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Title: Eastside campus redevelopment concept plan : 2004-2170 Waldo Road
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Title: Eastside campus redevelopment concept plan : 2004-2170 Waldo Road
Physical Description: Book
Language: English
Creator: Facilities Planning & Construction Division, University of Florida
Publisher: Facilities Planning & Construction Division, University of Florida
Place of Publication: Gainesville, Fla.
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Bibliographic ID: UF00090057
Volume ID: VID00001
Source Institution: University of Florida
Holding Location: University of Florida
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Table of Contents
    Front Cover
        Front Cover
    Main
        Page 1
        Page 2
        Page 3
        Page 4
        Page 5
        Page 6
        Page 7
        Page 8
        Page 9
        Page 10
        Page 11
        Page 12
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        Page 15
        Page 16
        Page 17
        Page 18
        Page 19
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        Page 21
        Page 22
    Site map series
        Page 23
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EASTSIDE CAMPUS REDEVELOPMENT
CONCEPT PLAN


2004-2170 WALDO ROAD

MARCH 29,2004

FACILITIES PLANNING &
CONSTRUCTION DIVISION


UNIVERSITY OF


FLORIDA


This document describes the University of Florida property located at 2004-2170 Waldo Road
in Gainesville, Florida. It is a summary of known conditions, proposed uses, and assessment
needs. The redevelopment concept plan presents one potential scenario for site layout. The
University will refine this plan through additional site assessment, surveying and analysis
including continued dialogue about future site occupants. Renovations and construction
projects identified in this document for the 2004-2005 horizon are currently programmed,
however, project descriptions and locations may be modified as the projects move through
design development.











Eastside Campus Redevelopment Concept Plan
2004-2170 Waldo Road


A working group, including members of Facilities Planning & Construction Division and Physical Plant,
were assembled in December 2003 to prepare this document. Working group members included Bahar
Armaghani, Harold Barrand, Jay Beckenbach, Clark Collins, Linda Dixon, Dave Heather, Chuck Hogan,
John McCaffrey, Clint Robinson, and Carol Walker. Other university representatives were consulted
including Nina Barker/T2 Center, Fred Cantrell/Bridges, Janet Carlson/BSD, Greg DuBois/Transportation
& Parking, Chris Eastman/FPC, Charles Frazier/Office of the Provost, Fred Gratto/PPD, Bill
Heitman/College of Engineering, Dave Kramer/EH&S, Al Krause/PPD, Vince McLeod/EH&S, Russ
Poole/OIT, Kristina Raatama/General Counsel, Len Solt/PPD and Nick Vellis/UPD. The working group
members also utilized information provided by URS Corporation, A.D. Morgan Corporation, Brown &
Cullen, Inc., the Florida Department of Transportation, Alachua County Environmental Protection
Department, and the City of Gainesville regarding stormwater, building demolition, E911 addressing, and
FDOT environmental remediation.


FUTURE LAND USE

General Property Description. The University of Florida has acquired the property lease from the
Board of Trustees of the Internal Improvement Trust Fund for land located at 2004-2170 Waldo Road.
As an FDOT site, this property was carried under Lease 3744 with the Department of Environmental
Protection, Bureau of Land Management, Division of State Lands. In 2003, the property was amended
into the University of Florida Lease 2734. The property has a legal description as follows:

Commence at intersection of Glen Springs Road (NE 23 Avenue) & State Road 24, run 2 28 2/3
degrees west 672.32 feet to point of beginning northwest perpendicular to !i,.l1, i,,v 1045 feet
southwest parallel to /iili, i ,,v 617 feet southeast perpendicular to /ii~l. ,,v 1045 ft northeast
along h ii',,i iv 622feet to beginning.

This site was formerly used as a complex of offices, warehouses, testing laboratories and equipment
maintenance facilities by the Florida Department of Transportation, State Materials Office. The UF
intends to use this site for administrative offices and academic research facilities (offices, laboratories and
training rooms). Several buildings will be demolished and others will be renovated. A concept site plan
will be prepared for the entire site, which is being processed as an amendment to the Campus Master
Plan. This document presents a preliminary site plan concept for the 5-Year horizon and the 20-Year
horizon. However, a detailed site plan needs to be developed based on survey-quality data and technical
site analysis for stormwater and utilities.

The Bridges Program, a UF administrative unit, will be located on the site with offices and training
facilities to support financial, computing and operational administration of the University. A training
facility will be incorporated into the Bridges Program space to accommodate thirty people. Other
renovated meeting space will accommodate sixty attendees. The Department of Information Systems (IS)
will have staff on the site in support of the Bridges Program. The Office of Information Technology
(OIT) will also have a presence on the site, likely in its Computing and Network Services
Division/Northeast Regional Data Center (NERDC) and in support of the Bridges Program. The College
of Engineering (COE) will occupy other existing buildings with offices and training laboratories for
education and outreach. Other buildings will accommodate engineering research with space for faculty

Page 1 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004










and some graduate students, but no significant daily influx of students or visitors. These COE uses are
similar to those that operated on the site under a cooperative agreement with the FDOT. The UF/COE
will construct a new 8,565 GSF Materials and Structures Laboratory on the site by March 2005. This
facility will be located on an interior portion of the site and be well buffered from adjacent land uses.
This Laboratory will accommodate semi-tractor trailers driving through and parking inside the facility.
Associated noise and vibration will be contained within the laboratory facility. The COE also would like
to locate a soils and geotechnology laboratory on the site.

As a UF Eastside campus, the increase in employees and visitors to the site will create economic benefits
for the surrounding area. In addition, the revitalization of the site will improve the appearance and
environmental condition of the site, while supporting transit opportunities between the airport and UF
main campus. These changes will advance goals of the City of Gainesville's Comprehensive Plan and the
Plan East Gainesville report.

Buildings. The site currently contains twenty-four numbered structures plus additional storage bins, pods
and temporary portable buildings. Of these buildings one has been identified for immediate demolition to
make room for the new Materials and Structures Laboratory. Sixteen structures have been identified for
immediate or near-term use, and some of these are slated to undergo renovation. Seven buildings have
been identified for near-term demolition, with another nine are recommended for demolition in the 20-
year time frame.

1601 FDOT 2036 2004 Waldo Road 2,661 GSF
The COE McTrans Center currently occupies this building.
The McTrans Center has sixteen employees and may add 2-3
additional staff over time. McTrans Center provides technical
assistance, training and certification statewide. The building is
currently on septic and needs to be connected to GRU sanitary
sewer if it is to be occupied over the long-term. Building #1601
S* --S-: -, has two restrooms. Due to its prominent location along the
-i-"" '-_M road frontage, this building may best be demolished to make
way for a new structure. Cost alternatives should be developed
., to confirm whether renovation/addition is more cost effective
than demolition/reconstruction

1602 FDOT 2163 2006 Waldo Road 4,450 GSF
SThe COE Construction Training Qualification Program
(CTQP), currently occupies this building. The CTQP
currently has 27 employees in Building #1602, and the
program anticipates growing by approximately ten people.
The building is currently on septic and needs to be connected
to GRU sanitary sewer. Building #1602 has two restrooms.
The CTQP intends to occupy Buildings # 1616, 1617, 1619,
1620, 1621 and 1622 with the additional ten employees in
offices, training rooms and laboratories. The CTQP
conducts continuing education classes, often using workshop
. formats in laboratory settings. Building #1602 is
recommended for renovation and expansion to meet the
needs of CTQP and/or other COE units on the site. However, cost alternatives should be developed to
confirm whether renovation/addition is more cost effective than demolition/reconstruction.


Page 2 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004










1603 IDOT 2162/Johnny Walker Building 2008 Waldo Road 26,277 GSFI
This building has been identified for renovation and
occupation by December 2004. The net assignable square
footage (NASF) is 21,578, which translates to approximately
215 potential occupants. The Bridges and Information
Systems group is anticipated to utilize about 13,000 NASF
leaving approximately 8,578 NASF for Office of Information
Technology/Northeast Regional Data Center staff. The
: Bridges space will be developed as offices and training
Rooms. Some OIT functions will support the Bridges program
.and some may also come out of the Newell Annex building to
this site. Approximately 140 Bridges and associated
Information Systems employees are anticipated to occupy the
building, along with about 75 OIT employees. The building is already on GRU sanitary sewer. A
complete HAZMAT inventory has been performed on this building that found some asbestos, one
mercury spill and a considerable amount of lead paint. These hazardous materials will be remediated
during the renovation.

1604 FDOT Admin. Addition 2114 Waldo Road 16,120 GSF
SThis building has been identified for renovation and is on
GRU sanitary sewer and utilities. The Office of Information
S Technology will occupy the ground floor of approximately
S 8,060 GSF. COE anticipates occupying the second floor of
8,060 GSF as support to the Structures and Materials
Laboratory. This COE unit will employ approximately 35
people and experience about 2-3 visitors per day. The
building has 13,684 NASF, which translates into about 136
potential occupants total. However, the OIT functions
anticipated to occupy part of this building will require large
Areas for computer equipment, and the COE functions
anticipate some significant storage. Therefore, the OIT is expected to occupy Building #1604 with
approximately 65 employees for a total of 100 building occupants. The south entrance to the building is
not ADA-accessible and will likely need to have sidewalks and ramps reconstructed. Current and
proposed disabled parking is located proximate to this building entrance.

1605 FDOT 2088 2110 Waldo Road 5,903 GSF
The cost of renovation is likely higher than the cost to raze and
rebuild this wood structure. Due to its prominent location on
the site and poor condition, this building is recommended for
short-term utilization and eventual demolition. A T-1
communications line comes in to this building. The south side
may be a HAZMAT location due to previous vehicle and misc.
storage. Existing site grading causes surface water to flow
toward the building, and the COE has recently sealed the
foundation. This building is currently on septic and needs to be connected to GRU sanitary sewer if it is
to be retained. COE's Technology Transfer Center (T2) occupies this building with thirteen employees
and a library. The T2 Center anticipates growth by an additional 10-13 employees over the next five years,
and experiences approximately 1-2 visitors per day. Building #1605 has only one restroom, and the
occupants have requested the creation of second restroom in an existing storage area. The extent and
expense of any renovations should consider the eventual demolition of this structure.

Page 3 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004











Bldg. 2118 Waldo Road 3,611 GSFl
This structure is recommended for demolition due to its poor
condition, and the desire to increase building setbacks from the
property line. This structure may have HAZMAT issues due to its
previous use as a test pit. FDOT has documented that a radioactive
contamination survey was conducted and verified clearance of any
radioactive material from this building. There is no identified use
for this building.


FDOT 2161/Test Pit


2122 Waldo Road 2,187 GSF
This concrete block structure may have roof damage and
HAZMAT issues. It will continue to be used by FDOT for
storage through June 2007. The COE is interested in utilizing
this structure after 2007 for a soils and geotech laboratory.
Careful consideration should be given to the long-term use of
this structure due to its poor condition and prominent location
on the site. The Concept Site Development Plan identifies
alternative new building footprint locations that should be
considered for this COE use.

100 GSF]
This structure is an open shed that is recommended
for demolition due to its poor condition, and the
desire to increase building setbacks from the property
line. This structure may have petrochemical
HAZMAT issues due to its previous use as covered
. .. vehicle storage.


FDOT 2055 128 GSF


IDOT 2905


This structure is a temporary portable metal shed used for chemical storage.
It is recommended for removal.






2126 Waldo Road 12,254 GSF
This building is a large warehouse structure that will
be used by FDOT for storage through June 2007.
The COE has not identified any space needs of the
college that would be satisfied by this building. It is
recommended for demolition due its condition and
prominent location on the site.


Eastside Campus Redevelopment Concept Plan
March 29, 2004


1607


1609


1610


rage 4 oj z-
Prepared by: Linda B. Dixon










1611 FDOT 2906


This large wood pole structure needs to be
investigated for structural soundness, and may
potentially be dangerous to occupy. It was used
for chemical storage and may have HAZMAT
issues associated with that former use. It has
been identified to contain 1,100 square feet of
asbestos. There is no identified need for this
building and it is recommended for demolition.


1612


FDOT 2907 2146 Waldo Road 6,578 GSF


This large wood pole structure needs to be investigated
for structural soundness, and may potentially be
dangerous to occupy. It was used for chemical storage
and may have HAZMAT issues associated with that
former use. It has been identified to contain 2,160
square feet of asbestos. There is no identified need for
this building and it is recommended for demolition.


1613 FDOT 2908 2160 Waldo Road 4,281 GSF
This open equipment shed can be utilized in
-~ the near term, but ultimately should be
demolished to make way for a new building
site. The COE currently uses the structure to
store equipment and vehicles associated with
the Hurricane Research/Florida Coastal
Monitoring Program. A structure will need to
be built on site to accommodate this
equipment before Buildings #1613 can be
demolished. Currently, the storage occupies about half of the building, however, the Hurricane Research
program is expected to purchase new equipment in the near future. Building #1613 has been identified to
contain 3,780 square feet of asbestos.

1614 FDOT 2036 2162 Waldo Road 3,516 GSF
This building is recommended for demolition
due to its poor condition. There is no identified
need for the structure and it may be dangerous to
occupy.












Page 5 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004


7,992 GSF|


2142 Waldo Road










1615 PDOT HazMat Storage 176 GSFI
This building is recommended for demolition due to its poor
condition, and the desire to increase building setbacks from the
property line. This structure may have HAZMAT issues due to
its previous use for chemical storage. There is no identified need
S.for the structure.


1616


FDOT 2035 5,465 GSF


This structure was previously used as an
equipment repair shop and minerals warehouse.
It should be investigated prior to a decision
regarding demolition or renovation. The COE
intends to occupy this structure with 2-5
employees and utilize it for CTQP classroom
m r f i and lab space. This building occupies a very
important location in the overall site, being
.r- positioned at the terminus of the main entryway
,ii .. and convenient to the access from NE 23
Avenue. In the long term, this structure should be demolished and replaced with a new building suitable
to the site and overall space needs. Short-term renovations, if pursued, should be minimal with the
anticipation of demolition. Building #1616 has been identified to contain 1,500 square feet of asbestos.

1617 FDOT Restrooms 490 GSF
This small structure contains restrooms on a septic system. The
restrooms will be utilized in the near term for the CTQP
employees and visitors, but ultimately should be demolished.
The are very few restroom facilities on the west/northwest two-
thirds of the site. The cost for renovation and sanitary sewer
hook-up of Building #1617 would be unjustified, and the
location is not ideal in the context of the overall site. The
Materials and Structures Laboratory will provide new restrooms
on part of the site. Building #1619 has two small restrooms and
#1620 has one restroom. Additional restrooms, including ones that meet ADA requirements, should be
programmed into the renovations of Buildings #1619 and #1621. The demolition of Building #1617
should also include removal of the underground septic tank.

1619 FDOT 2903 & 2900 2166 Waldo Road 7,374 GSF
This structure is currently used by the COE
as a training laboratory for CTQP, and has
two small restrooms. Three people currently
occupy the building. Other building
occupants will be attendees in the workshop
labs and classrooms. Current renovations do
not include expansion of restroom facilities.
Workshop attendees utilize the restroom
facilities in Building #1617. Employees and
"'... visitors utilizing this building access the site
from NE 23 Avenue. Building #1619 has been identified to contain 950 square feet of asbestos.

Page 6 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004











This structure was originally the warden's residence at the time
that this property was a prison work camp. Its age qualifies the
building as an historic structure, but its historic significance
should be further investigated. The building is currently
unoccupied, but COE anticipates renovating this building for
use of 2-3 employees in support of the CTQP training.
77 Building #1620 has been identified to contain 9,720 square
feet of asbestos.

1621 FDOT 2027 2154 Waldo Road 7,748 GSF
The COE is renovating this structure that
was previously used by FDOT as a vehicle
repair shop. The COE intends to occupy
r'' this structure with 2-3 employees in
Laboratories and warehouse space that
.. supports CTQP training. The building has
no restrooms. The proposed use will
retain the roll-up doors on each end of the
building to allow a vehicle to drive
through. Building #1621 has been identified to contain 900 square feet of asbestos.

1622 FDOT 2028 2150 Waldo Road 3,096 GSF
This structure consists
Pg of open equipment
storage bays with
enclosed storage on
each end. The COE
utilizes this structure
for storage in support
of the CTQP.
However, careful consideration should be given to demolition of this structure because it is not fully
enclosed, is made of inexpensive construction, and is located in a potentially prominent part of the site.
COE has indicated that it has no use for the storage bins located south of Building #1622 and that they
could be demolished. COE has recently installed a carport cover on the south end of Building #1622 that
will need to be relocated in order to provide clearances to the Materials and Structures Lab circulation. A
temporary relocation site is recommended north of and adjacent to Building #1624. Ultimately, Building
#1622 and the carport cover should be removed in order to make more efficient use of the site. The 20-
year Concept Site Plan identifies new building footprint locations where these uses could be relocated.

1623 FDOT 2030 2138 Waldo Road 2,035 GSF
This structure consists of open and screened storage
space. COE anticipates using this as project shop
space for the Student Chapter of the American Society
of Civil Engineers. Careful consideration will be
needed to address student access to the site, particular
for nights and weekends. Ultimately, this building
should be demolished in order to make more efficient
use of the site. The 20-year Concept Site Plan
identifies new building footprint locations where these uses could be relocated.

Page 7 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004


2,643 GSFI


2168 Waldo Road










FDOT 2031 2134 Waldo Road 3,771 GSF


This structure was previously used for vehicle
storage. It has large roll-up doors on each end
allowing drive-through access for large
vehicles. The COE intends to use this
building as storage for the Materials and
Structures Laboratory, and will continue to use
the roll-up doors. Building #1624 has been
identified to contain 500 square feet of asbestos. Ultimately, this building should be demolished in order
to make more efficient use of the site. The 20-year Concept Site Plan identifies new building footprint
locations where these uses could be relocated.

1625 PDOT 2029 2130 Waldo Road 940 GSF
This fueling station is planned for demolition. It is
located on the site for the new Material and Structures
Laboratory building, which will be completed by
March 2005. It will assume the Building #1625 and
street address of 2130 Waldo Road. It will have a
footprint of approximately 8,500 square feet and will
be occupied by up to 6 employees. There are
significant HAZMAT issues related to the fuel
pumping and storage tanks that are being addressed by
the ACEPD, and will need to be taken into account for construction of the new building.


Un-numbered

-

SThere is a small "lean-to" structure south of Building #1625 that should also be
Demolished as part of the Materials and Structures Laboratory construction.


Other Facilities and General Site Conditions


Storage Bins Located Next to Building #1622


Page 8 of 23 East~ide Campws Redevelopment Concept Plan


Eastside Campus Redevelopment Concept Plan
March 29, 2004


1624


Page 8 of 23
Prepared by: Linda B. Dixon


















-: .; i -.: _1 J: im


Storage Pods Located Next to
Building #1607








I Storage Bins Located along the
South Property Line


Typical Examples ofPaved and Semi-Paved Condition on the Site

Typical Examples of Paved and Semi-Paved Condition on the Site


IN SUMMARY, THE FOLLOWING BUILDING RECOMMENDATIONS ARE MADE:


Immediate Demolition
1606
1608
1609
1611
1612
1614
1615
1625
(7) bins near 1609
(5) bins east of 1623/1624
(4) bins south of 1622
(5) pods south of 1605
64,500 square feet of impervious surface


Renovation
1602
1603
1604
1619
1620
1621


Future Demolition
1601
1605
1607
1610
1613
1616
1617
1622
1623
1624
(7) bins near 1607/1610


The estimated cost of Immediate Demolition is estimated between $512,030 and $850,000 for 8 buildings
consisting of 25,341 square feet, along with the additional storage bins, pods and impervious surface.
Future Demolition is estimated to cost between $1,053,575 and $505,716 additional for 10 buildings
consisting of 42,143 square feet. A comprehensive demolition study will need to be performed on each
building to determine the actual cost, which will vary depending upon demolition process and material


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page 9 of 23
Prepared by: Linda B. Dixon


112~'
--










disposal. Economies of scale may also be realized by contracting for multiple demolitions to occur
simultaneously within a single work order.

In 1997, the FDOT prepared plans and specifications under State Project No.99990-3741 to demolish
several structures and impervious surfaces on the site. However, these plans were never executed.
Demolition was to include Buildings #1611, 1612, 1614, 1615, 1616, 1617, 1619, 1620, 1621, 1622, 1624
and 1625 along with removal of 4 storage bins, a septic tank and several areas of impervious surface.

Building Occupancy. Eleven buildings on the site will be occupied during the next ten years. Some of
the uses are large laboratory space that will have few occupants compared to the amount of floor area.
Other uses are office and classrooms that will have high numbers of occupants or visitors. Over time,
several of these buildings are recommended for demolition and replacement. The 20-year Concept Site
Plan identifies several potential building sites, but does not identify all of the potential occupants. Some
of these sites will be utilized as replacement buildings for academic and support units that already occupy
the site. Other new buildings may house new occupants or be put to new academic and support uses that
are not already accommodated on the site. Ultimately, the ability to provide parking and other necessary
support infrastructure will be a determining factor in the new building uses that can be placed on the site.

In the immediate time frame, an anticipated 321 total employees and 203 maximum daily visitors will
utilize the site. Upon completion of the Materials and Structures Laboratory and renovation of Buildings
#1603, 1604, and 1616 an anticipated 420 total employees and 252 maximum daily visitors will utilize
the site. Since not all employees or visitors will be on the site at any given time, the estimated full-time
equivalent employment will be about 370 employees (assumes 24%, or 100 employees, are part-time
positions or are individuals with other office space that will be on this site only part of their time), and the
maximum average daily visitors will be approximately 125 persons.

For comparison, FDOT had approximately 162 full time positions reporting at this site plus additional
part-time and contractual employees. Many of the College of Engineering staff were already working
from this site under a contract with the FDOT, and will remain on the site as part of the total number of
employees listed above.


Page ]0of23 East~ide Campws Redevelopment Concept Plan


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page 10 of 23
Prepared by: Linda B. Dixon











Estimated Building Occupaacy 5-Year and 10-Year Horizons
Building Unit 2004-2005 2004-2005 2005-2010 2005-2010
No.* Headcount Max. Daily Headcount Max. Daily
Occupancy Visitors Occupancy Visitors
1601 COE/McTrans 16 2 19 2
1602 COE/CTQP 27 2 37 2
1603 Bridges/OIT 140 90 140 90
1603 OIT 75 3 75 3
1604 COE/M&S 35 3 35 3
1604 OIT 0 0 65 3
1605 COE/T2 13 2 26 2
1616 COE/CTQP 0 0 5 40
1619 COE/CTQP 3 40 3 40
1620 COE/CTQP 3 0 6 1
1621 COE/CTQP 3 40 3 40
1623 COE/ASCE 0 25 0 25
1625 COE/M&S 6 1 6 1
New #1 TBD/ GSF
New #2 TBD / GSF
New #3 TBD / GSF
New #4 TBD / GSF
New #5 Storage
TOTAL 321 208 420 252
* Occupants of buildings that are recommended for demolition in the 20-Year Concept Plan are assumed
to be relocated to new structures on the site.


GENERAL INFRASTRUCTURE

Stormwater. The site currently does not provide for any onsite stormwater treatment. Four collection
points exist onsite that convey stormwater directly into the City of Gainesville system under Waldo Road
and NE 23 Avenue. The Waldo Road stormwater system conveys water into Lake Forest Creek. The NE
23 Avenue stormwater system conveys water into Little Hatchet Creek. Each of these creeks flows into
Newnans Lake, which is subject to Total Maximum Daily Load (TMDL) requirements. The University
should anticipate that any development or site disturbance will need to address both water quality and
water quantity issues. Even if some existing impervious surface is removed, any new impervious area
constructed beyond a small diminimous threshold will likely require permitting by the St. Johns River
Water Management District (SJRWMD). The University should also consider applying for a Master
Stormwater Permit with the SJRWMD for the entire site.

The University of Florida pays a stormwater impact fee to the City for acceptance of this stormwater.
Based upon impervious surfaces totaling 419,580 square feet, the University pays $1,185.60 in monthly
stormwater fees. The University could reduce site runoff and associated fees by demolishing buildings
and paved areas, and providing onsite stormwater retention. Prior to this working group investigation, the
City was charging the University for 651,222 square feet of impervious surface at a fee of $1,840.41 per
month. This investigation produced improved site inventory and mapping data that has resulted in a
stormwater fee savings of $654.81 per month and a rebate of overpaid fees. Additional removal of up to
200,000 square feet of impervious surface in the 5-Year Concept Site Plan would result in an additional


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page I I of 23
Prepared by: Linda B. Dixon










$565 monthly cost savings. The monthly fee can be further reduced by decreasing stormwater
production, increasing onsite retention, and providing other stormwater treatment measures.

Site topography is unknown and will require a survey in order to develop a stormwater management plan
for the site. A stormwater management plan and master permit will identify opportunities to decrease or
eliminate monthly fees by providing permanent stormwater infrastructure onsite. The University should
anticipate that 10-15% of the site land area (1.5 to 2 acres) may be required for stormwater infrastructure
if all retention needs are to be met onsite.

The 20-year Concept Site Plan identifies an area of approximately one acre on the southwest and west
side of the property that may be used for stormwater treatment. A detailed stormwater plan needs to be
performed to determine if this area can accommodate the necessary onsite water retention. Current
stormwater infrastructure on the site, appears to direct water mostly to the west/northwest and east side of
the property, so new piping would be required to redirect the flow to onsite retention areas. Stormwater
retention facilities on the site should be designed with natural contours and vegetation in consultation
with the University's Construction Standards and City of Gainesville stormwater retention design
ordinance.

Potable Water. The property is on City of Gainesville water supply, and the University pays the
Gainesville Regional Utility for this service. As part of water distribution analysis on the site, fire
hydrant access and coverage should be evaluated. Currently, fire hydrants are only available on the road
frontages external to the site. As buildings are constructed or renovated, the university needs to confirm
that adequate access to fire hydrants is provided. This access may require additional hydrant facilities
internal to the site.

Sanitary Sewer. The property is partially on City of Gainesville sanitary service, and the University pays
the Gainesville Regional Utility for this service. Buildings #1604 and #1603 are on City service. The
remaining buildings are served by septic systems, which require frequent service. Over the long term, the
University of Florida intends to abandon the septic systems and purchase service from the Gainesville
Regional Utility. There is sufficient capacity in the public system to accept additional sanitary sewer
service from the property. A cost should be obtained for converting all occupied structures to GRU
sanitary sewer. A preliminary design has been prepared by PPD for bringing buildings #1601, 1602,
1605, 1606, 1607, 1619, 1620 and 1621 onto the GRU system. The estimated cost of bringing these two
areas onto GRU sanitary sewer is $85,000. Buildings #1605, 1606 and 1607 will not need to be included
if they are determined for demolition. These lines would be a connection point for the new Materials and
Structures Laboratory.

Solid Waste. The University of Florida Physical Plant Division provides solid waste removal service
from dumpsters on the site. Office paper recycling facilities and services are provided for the occupied
buildings. Dumpsters are provided onsite for cardboard recycling and bulk, non-confidential paper
products. Glass and can recycling are not currently provided because the site occupancy is too low to
justify the cost of providing the services. Once more employees are moved onto the site, beverage
recycling provisions can be implemented. PPD has also collected scrap metal from the site and can
continue to provide this service as needed. Concrete, masonry, pallets and other such materials can be
collected by PPD as needed. The 5-Year Concept Site Plan recommends relocation and screening of one
existing dumpster adjacent to Building #1601.

Hazardous Materials. As noted in the Buildings section of this report, several structures on the site have
asbestos material. Due to the age of the structures and the findings in Building #1603, lead paint should
also be anticipated in other structures on the site. Many structures have potential chemical contamination
due to their previous use for chemical storage, industrial painting and paint storage, or vehicle/equipment
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storage and repair. Septic tanks and underground fuel storage facilities present further potential
contaminants. Building #1625, a former fueling station is due to be demolished in conjunction with the
Materials and Structure Laboratory construction. A HAZMAT survey was completed for Building #1603
at the cost of $5,500 that documented lead paint, asbestos, and a mercury spill in a laboratory. A Level I
HAZMAT survey for the entire site is estimated to cost $7,500. The Level I survey will identify areas of
concern and the extent to which a full assessment survey is required. The full survey would provide a
detailed inventory and mitigation approach for the structures identified through the Level I survey. As
part of a full survey, the FDOT asbestos inventory will likely need to be verified and the
mitigation/demolition recommendations reconsidered since the study is more than three years old.

Soil Contamination. FDOT activities on the site from the 1940's through 1996, including the fueling
station, vehicle repair facilities and chemical storage, have resulted in soil contamination that is currently
being remediated. The primary plume of soil contamination is located in the vicinity of the former
fueling station, Building #1625, at depths of eight and twelve feet. A benzene contamination plume has
also been identified surrounding the north/northeast comer of Building #1623 and extending toward
Building #1621.

By 1992, ten underground storage tanks had been removed from the property, although documentation of
the removals is nonexistent. A Remedial Action Plan (RAP) was originally prepared for the site in 1992
(USEG, 1992) proposing the installation of a soil vapor extraction (SVE) system and a groundwater
extraction and treatment system. Several monitoring wells were also installed on the site. Alachua
County Environmental Protection Department (ACEPD) apparently never approved the RAP, along with
several addenda, but the system was started in 1998. The system was determined to be inadequate and
was shut down around June 2000.

A revised RAP was submitted to ACEPD by URS Corporation in February 2002 proposing treatment of
on-site soil and groundwater petroleum contamination associated with the former fueling station. The soil
remediation portion of the RAP has been implemented; resulting in the excavation and disposal of 575
tons of petroleum impacted soil in the vicinity of the former fueling station. The groundwater portion of
the RAP will be combined with groundwater treatment in the FDOT right of way and the Tacachale
Facility across Waldo Road from the site.

Groundwater contamination on the Tacachale facility was discovered in late 1997 when benzene and
dichloroethene (DCE) were detected in the deep supply wells. Tacachale ceased operation of these wells
and began receiving municipal water from the City of Gainesville. Subsequently, several assessments
have been conducted at the Tacachale facility to identify possible sources of the groundwater
contamination. No source has been identified at the Tacachale facility, and no connection has been
established between the FDOT Maintenance Yard plume and the plume under the Tacachale facility.
Several cracks and holes in the casing of Supply Well #2 were discovered and the well has been
abandoned.

Currently, URS is preparing a Remedial Action Modification Plan to include air sparging and soil vapor
extraction (AS/SVE) treatment of petroleum and chlorinated solvent groundwater contamination at the
FDOT Maintenance Yard, the FDOT right of way, and the Tacachale facility. The conceptual design is to
use horizontal wells along the length of the plume. These wells will extend from the former Maintenance
Yard, under Waldo Road, and onto the Tacachale facility. The main treatment compound will be on the
Tacachale facility.

A smaller treatment compound will be on the former Maintenance Yard facility if it cannot be
accommodated on the Tacachale property. This smaller treatment compound will require a footprint of
approximately 10'x20'. It will be enclosed by a solid wood fence of six-foot height. Carbon vessels will
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treat air removed from the subsurface, and the air will be expelled through 6-inch diameter stacks of
approximately fifteen feet height. The compound will include a blower that will run constantly creating
some mechanical noise. The blower can be enclosed in a small housing to reduce noise. Ideally, the
compound should be located in the front one-third of the site where the contamination plume exists
largely around the former fueling station (Building #1625). Due to the appearance of the compound, a
central and highly visible location is not recommended. An alternate location has been identified adjacent
to Building #1623. Location in this vicinity provides an approximate 50' setback from the property
boundary and is not visible from the main entrance, but still meets the treatment facility parameters. It
can be built adjacent to Building #1623, potentially utilizing one of the building exterior walls for
enclosure. The location must verify that it is sufficiently removed from the screened area of Building
#1623. The COE intends to occupy Building #1623 occasionally with student club participants. In
addition to these occupants, Buildings #1623 and #1624 are identified largely for storage and shop space.
The necessity and final location of the treatment compound will be confirmed through further
investigation by URS Corporation. The ACEPD anticipates design completion in April 2004, and
installation of the compound in Fall 2004. Funds for the treatment compound are provided by the Florida
PreApproval Petroleum program. New building construction on the site, including the Materials and
Structures Laboratory, must be coordinated with FDOT, ACEPD, and any other appropriate authorities to
ensure that building locations do not interfere with environmental monitoring and remediation on the site.

Due Diligence. Upon acceptance of the property lease, the University of Florida was assured that the
FDOT would retain responsibility for hazardous substance contamination on the site. In written
correspondence from Ken Morefield, FDOT Assistant Secretary for Transportation Policy, to UF
President Charles E. Young, dated June 5, 2003, the Florida Department of Transportation stated that it
"will continue to be responsible for all liabilities associated with the hazardous substances
contamination currently on the site including, but not limited to, the on-going monitoring and
remediation efforts. The University will have no liability, therefore, except that the University is
accI)ting the buildings on the site in 'as is, where is' condition and will be responsible for
remediating any asbestos containing materials therein, if and as, required by law."


UTILITIES

At this time, the University does not possess a complete and accurate utility survey for the site. This
information needs to be generated and a comprehensive utilities plan should be developed based upon the
proposed Concept Site Plan. This design work should be completed as soon as possible so that
compatible solutions can be implemented during construction of the Materials and Structures Lab and
renovation of Buildings #1603 and 1604. An appropriate approach is to establish a major utility corridor
coinciding with the main street that runs westward from the northernmost driveway on Waldo Road.
From that central corridor, a distribution system can stem to serve individual buildings. Joint trenching
and other consolidated approaches should be considered. The primary utility corridor should be installed
as soon as possible after completing design work in order to bring existing conditions up to university
standards and provide the spine for future development. Current overhead electric and
telecommunications are in violation of university protocols.

Electric. The property is on City of Gainesville electric, and the University pays the Gainesville
Regional Utility for this service. The site currently has overhead power lines. At some point in the
future, underground electrical distribution would be preferable.

Energy and Other Fuels. Natural gas service is present on the site; however, the extent of the utility
distribution system and utilization is unclear. A former fueling station had provided petroleum dispensing

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on the site, but this function and related storage tanks have been removed. The extent of natural gas and
any possible heating oil facilities needs to be documented as part of an overall survey-quality site
inventory.

Telecommunications. Site utilities include fiber and copper telecommunication lines mounted on
overhead poles. The University of Florida telecommunication infrastructure standards require such lines
to be installed underground. A T-1 telecommunications line currently services Building #1605, and the
primary telecommunications feed and network is housed in Building #1603. Russ Poole, Marvin Sawyer
and Dennis Mercier have been investigating telecommunication needs and existing infrastructure on the
site. At this time, there are no final recommendations regarding the ability or preference to install direct
fiber from the University of Florida main campus or lease existing lines for GRU.com, BellSouth or Cox
Express. An estimate from BellSouth places the monthly service cost at $3,000. As part of this ongoing
investigation, a telecommunication distribution plan needs to be developed for the site. This plan should
be developed jointly with the site and utility plans, and provide a 4-inch conduit in the central utility
corridor from which distribution lines can be connected. A preliminary cost estimate of $75,000 would
provide a primary telecommunications trunk line on the site with four manholes and extensions to
existing occupied buildings. The cost of additional extensions and actual connections into buildings
would be borne by building renovation and construction projects.


TRANSPORTATION

The site currently has large areas of paved, but mostly non-delineated parking. It has three access points
- two on Waldo Road and one from the north property comer onto NE 23rd Avenue. The University
needs to evaluate and implement the desired access control at these entrances. Funds should be identified
to provide a bus shelter for an existing RTS bus stop on Waldo Road. The stop is currently in front of
Building #1603, but should be moved south of the main driveway when a shelter is installed.

Vehicle access to the site will include employees, visitors, and some semi-tractor trailers associated with
the COE research. These vehicles will be similar to those that accessed the site under FDOT utilization,
but without the large number of highway maintenance equipment vehicles. With 370 full-time equivalent
employees and 125 average daily maximum visitors, the site would generate approximately 1,730 trips
per day (utilizing 4 trip ends per employee and 2 trip ends per visitor). However, Waldo Road/SR24 (S-
12) currently operates at a Level of Service B with an available service volume of nearly 11,000 daily
trips. Therefore, roadway level of service and concurrency should not be impacted by the university's
proposal. The site is currently served by the Regional Transit Service and is along the proposed Bus
Rapid Transit route in the Plan East Gainesville report. The site is also located directly across the road
from the existing Waldo Road Rail-Trail providing bicycle and pedestrian access to the main campus.


SITE IMPROVEMENTS (URBAN DESIGN, LANDSCAPE AND ARCHITECTURAL)

Over time, the site will be modified with new fencing, landscaping, lighting, parking and other site
amenities. The UF anticipates removal of much impervious surface on the site that currently serves as
building footprint, informal parking and driving surface. In this way, stormwater runoff production will
be reduced. Some onsite stormwater retention will be accommodated over the long term. Landscaping
modification proposals will include increased vegetative screening to adjacent land uses. Bus stop
enhancements will also be provided at an existing stop on Waldo Road.



Page 15 of 23 Eastside Campus Redevelopment Concept Plan
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Physical Address and Signage. The City of Gainesville has assigned street addresses to each structure
on the site with an address range of 2004-2170 Waldo Road. These addresses are used in the E911 grid
system for emergency response and have been communicated to the U. S. Post Office, Emergency
Dispatch Center, and BellSouth. Local emergency services policy dictates that all structures, even on a
multi-building site, must have an individual address. These addresses have been noted in the above
section on building information. A few small storage buildings were not assigned addresses and are
recommended for demolition. There are some reserved numbers in the address range that can be assigned
to future buildings on the site. Similarly, addresses can be reassigned from buildings that are demolished.
The University will need to work with the City of Gainesville, Building Inspections Department, for any
future new address assignments on the site.

In addition to the physical street address, each structure has been assigned a University of Florida
building identification number as noted in this report. The buildings will be marked with plaquards on
the northeast comer identifying the UF building number per university policy. The street address will be
mounted on plaquards per City requirements in such a manner as to be clearly visible and legible from the
public or private way on which the building fronts. The City also dictates that the street addresses will be
posted on signs with Arabic font in letters six-inches high and minimum /2-inch wide. The PPD will
coordinate with the building occupants to determine the most visible placement of street address signs in
relation to public roadways and building entrances. The placement of street address signs is particularly
critical for buildings with frontage along Waldo Road. A standard free-standing exterior building sign
will be installed at the north entrance on Waldo Road to identify the University of Florida Eastside
Campus with an address range of 2004-2170 Waldo Road. An existing exterior building sign at the south
entrance will remain, which identifies the COE units on the site. An existing exterior building sign at the
NE 23 Avenue entrance will remain, but will be modified to remove an incorrect street address and to
identify the University of Florida Eastside Campus.

Mail Delivery. Departmental units housed at this site can continue to utilize main campus P. O. Box
addresses, but will need to pay for off-site delivery or have their departmental courier pick up the mail
from the main campus. Alternately, units are encouraged to use the assigned street address for their
onsite building. If the units have multiple buildings, such as CTQP, they need to determine which
building will receive their mail on the site. The CTQP mailbox at the NE 23rd Avenue entrance will need
to be removed, particularly since it displays an incorrect address of 1805 NE 23rd Avenue. The
University is coordinating installation of a consolidated mailbox that will allow one drop-off location for
U.S. Postal Service with individual boxes for each departmental unit and street address.

Parking. The site currently has 140 designated parking spaces, 4 designated disabled parking spaces, and
zero bicycle parking spaces. In general, existing parking spaces are located on asphalt surface that is in
good condition although the pavement markings are in poor condition. Approximately 12 of these spaces,
located in the northwest comer of the site, are on poor quality pavement. In addition, there are numerous
paved or semi-paved areas on the property where vehicles park randomly.

The following table utilizes City of Gainesville parking standards to estimate the level of parking demand
on the site during 2004-2005. This timeframe assumes full occupancy of Building #1603, partial
occupancy of Building #1604, and full occupancy of the new Materials and Structures Laboratory. It
does not include utilization of Building #1616. City of Gainesville land development code requirements
were used to estimate demand, although the University is responsible for these provisions through its
Campus Master Plan. Based on these assumptions, the required number of parking spaces is estimated to
be 250 vehicle spaces during 2004-2005. City of Gainesville codes would also require 25 bicycle
parking spaces (13 racks) on the site. University of Florida standards would require 72 bicycle parking
spaces (36 racks) based upon 1 space per 10 employees and 1 space per 40 seats in a lecture hall/training
facility. Since this site is removed from the main campus and many attendees of the COE training
Page 16 of23 Eastside Campus Redevelopment Concept Plan
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facilities come from outside the Gainesville area, a reduced number of bicycle parking spaces may be
justified. Therefore, a quantity of 20-30 bicycle racks is recommended during 2004-2005. The bicycle
parking should be distributed throughout the site near the entrance of occupied buildings.

Parking locations are recommended in the 5-Year Concept Site Plan and the 20-Year Concept Site Plan.
The 5-Year recommendations are further broken down into Phase I and Phase II based on ease of
implementation. Many parking spaces can be designated in the near-term by simply re-striping existing
hard-surface areas and removing internal chain-link fences. These Phase I parking improvements would
provide 207 parking spaces on the site. Phase II parking improvements require demolition of Buildings
#1606, #1608, and #1609, along with the addition of some limited new or resurfaced asphalt areas. Phase
II parking improvements would provide 299 parking spaces on the site. An additional Phase II-B parking
proposal is also included. This proposal requires relocation of the T2 Center function into another
building (recommended move to #1604) so that Building #1605 can be demolished and an additional 34
parking spaces can be provided for a total of 333 parking spaces. Ultimately, the 20-Year Concept Site
Plan could provide 439 parking spaces in conjunction with new building construction. According to
University of Florida standards and the ADA Accessibility Guidelines, the required number of disabled
parking spaces is determined by the number of general parking spaces to be provided. Site parking of
151-200 spaces requires 6 disabled spaces; site parking of 201-300 spaces requires 7 disabled spaces; site
parking of 301 to 400 spaces requires 8 disabled spaces; and site parking of 401-500 spaces requires 9
disabled spaces. The existing site provides 4 disabled parking spaces. The Phase I parking improvements
in the 5-Year Concept Site Plan provide 5 disabled spaces, while Phase II will increase the total to 7
disabled spaces. Additional disabled parking spaces can be identified in a survey-quality site plan and
developed in conjunction with future building and parking lot construction.

Estimated Parking Demand, 2005
Building Primary Use GSF 2004-2005 2004-2005 Parking Required
No. Employees Visitors Requirement*** No. Parking
1601 Office 2,661 16 2 1/300 GSF 9
1602 Office 4,450 27 2 1/300 GSF 15
1603 Training 3,500 90 I/employee plus 30
1/3 students of
design capacity
1603 Office/Equipment 22,777 215 3 1/300 GSF 76
1604 Office/Equipment 8,060 35 3 1/300 GSF 27
1605 Office 5,903 13 2 1/300 GSF 20
1619 Training 7,374 3 40 I/employee plus 17
1/3 students of
design capacity
1620 Office 2,643 3 0 1/300 GSF 9
1621 Training 7,748 3 40 I/employee plus 17
1/3 students of
design capacity
1623 Assembly/ 2,035 0 25 1/40 GSF in 24
Storage (Lodges, (967) principal area of
Union Halls, etc.) assembly
1625 Laboratory ** 8,500 6 1 4 plus 1 for each 6
300 GSF in excess
of 1,000 GSF
TOTAL 321 208 250


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page 17 of 23
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* The training space in Building #1603 assumes 2,000GSF for a 60-person capacity training room, and
1,500 GSF for a 30-person capacity conference room. Remaining space in #1603 is assumed as office.
** The City's definition of laboratory space applies only to medical laboratories, therefore the standard of
I/employee was used.
*** City of Gainesville codes sometimes specify GSF as the area for calculation. Other times, it is
calculated by a Gross Floor Area figure which, when compared to UF space assignments, would be less
that GSF but more than NASF. By using the GSF figures for all structures onsite, a maximum parking
requirement is calculated.

Estimated Parking Provisions By Phase
Phase Requirements Timeline Estimated No. of Parking
Cost Spaces
I Re-stripe existing parking, install December 2004 $5,000 202 + 5 Disabled
(12+/-) wheel stops and remove
internal chain-link fence
II Demolish 3 Structures, construct TBD $255,000 90 + 2 Disabled
new asphalt, and install parking
II B. Demolish 1 additional structure, TBD $175,300 34
relocate occupants, and install
parking
III New parking lot construction TBD TBD 106
concurrent with building
construction

Circulation. Over time, all of the driving and parking ways on the site will need to be resurfaced.
Several areas within the main internal driving aisles are constructed with concrete testing slabs. These
slabs are composed of different materials, often at different finish grades, and will need to be removed to
construct a final driving surface. Areas identified for Phase I parking improvements have reasonably
well-maintained hard-surface areas. Areas identified for Phase II and Phase III parking improvements
will require new or resurfaced asphalt. These impervious surface installations need to be designed in
coordination with the stormwater management plan. Installation of curb-and-gutter roadway cross-
sections may not be desirable on this site in order to provide for more surface infiltration across grassed
areas. The creation of new impervious areas must be balanced against removal of existing impervious
surface so as not to increase stormwater quantity. A firm cost estimate for new paving on the site cannot
be provided until a survey-quality site plan is developed in coordination with stormwater permitting.

Lighting. The site currently provides minimal security lighting mounted on buildings and wooden poles
with cobrahead light fixtures. An overall site lighting plan should be developed with phased
implementation to coincide with the phased occupation of the site buildings. Site and building entrances
should be emphasized. Lighting fixtures and levels should be consistent with the University of Florida
standards. Underground electrical conduit should be provided with new lighting installations, and
existing overhead electric on wooden poles should be removed. A firm cost estimate for new lighting on
the site cannot be provided until a survey-quality site plan is developed in coordination with a utilities
distribution plan.

Landscaping. Over time, enhanced landscaping needs to be provided in conjunction with building and
parking lot construction. In the short term, a landscape feature should be installed in conjunction with the
new entryway sign at the north entrance from Waldo Road. Additional landscape improvements along
the road frontage should also be provided with the installation of a bus shelter. A large evergreen hedge


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should be planted along the south and north property lines to screen single-family residences from the
university property. These short-term landscape enhancements should be installed as soon as possible.

ADA Accessibility. The current site and buildings will require some modifications to fully comply with
ADA requirements. A full site and building assessment is required to determine the full extent of needs.
These assessments should be completed as buildings are constructed or renovated, and parking and other
site improvements are installed. The basic sidewalk circulation on the east side of the property is largely
ADA-accessible with proper curb ramps and parking provisions. The current site provides 140 marked
parking spaces and 4 disabled parking spaces. According to standards of the ADA Accessibility
Guidelines, one more disabled parking space should be installed for compliance. Additional disabled
parking will be required in conjunction with other parking number increases. The south entrance to
Building #1604 will need to have reconstructed sidewalk and ramps in order to be accessible. The south
entrance to Building #1619 should also be evaluated to ensure that the ramp slope and railing is
satisfactory. Throughout much of the site, rough asphalt and gravel surface presents a deterrent to
adequate ADA accessibility. The provision of ADA-accessible restrooms on the site also needs to be
addressed.

Fencing. A chain link fence currently surrounds the property. There are also chain link fences erected
internal to the property that should be removed. A concrete wall exists along a portion of the southern
property line, which is recommended for demolition. The chain link fence around the perimeter of the
property is recommend to remain, but it should be inspected and repaired as needed.

Each of the three driveways has a roll-away lockable chain link fence. Over time, these should be
replaced with decorative card-swipe gate systems. Black iron or aluminum fencing with brick bases,
similar to those installed around GRU's Kelley Plant is recommended for improved appearance at the
entrances. These fences can be installed with electronic gates that can be programmed to accept UF-ID
cards similar to gate arms at many main campus parking facilities. Due to the remote location and lack of
24-hour onsite security, the fencing systems on the site should be designed to prohibit unauthorized
access after business hours. Some functions on the site will require access after normal business hours.
This can be provided with the UF ID-card swipe gate system.

Site Security and Access. In addition to fencing, screening, parking and lighting improvements on the
site, the University of Florida will need to address security responsibilities. The University Police
Department provides surveillance on the main campus and Tanglewood Village. UPD also responds to
investigations at remote sites such as Lake Wauberg, TREEO Center and IFAS Dairy Research. This
Waldo Road site is in the jurisdiction of the City of Gainesville Police Department, and they will be the
likely responders to any emergency call on the site. Ultimately, the responsibility for surveillance and
investigation on the site needs to be formalized. Surveillance may be provided through a private security
contract, in combination with video cameras, alarm systems and card swipe systems for building and site
access. PPD is currently developing an architecture standard, the central Lenel Electronic access system,
for comprehensive building access management that should be considered for implementation on this site.
Some site uses will require access after normal business hours. Uses such as the ASCE shop space will
need to be supervised by a responsible employee of one of the COE units. FDOT will need to retain 24-
hour access through the gate system as long as they are utilizing Buildings #1607 and 1610 (anticipated
through the year 2007). Access will also need to be provided to FDOT and other appropriate agencies for
activities associated with ongoing hazardous materials monitoring and remediation. Since the site is
currently occupied, appropriate security measures should be identified and implemented as soon as
possible.



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CAMPUS MASTER PLAN


A campus master plan amendment has been prepared that will bring this property within the jurisdiction
of the University of Florida Master Plan. As such, any major construction or renovation will be subject to
the review of the four committees: Lakes, Vegetation and Landscaping; Preservation of Historic
Buildings and Sites; Transportation and Parking; and University Land Use and Facilities Planning.

At this time, the amendment has been approved by all four of these committees and awaits final approval
by President Machen via Vice President Ed Poppell. Prior to finalizing this amendment, the University
has agreed to hold an informational meeting with neighbors per a policy amendment requested by the City
of Gainesville. This neighborhood meeting will be scheduled in April 2004. Once that is completed, the
master plan amendment can be adopted.

The University of Florida has worked closely with the City of Gainesville to review plans for this site. A
complete copy of the master plan amendment documentation can be found at www.masterplan.ufl.edu.
The City and University have concluded that the current City of Gainesville zoning designation of Public
Facilities is consistent with the proposed University uses. This designation is also in place at the Alachua
County School Board Administration/Kirby Smith Building, the SFCC/Kirkpatrick Criminal Justice
Training Center and the City's NW 39th Avenue Compound. In addition to the Master Plan process,
Florida statutes also subject the property to the Florida Building Code and place building permit authority
with the university's Environmental Health and Safety Office (EH&S).


IMPLEMENTATION AND FUNDING

Detailed Site Development Plan. A detailed, survey-quality site development plan should be created
prior to the end of calendar year 2004. An engineering firm on state contract has been contacted to begin
developing a scope of work for this task. Funding is anticipated to come from the University of Florida
Campus Master Plan funds, as this site is a satellite property within the Campus Master Plan. This task
should be completed prior to completion of the Materials and Structures Laboratory building design.
Components of the final site plan can be incorporated as appropriate into the Materials and Structures
Laboratory site development.

Task Estimated Cost
Utilities and Exterior Lighting Master Plan TBD
Stormwater Master Plan and Permit $ 9,000
HAZMAT Level I Survey $ 7,500
Property and Topograhic Survey $ 15,000
Telecommunications Master Plan TBD
General Site Layout and Parking TBD
Demolition Study and Cost Estimate TBD
TOTAL TBD

5-Year Concept Site Plan. A near-term concept site plan has been developed to assist with immediate
decisions related to building utilization, parking, and construction of the Materials and Structures
Laboratory. This concept plan seeks to preserve buildings that can be utilized in the near-term, and
remove structures that have no identified use. It also forms the foundation of the long-term site goals
including establishment of a primary circulation route and utility corridor. The overall approach to this
site is to retain support functions near the front of the site, and place academic functions further west into
the site as identified in the Campus Master Plan Future Land Use map. The site layout provides for a
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primary "main street" with pedestrian circulation and road frontage for future new building construction.
It retains the three vehicular access points and addresses buffering requirements along the property
boundaries.

The following tasks and cost estimates are for site improvements only and do not include building
construction or renovation. The costs are in current dollars and do not account for inflation. These are
planning-level estimates and should not be used for budgeting. As such, they can be used to set priorities
and timing for those activities that should advance to programming and budgeting. Many tasks in the 5-
Year Concept Site Plan cannot be estimated without further investigation including a survey-quality site
plan.

Task Estimated Cost
Building Demolition (8 buildings) Range from High of $642,062 to Low of $304,092
Impervious Surface Demolition $208,000
Short-Term Landscaping, Sod & Irrigation $33,000
Phase I Parking Improvements* $5,000
Phase II Parking Improvements** $255,000
Phase II-B Parking Improvements*** $173,300
Main Entrance Fence and Gate Replacements with $50,000
ID Card Swipe
Bicycle Parking $1,500
Bus Stop Enhancement $13,000
Sanitary Sewer Upgrades $85,000
Dumpster Enclosure $4,000
Telecommunications Trunk Line and Distribution $75,000
Exterior Lighting TBD
Stormwater Retention TBD
Utility Upgrades TBD
Site Security Infrastructure video surveillance, TBD
card swipe building access, alarms systems, etc.
Full Assessment HAZMAT Study TBD
* These improvements require removal of five storage bins.
** These improvements require removal of Buildings #1606, 1608, and 1609, and installation of
additional asphalt. Demolition of these three buildings is included in the Phase II Parking Improvements
and also as part of the eight-building Demolition cost estimate.
*** These improvements require removal of Building #1605 and relocation of its occupants into another
structure on the site. Building demolition cost is included in Phase II-B and also as part of the eight-
building Demolition cost estimate.

20-Year Concept Site Plan. A 20-year concept site plan has been developed to identify a progression
from current conditions and near-term modifications to build toward a long-term strategy. This planning
sequence seeks to maximize the usefulness of short-term modifications in the long-term scheme. The 20-
Year Site Concept Plan identifies 81,000 GSF of new building footprint that could be located on the site.
The potential new buildings could be multi-story, however, their final size and utilization will need to
consider parking and stormwater constraints on the site. The building occupants are not determined at
this time, but it is assumed several COE functions will relocate from demolished buildings into new
structures. The Campus Master Plan amendment envisions support and office functions on the front
eastern-most third of the property with academic research and training functions on the remainder of the
property. The site plan concept depicts a central "main street" from which major circulation, utilities and
building entrances will be oriented. Parking is organized around the site periphery and adjacent to new
Page 21 of 23 Eastside Campus Redevelopment Concept Plan
Prepared by: Linda B. Dixon March 29, 2004










structures. Landscaped buffer and stormwater retention functions are located around the site perimeter.
Site improvements in the 20-year Concept Site Plan, such as landscaping, lighting, parking and utility
upgrades should be funded in conjunction with building renovations or construction. The demolition of
ten buildings necessary to implement the 20-Year Concept Site Plan will cost between $436,524 and
$909,425. The 5-Year Concept Site Plan implementation will provide basic infrastructure on the site that
is a foundation of the 20-Year Concept Site Plan. Further cost estimates cannot be determined until a
survey-quality site plan is prepared.

Funding. Site redevelopment funds will need to be identified from various sources including the Capital
Improvement Program Utilities/Infrastructure/Capital Renewal, and funding associated with specific
building construction or renovation on the site. All entities occupying the site should be expected to
contribute toward overall site improvements through their individual capital projects. Academic units
occupying the site should pursue research grant and donor opportunities to develop new structures and
associated site improvements on the property.

Additionally, the University of Florida should seek grant opportunities related to economic development
and brownfield sites that would be appropriate for the redevelopment of this site. The U.S.
Environmental Protection Department provides various grants and revolving loan funds for this purpose.
Other grant opportunities may be available at the state and federal level.

Another potential source of funding may come from the fact that this is state property for which the
Florida Department of Transportation retains hazardous materials responsibility. The UF legislative
program should explore the feasibility of special earmarked funds from FDOT or other state sources for
implementing site clean-up and redevelopment. These funding approaches should be pursued
collaboratively with local government agencies in an effort to revitalize this large potential employment
site in east Gainesville.


Page 22 of 23 East~ide Campws Redevelopment Concept Plan


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page 22 of 23
Prepared by: Linda B. Dixon










APPENDIX A
Site Map Series




Campus Master Plan, Future Land Use 2010: Eastside Campus

Eastside Campus Existing Conditions

Eastside Campus Demolition Plan

Eastside Campus 5-Year Concept Site Plan

Eastside Campus 20-Year Concept Site Plan


Page 23 of 23 East~ide Campws Redevelopment Concept Plan


Eastside Campus Redevelopment Concept Plan
March 29, 2004


Page 23 of 23
Prepared by: Linda B. Dixon




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