Haywood County commissioners are reining in their grand plans for Waynesville’s old Wal-Mart, working with designers and almost everyone else involved in the project to try and get it close to the projected budget.
At a work session last week, commissioners heard from Padgett and Freeman, the Asheville architects in charge of the project, who suggested cuts in everything from plumbing to decorative masonry.
“We basically went in with the county manager’s office and the staff and the users that are moving into the facility and started with them on how to redefine the scope of work,” said Scott Donald, principal architect with the firm.
Donald said that, after getting bids for the project that were astronomically higher than the budget, a decision was taken to adjust the project’s scope, slashing everything that could go without affecting the building’s functionality or getting rid of programs or jobs.
“It’s stripped as far as we can strip it without redesigning it again, and that would mean taking out programs or leaving the departments behind, leaving them where they are,” said Donald. “But I don’t think that’s an option either. We’ve cut as much as we know how without actually scaling back the floor plan.”
For their part, commissioners were happy to hear about any measures that would shave off the $2 million needed to bring the project within budget.
“This is one of those cooperative efforts,” said Assistant County Manager Marty Stamey. “You’ve got to do what you’ve got to do to get it within budget, to make it to where it’s more efficient, more cost-effective. All the staff understand that and, as Mr. Kirkpatrick (chairman of the board of commissioners) said, as long as its functional, that’s what matters.”
Part of the problem, however, is the size of the building itself. Big boxes aren’t easy to partially renovate, and while Donald and his team have suggested leaving portions of the 115,000 square-foot space un-renovated, it would be difficult, if not impossible, to make large, wholesale cuts to the amount of revamped space without getting rid of jobs or programs that are slated to be housed at the facility.
“It’s a big project for very little money,” said Donald. “It’s a lot of square footage that we’re trying to renovate and the budget just isn’t there for that size of space.
The other large hurdle, however, is the financing. Most similar projects would be phased in, allowing gradual financing and more room — and time — for slight budgetary tweaks. But as a condition of the USDA loans the county secured to fund the renovations, phases are out. It must be done all at once, which also presents a challenge to architects and commissioners, who are forced to work with what they have at the outset.
Among the suggested cuts are technical savings, like plumbing and electrical work that could be done differently for a reduced cost. But aesthetic choices, like $25,000 of extra stonework on the building’s exterior, were pulled as well. Donald and his team have found savings in every possible corner of the project, he said: $25,000 for synthetic stucco instead of the real deal, $60,000 for axing a tongue-and-groove ceiling that would require a costly extra sprinkler system, $300,000 for using vinyl flooring instead of linoleum, and the list goes on.
In total, architects project that instead of the low bid being around $7.2 million, it should be closer to $5.1 million, only about $400,000 over the $4.7 million budget.
They accepted information from everyone who had a hand in the job: county commissioners, the county manager’s office, engineers, subcontractors and even the original bidders. In the end, they came out with around 23 pages of recommendations, none of which the commissioners took issue with. In fact, they asked Donald if he and his team could look into pumping more savings out of the project.
Although Donald said he would look into it, he’s skeptical about what further cost reductions can be found.
“They were wanting us to look at even further items and we’ve done that,” Donald said. “We’re getting to the point now where it’s just that not much money is involved with small changes. It has to be something big to get the big money out of it, and that’s the hard part.”
As for the timing of the project, the need for a re-bid will only put completion between seven and eight weeks off schedule. That timeline was somewhat aided by the fact that it was operating around a month ahead of schedule and assumes that the bidding and contracting process won’t have to leap any more hurdles along the way.
When completed, the building will house the county’s Department of Social Services and Health Department, which have long been awaiting relocation from their current, aging homes elsewhere in the county.
Commissioners have not yet voted on the measures, but have a mandatory pre-bid conference with potential contractors scheduled for Nov. 17, with bids due Dec. 9. The projected completion date for the project is September 2011.