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Case Study Number EU010928
Seaview/Westshores High School
Gymnasium & Classroom Building
Salton City, California
Architect: Ralph Allen & Partners
Photo courtesy of Ralph Allen & Partners
I n 1998, the Coachella Valley Unified
School District, located in Southern
California, desperately needed new facili-
MANUFACTURERS/SUPPLIERS
Exterior Walls — Plaster: La Habra
ties to provide its students with a gymna- Stucco; Grout: Polyblend by Custom
Building Products; Aluminum
sium, along with a laboratory and more Windows: Torrance; Serving Window:
classroom space dedicated to science. The Nissen; Glass: PPG; Special Door:
school district was looking for a way to Wayne Dalton.
bring a sense of cohesiveness to the exist- Roof — Standing Seam: AEP-Span.
Floors — Gymnasium:
ing Salton City buildings and remain Junckers Hardwood; Carpet: Lees;
within their budget. Additionally, the VCT: Armstrong; Base: Burke;
school board was hoping the building Tile: Dal-Tile, Fritztile.
would provide a focal point for the area, Interior Walls — Metal Framing:
Western Metal; Acoustical Tile:
which serves four isolated communities Armstrong; Acoustical Grid: USG;
near the Salton Sea. Wallcoverings: Koroseal Vicrtex
The original campus consisted of an Wallcoverings; Plastic
elementary and high school connected Laminate: WilsonArt; Paint: Dunn
to each other with uncovered walkways. Edwards; Toilet & Bath Partitions:
Santana; Gym Seating: Hussey
This collection of buildings had no sense Seating Company; Lockers: Lyon.
of community, therefore the school board
28 Design Cost Data/Sept-Oct 2001
was asking for an innovative design,
which would draw the existing buildings
into a higher, esthetic standard. On a more
positive note, there were no restrictions
regarding space issues or structure size
since the schools are situated in an iso-
lated, desert area. The school district had
plenty of land to work with.
The architectural firm of Ralph Allen
and Partners solved the problem of bring-
ing both schools into a symbiotic rela-
tionship by marrying the existing U-
shaped quad with a connecting facade.
The result was a 22,386-square-foot ad-
dition, which is not only functional but
also stunningly unique in its design.
The 12,000-plus square foot gymna-
sium breaks out of the traditional body
style with the addition of distinctive
stacks designed to chill incoming hot air
through an evaporative cooler. This air is
then funneled into the gas fired DX Cool-
ing system. Tall slender windows allow
natural light to enter the gymnasium. Be-
cause they are inset, direct solar heat is
minimized thus lowering air condition-
ing costs. Reduced operating costs were a
definite advantage for this school district
in an area that can see extreme fluctua-
tions in temperature.
The science classrooms and laboratory,
facing the gymnasium supplemented an
additional 10,084 square feet.
The new gymnasium and classrooms
are being utilized not only by the schools
but by the surrounding communities as
well. Because it can be seen for miles
around, the building’s statuesque archi-
tectural style and height insures its domi-
nance on the landscape and now serves
as a focal point for the whole area.
Design Cost Data/Sept-Oct 2001 29
ARCHITECT FILE UNDER
RALPH ALLEN & PARTNERS EDUCATIONAL
520 North Main Street, #200 Salton City, California
Santa Ana, CA 92701
www.rap-architects.com
BASIC CONSTRUCTION TYPE: New/V-N.
CONSTRUCTION TEAM
FOUNDATION: Concrete.
GENERAL CONTRACTOR: Oakview Construction EXTERIOR WALLS: Concrete, wood studs, lath & plaster.
959 Calimesa Boulevard, Calimesa, CA 92320 ROOF: Standing-seam, built-up.
STRUCTURAL ENGINEER: Johnson & Nielsen Associates FLOORS: Wood, carpet, VCT.
18009 Skypark Circle, #L, Irvine, CA 92614 INTERIOR WALLS: Wood studs, gypsum board.
ELECTRICAL ENGINEER: Larry Mullen Associates
1200 North Jefferson, #D, Anaheim, CA 92807
MECHANICAL ENGINEER: F.T. Andrews, Inc.
831 South Harbor Boulevard, Anaheim, CA 92805
LANDSCAPE ARCHITECT: Ralph Allen & Partners
520 North Main Street, #200, Santa Ana, CA 92701
COST ESTIMATOR: Ralph Allen & Partners
520 North Main Street, #200, Santa Ana, CA 92701
GENERAL DESCRIPTION
SITE: 7.87 acres.
NUMBER OF BUILDINGS: Three; gymnasium & shower/
locker rooms, seating 562; two classroom buildings, 9
classrooms, one science lab.
BUILDING SIZES: Gymnasium, 12,302; classrooms, 10,084;
total, 22,386 square feet.
BUILDING HEIGHT: Gymnasium, 38'; classrooms, 19'; total, 57'.
SEAVIEW/WESTSHORES HIGH SCHOOL GYMNASIUM & CLASSROOM BUILDING
Date Bid: June 1998 • Construction Period: Oct 1998 to Oct 1999 • Total Square Feet: 22,386
C.S.I. Divisions (1 through 16) COST % OF SQ.FT. SPECIFICATIONS
COST COST
BIDDING REQUIREMENTS 61,094 1.91 2.73 Bonds & certificates.
1. GENERAL REQUIREMENTS — — — 1 Included in Bidding Requirements: Summary of work, allowances,
measurement & payment, alternates/alternatives, modification
procedures, coordination, field engineering, regulatory
requirements, identification systems, references, special project
procedures, project meetings, submittals, quality control,
construction facilities & temporary controls, material & equipment,
facility startup/commissioning, contract closeout, maintenance.
3. CONCRETE 410,000 12.85 18.32 3 Reinforcement, cast-in-place, building concrete, gymnasium
concrete.
4. MASONRY — — — 4 —
5. METALS 242,000 7.59 10.81 5 Structural framing, decking.
6. WOOD & PLASTICS 271,000 8.50 12.11 6 Rough carpentry, wood joists, prefabricated structural wood.
7. THERMAL & MOIST. PROTECT 179,000 5.61 8.00 7 Insulation, manufactured roofing & siding, membrane roofing.
8. DOORS & WINDOWS 168,000 5.27 7.50 8 Metal doors & frames, wood & plastic doors, special doors,
entrances & storefronts, hardware, glazing.
9. FINISHES 429,000 13.45 19.16 9 Metal support systems, lath & plaster, gypsum board, tile,
acoustical treatment, wood flooring, resilient flooring, carpet,
special coatings, painting.
10. SPECIALTIES 100,000 3.13 4.47 10 Visual display board, compartments & cubicles, identifying
devices, lockers, fire protection, toilet & bath accessories.
11. EQUIPMENT 31,000 0.97 1.38 11 Scoreboard.
12. FURNISHING 125,000 3.92 5.58 12 Manufacturing casework, window treatment, multiple seating.
13. SPECIAL CONSTRUCTIONS — — — 13 —
14. CONVEYING SYSTEMS — — — 14 —
15. MECHANICAL 594,000 18.62 26.53 15 Plumbing, HVAC.
16. ELECTRICAL 580,000 18.18 25.91 16 Basic materials & methods, service & distribution, lighting,
special systems, communications.
TOTAL BUILDING COST 3,190,094 100% $142.50
2. SITE WORK 131,000 2 Earthwork, paving & surfacing.
LANDSCAPING & OFFSITE WORK 65,000 Landscaping, irrigation & maintenance.
TOTAL PROJECT COST 3,386,094 (Excluding architectural and engineering fees)
UPDATED ESTIMATE TO OCTOBER 2001: $162.55 PER SQUARE FOOT
30 Design Cost Data/Sept-Oct 2001
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