET AND CENTER (WEST OAKLAND)

Satellite view of site

View of station from front corner of 14th Street and Center Street

Cent

er S

tree

t

14th Street

Health portal Strategic Site Analysis*

Station Oakland #3Location 14th Street and Center Street (West Oakland) Google Link

*This study is conceptual and intended to illustrate the constraints and opportunities associated with Health Portal co-location at an existing fire station. At the time of this report, Oakland Station #3 has not been selected as a Health Portal co-location site.

http://maps.google.com/maps?hl=en&client=safari&rls=en&bav=on.2,or.r_gc.r_pw.,cf.osb&biw=1280&bih=702&um=1&ie=UTF-8&q=oakland+fire+station+3&fb=1&gl=us&hq=oakland+fire+station+3&hnear=oakland+fire+station+3&cid=0,0,13512341387756766235&ei=6VDVTtCTBufeiAKDncinDg&sa=X&oi=local_result&ct=image&ved=0CAcQ_BI

20’ F

ront

Set

back

15’ R

ear

Setb

ack

5’ Side Setback (both sides)


Site Constraints

(1) electrical transformer Relocation would have cost implications.(2) Redwood grove This grove of trees is an asset and its preservation may be an important consideration.(3) Refueling, vehicle wash, Backup power generator Relocation would have cost implications.(4) Apparatus Area Fire vehicles are kept in this area. Locating a Health Portal on the west side of the Apparatus area can serve to separate it from the more private residential areas on the east of the station.(5) Residential, offices, & Support It is preferable to separate the Health Portal from the residential zone of the fire station. It is recommended that the Health Portal avoid taking natural light from the residential area of the station(6) existing Firefighter parking Area This area is off limits to the public; how-ever, if there are excess parking spaces, it may be possible for Health Portal Staff to park in this area.

(7) Secured Zone The rear of the station, where the firefighter parking, equip-ment, and outdoor patio are located needs to be secured. This area is off limits to the public. Health Portal client circulation should not encroach on this area. It may be possible, however, for Health Portal Staff to park in and have access to this area.(8) Apparatus Circulation Vehicles enter the station from the rear and exit through the front. Health Portal circulation should avoid or minimize overlap with this path of circulation.(9) Building Setback Requirements Setback requirements will vary by municipal-ity and zone. This station is located in a residential zone which requires a five foot setback on the sides, twenty foot setback in the front, and fifteen foot in the rear.visibility It is desirable for Health Portals to have direct access from the street and appear as an integrated component of fire station services. The 14th Street side of the station has the highest amount of visibility and is the “face” of the station. The 14th Street side of the fire station is the ideal location for the Health Portal.

(4) Apparatus area

(5) Residential, offices & support

Firefighter outdoor patio

(3) Refueling, Vehicle Wash, Backup Power Generator

(1) Electrical Transformer

(2) Redwood grove

(6) Existing Firefighter Parking Area

(7) secured zone

(8) apparatus circulation

sidewalk and pedestrian areas

green areas

firehouse station

security wall

(9) building setback requirementsNot to scale

N

FirestationCent

er S

tree

t

14th Street

Security Gate

Firefighter outdoor patio


Cent

er S

tree

t

Health Portal, 1200sf

Security Gate

Secured Fire Fighter and Health Portal Staff Parking

overview The Health Portal is sited to be publicly visible from the street, to appear as connected to the fire station, and in a location which is separated from the secure fire fighter parking and residential areas. Two regular and one handicap parking spaces are provided for Health Portal patients. It is as-sumed that Health Portal staff will park in the secure firefighter parking area.

It is worth noting the following issues associated with this site and site strategy, which would need to be addressed:

→ Off street parking requirements in Oakland may require more dedi-cated Health Portal spaces than shown.

→ This site is in a residential zone which may not permit the Medical Services use associated with the Health Portal.

→ The location shown for the Health Portal would require removal of a large grove of existing redwood trees

→ The location shown for the Health Portal would require relocation of an existing electrical transformer.

sidewalk and pedestrian areas

green areas

firehouse station

security wall

patient entry/exitNot to scale

N

FirestationRefueling, Vehicle Wash, Backup Power Generator

14th Street

Health Portal Test and Fit


3-3October 4, 2011 Muller & Caulfield Architects and RossDrulisCusenbery Archictecture, Inc.

PROGRAM VERIFICATION DOCUMENT Cherryland Fire Station

Program Summary

Preliminary Space RequirementsAlameda County Redevelopment AgencyCherryland Fire Station / Single Engine Company

COMMUNITY CLINIC " Health Portal" 2020 Series 400Circ Type NSF Unit Staff Total

NSFRemarks

Personnel

Private Offices

401 Consultation Office 25% PO 100 1 1 100 Office for the Mid Level Practitioner. This space could also be used for behavioral consultation as well as an office.

Subtotal 1 100

Circulation 25

Subtotal Private Office 125

Workstations

402 Charting Station (Paramedic) 35% WS 80 1 1 80 Station for the Paramedic. This space is to include hand washing sink, computer station, clean storage, medication locker and form storage. Provide features for prescription writing and ordering (TBD). The countertops are to be at standup height.

403 Reception (Care Coordinator) 35% WS 90 1 1 90 Station for the Care Coordinator. Provide a computer and printer. A transaction counter to the lobby. A cash drawer and storage for forms and files.

Subtotal 2 170

Circulation 60

Subtotal Workstations 230

Total Personnel Spaces 3

Department Spaces

404 Waiting 35% 120 1 120 To include a computerized kiosk, seating for 4, bottled water dispenser and wall mounted monitor.

405 Exam Rooms 25% 96 3 288 The user to determine if one of these rooms will be repurposed to be a Triage Room ( With a wide folding door and procedure type lighting)

406 Scale 25% 10 1 10 This is for charting patient vital signs

407 Emergency "Crash" Cart 25% 8 1 8 Space for Crash Cart with Power for charging.

408 Telemedicine Station 25% 0 1 0 This is provided at the Charting Station computer. This station is to be centrally located in the clinic that will promote tele conferencing with offsite physician etc.

409 Data Room 25% 25 1 25 Clarification required: Is a separate room for the medical records server with it's own Air Conditioner Unit required? If so, approx Size 60 nsf.

410 Ultrasound Cart 25% 8 1 8

411 Medical Gas Tank Storage 25% 0 1 0 Confirm that no special storage is required for the larger roll around Medical Gas Tanks. Confirm that compressed air is not required.

412 Restrooms 25% 50 2 100 One Room to have Specimen Pass Thru into the Clean Utility Work Room.

413 Workroom Room Clean & Soiled 25% 80 1 80 This room combines Soiled and Utility into one room.

414 Soiled Workroom 25% 0 1 0 Space is included in the Workroom Room Clean & Soiled

415 Clean Storage Room 25% 25 1 25

Cherryland FS 20110901 psr.xls 9/6/2011 12:00 PM

SERIES 400 COMMUNITY CLINIC “HEALTH PORTAL” PROGRAM SUMMARY

Series 400 Community Clinic ‘Health portal’ program Summary*

*“Series 400 Community Clinic ‘Health Portal’ Program Summary” (dated September 2011) was developed by RossDrulisCusenbery Archi-tecture for the Cherryland Fire Station Health Portal. It was developed as part of the Cherryland Fire Station Program Verification Document.


Series 400 Community Clinic ‘Health portal’ program Summary

3-4 Muller & Caulfield Architects and RossDrulisCusenbery Archictecture, Inc. October 4, 2011

PROGRAM VERIFICATION DOCUMENT Cherryland Fire Station

Program Summary

COMMUNITY CLINIC " Health Portal " 2020 Series 400Circ Type NSF Unit Sta�Total

NSFRemarks

416 Asthma "Lounge" 25% 0 1 0 Provided in the Phlebotomy Chair

417 Medical Record Storage 25% 80 1 80

418 Phlebotomy Station 25% 0 1 0 Part of the circulation area. Provide a Phlebotomy Chair and Storage for sampling Vials and Sharps

419 Custodial Closet 25% 25 1 25 Mop Sink and Cleaning Supplies

Subtotal 769Circulation 204

Subtotal Departmental Spaces 973

Series NSF 1039Series Circ 289

Series Total 3 1328

Parking & Site RequirementsPersonal Vehicles 2 Parking for Paramedic would be with the �re station

sta�.

Department Vehicles 1 The user requested that a space be provided for the vehicles servicing the clinic such as the Lab etc.

Visitor Vehicles 3Total Parking 6

Cherryland FS 20110901 psr.xls 9/6/2011 12:00 PM

SERIES 400 C OMMUNITY CLINIC “H EALTH PORTAL” P ROGRAM SUMMARY


Site use & Building Massing Study*

*“Site Use & Building Massing Study” (dated October 4, 2011) was de-veloped by RossDrulisCusenbery Architecture for the Cherryland Fire Station Health Portal. It was developed as part of the Cherryland Fire Station Program Verification Document.


Conceptual Adjacency diagrams & Conceptual plan layouts*

*“Conceptual Adjacency Diagrams and Conceptual Plan Layouts” (dated September 2011) was developed by architecture firm RossDrulisCusen-bery Architecture for the Cherryland Fire Station Health Portal. It was developed as part of the Cherryland Fire Station Program Verification Document.


Conceptual Adjacency diagrams and Conceptual plan layouts

Prepared by Public Architecture 1211 Folsom Street, 4th FloorSan Francisco, CA 94103T 415.861.8200F [email protected]

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Fire Station Health Portals: Strategic Site Assessment Report

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