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Black Diamond: Monthly Update Archives
The new Black Diamond Library opened to the community on Saturday, May 24. More than 150 people gathered to celebrate the new facility with a ribbon cutting and open house.
The construction project is nearing completion and KCLS is working with the city on street improvements. The grand opening celebration is set for May 24, 2008, 10am.
The new library is still under construction and will reopen to the community in May 2008.
Construction of the new library continues. Street improvements are completed and the building is on schedule to open in May 2008.
Construction of the new library continues to be on schedule, with the library anticipated to open in the summer of 2008.
Street improvements were recently completed and construction of the new library continues to be on schedule. Other new developments also are underway in the city, such as a housing development that is planned for the west side of town. KCLS intends to work with the city administration to attract patrons from both the new development and the subdivisions that are north of the old town area.
Construction work continues to progress on the site. The library is anticipated to open in the second quarter of 2008.
BNBuilders is working to complete off site work and to begin the onsite water detention system development. The building permit was submitted on May 8 and review comments were submitted the week of July 2. We anticipate receiving a permit this month which would allow BNBuilders to start building construction.
BNBuilders is working to complete the off-site work and begin the onsite water detention system. Permit review comments were submitted the week of July 2. We anticipate receiving a permit this month, which would allow BNBuilders to start construction this year.
BNBuilders is completing the off site work and beginning the onsite water detention system.
The Design Build team submitted plans for the building and site permit review to the City of Black Diamond early in May. Comments are anticipated within one month for final revisions to the plans.
The Design Build team, lead by BNBuilders, attended a pre-submittal meeting for a building permit in March. Written comments were sent to the team and documents are being prepared for the building and site plan submission.
At a meeting with the City Administrator and Mayor of Black Diamond in February, city officials pledged that the permitting process would be completed in time for construction to begin in June. Since that time, however, KCLS has encountered delays and a lack of response. For instance, KCLS was assured that we would not be required to install lights on the street of the new Black Diamond Library. That mitigation was added after the site design was approved. It is also in conflict with the current design guidelines for Black Diamond in this location. Nevertheless, the issue has been brought to the City Council. As of last week, we still have not been notified that the requirement has been lifted.
The City of Black Diamond has a new City Planner, who has given us a schedule that would enable construction of the new Black Diamond Library to begin in May or June 2007. To discuss our interest in keeping this project moving forward, KCLS staff met with Mayor Howard Botts and City Administrator Rick Luther. There appears to be significant development in Black Diamond to the south and west of the library site, which leads them to believe the library is well positioned to serve current and future residents. They also had some interest in a Black Diamond Library Advisory Board as a vehicle to engage citizens from the Lake Sawyer area who may orient more toward Maple Valley or Covington. We have already seen progress as the City cleared up some confusion about street lights on the library site.
With help from the City of Black Diamond’s new Community Development Director, KCLS finally has a firm schedule for the development of the new Black Diamond Library. Negotiations continue with the City of Black Diamond regarding street lighting and other infrastructure requests made of the contractor.
Despite weather delays, Merlino Construction has completed the waterline construction and is now focused on completing the telephone, cable and electrical relocations. A bike lane and storm water detention mitigations will be completed as weather permits.
The installation of the new 12” water main has progressed despite it being the wettest month on record in King County. When crews were able to work they laid down approximately 400 feet of pipeline per day. Work is expected to be complete in December. Additional work will include relocating electrical and telecommunication vaults and underground conduits along the frontage of the short plat on Roberts Drive. Finally, work will be done to restore the road, add a bike lane and sidewalk on the short plat frontage and provide surface water treatment and management for the additional impervious surface.
The City of Black Diamond released the “right of way permit” necessary for the frontage improvement work and installation of a 12-inch water line along Roberts Drive. The contractor, Gary Merlino Construction, has indicated that most of the work will be performed in November 2006. It is hoped that the weather will not become a problem. The street lighting for the frontage improvements is being designed by Intolight and the installation of the electrical circuitry and vaults is part of the work for this contract. The new Black Diamond Library and its site plan are now being developed by the architects and engineers. They must first submit a summary site plan to the City for administrative approval. This site plan will guide the work for the consultants in preparing the more detailed site plan for further review and approvals by the City. All of these approvals must be completed prior to submitting documents for a building permit.
BNBuilders and the City of Black Diamond met to coordinate plans to start the installation of the new water main, frontage improvements and remaining short plat parcels on the library site. The last steps include determining what street lighting should be provided and how much of the frontage landscaping should be installed with this phase of the work. The current schedule indicates construction will start March 2007. A public meeting for Black Diamond is being scheduled to follow-up on the design of the library.
Installing the new water line, relocating utility lines to the road, replacing and expanding a portion of the road, and providing for the surface water management are all part of the work required for the short plat mitigations. This work has not yet begun because several steps must be completed. KCLS must obtain utility easements for the electrical, cable and telephone lines that will be placed underground along the frontage of the short-platted property. Potelco, Inc. (the company that manages the design and construction for electrical and telephone utilities) must also conduct some engineering work.
The waterline installation and other frontage improvements are on hold pending the City of Black Diamond’s procurement process for construction inspection. Merlino Construction is ready to begin work immediately following the notice to proceed.
In follow-up to last month’s public meeting in Black Diamond, representatives of the Friends of the Black Diamond Library met KCLS staff and the Design Build contractor/architect team at the property for the new Black Diamond Library. The group walked most of the parcel to see what it looked like and how the proposed site plans felt. Site constraints and opportunities were discussed. Building and property corners, as well as the driveway were stacked to clarify the proposed site plan, the goal of which is to allow for future expansion and to maximize the visibility of both the parking area and library activities.
Review of the site plan with the City of Black Diamond Planning Commission is the next step. The waterline extension and road restoration work is to be awarded to Merlino Construction. BNBuilders offered the work through the Builders Exchange Service and contacted eight public works contractors who specialize in this type of work. They received three bids.
Exterior image of the Black Diamond Library
BNBuilders issued a Request for Bids for the water line extension and the frontage improvements required for the issuance of a Short Plat. The bids are being reviewed with the intent to start construction this summer and complete the work before winter.
More than 30 community members attended a meeting about the new library on May 24, at which the contractor and architect team presented the project. There was considerable discussion about the orientation of the library and the location of parking. The attendees also stressed the need to have the library sited and designed so that it could be expanded. It became apparent, however, that the site does not have a view of Mt. Rainier unless the owner of the adjacent property removes some trees. The owner, who was present at the meeting, said that short of KCLS buying his property, the trees would not be removed.
• The Short Plat and bond for frontage improvement work were approved by the City of Black Diamond.
• The following week, the purchase of the land in Black Diamond was completed (closing date April 14).
• The contractor/architect team is preparing to conduct public meetings about the design of the Black Diamond library and other libraries in the Design Build package.
Plans were set in motion to close the sale on March 31. The seller, however, objected to the preliminary Short Plat lot sizes. He has agreed to defer the closing date for an additional week to allow time for KCLS to have the surveyor revise the lot sizes and for City staff to review the new plat alignment. Negotiations continue with the seller regarding the final Short Plat property lines. The City must review and approve any changes to the preliminary Short Plat to ensure there are no material changes to the previously granted plat.
As one of the design-build projects: On March 6, a team of 10 jurists will hear presentations by the best and final contractor teams. Following the interviews, the consultants will be present with conceptual designs for an open house at the Service Center. The best and final proposals will be evaluated for cost, quality of design and distinctive community elements.
On March 23, a kick-off meeting was also held with BNBuilders and Miller-Hull Architects. Contract issues, schedules and project budgets were discussed. The Black Diamond site will require finalization of the purchase agreement prior to commencement of construction work.
KCLS received notice that the City has approved the infrastructure improvement plans prepared by AHBL Engineers and reviewed by PACE Engineers. The cost estimate of $330,000 was also accepted by the City. KCLS will obtain a performance bond in this amount. Following the City’s acceptance of the bond, the short plat for the project will be approved and recorded by the City of Black Diamond. This action will allow KCLS to complete the purchase of the parcel.
On March 6, a team of 10 jurists will hear presentations by the best and final contractor teams. Following the interviews, the consultants will be present with conceptual designs for an open house at the Service Center. The best and final proposals will be evaluated for cost, quality of design and distinctive community elements.
The City of Black Diamond issued comments and revisions for completing the plans and specifications for the water line and street improvements. KCLS’ engineering company revised the plans as requested and returned them to the City. An additional extension of the land purchase agreement was arranged. While the City is assuring us that the issuance of a Final Short Plat will be speedy, no one can be certain when it will occur.
KCLS consultants have received the City’s comments on the redesign of the water line extension and associated storm detention and site restoration work. A variance application was submitted to the City to reduce the width of the road surface and the amount of storm water detention required. We understand that there will be an administrative review and approval process.
The variance application for the reduction of requirements for surface water management and for frontage improvements is being assembled for submittal to the City.
The City of Black Diamond issued comments and revisions for completing the plans and specifications for the water line and street improvements. Significant changes were required including preparation of a city code variance application. While this may ultimately save costs on the construction work, KCLS expended significant consultant costs to design and redesign the public works infrastructure. After redesigning and resubmitting the plans the City will review the work and process the variance. KCLS will provide a performance bond for the work that will allow for the final step of the Short Plat process to proceed. When the Short Plat is recorded, KCLS will pay the balance remaining on the contract with sellers. At that time the project will be suspended until the Design-Build Contractor is selected and has signed a contract with KCLS.
Donald King Architects (DKA) has been selected to prepare the Request for Proposal (RFP) for the five libraries in the design-build group: Black Diamond, Muckleshoot, Carnation, Fall City and Snoqualmie libraries. DKA has assembled the documents necessary to issue a package for contractors to understand the scope and locations for the projects. The current plans call for completion of the Request for Qualifications (RFQ) by the end of October. The overall goal is to have the contractor team selected and under contract by March 2006.
Plans and specifications for the design of the water line extension and related construction are currently being reviewed by the City’s Engineering Consultants. To date, Bassetti Architects have not received any corrections or updates from the City’s Consulting Engineer.
The plans and specifications for the design of the water line extension and related construction are currently being reviewed by the City’s engineering consultants.
Plans for constructing the new water line and other public works along Roberts Drive were completed by the engineers and submitted to the City. The City is in the process of contracting with a consultant to review the plans for conformance with City standards and requirements.
The engineers and surveyors have been developing the plans for the infrastructural work required to complete the Short Plat process. A cost estimate will be prepared following approval of the plans and specifications by the City’s plan review contractor.
The City of Black Diamond issued an approval letter on April 8, 2005, with conditions for the Preliminary Short Plat. The original purchase agreement for the site was signed in March, 2003. KCLS gave the civil engineers a Notice to Proceed to design the location and depth of the water line extension, right of way reconstruction, curb cut locations for driveways, surface water detention requirements and other site utility locations. KCLS will provide a bond in the amount of the cost estimate to get the final Short Plat approval. The work for installing these improvements will be included in the project Construction Package.
The City of Black Diamond issued an approval letter with conditions for the Preliminary Short Plat application. The original agreement was signed in March, 2003. KCLS gave the engineering firm of AHBL a “Notice to Proceed” to design the location, including depth of the water line extension, right of way reconstruction, curb cuts locations for driveways, surface water detention requirements and other site utilities. KCLS will provide a bond in the amount of the cost estimate in order to get the final Short Plat approval.
Staff at the City of Black Diamond is reviewing the revised Preliminary Short Plat application. The neighbor and the seller seem to have agreed to the revisions. Because the shared access road was removed, limitations were made to restrict future development and the protracted length of time that has passed; the seller has requested that KCLS pay the 2005 real estate property taxes (about $4,400 divided into first and second half payments). The original purchase agreement was signed March 2003.
After the city administrator provides an approval of the Preliminary Short Plat application, KCLS will give the engineering firm AHBL a Notice to Proceed to design and run cost estimates for the condition of development for the Short Plat, including the installation of the water line extension, right of way reconstruction, curb cuts for driveways, surface water detention and other site utilities planning. KCLS will provide a bond in the amount of the cost estimate to get the final short plat approval.
KCLS continues negotiations with the City of Black Diamond, the seller and neighbor of the location for the new Black Diamond Library. In January, KCLS submitted a revised short plat application and provided the seller with an amended sales agreement. The short plat application was revised because the City required KCLS to obtain a “buy-off” from the neighbor north of the proposed library entrance road. KCLS offered to provide shrubs to mask the library building and its entrance, to minimize the light cast on his driveway by matching the grade of Roberts Drive with the grade of the library roadway and minimize landscape obstructing his view of Mount Rainier. The seller of the property has provided a commitment letter to restrict future development access to the shared entrance road from his property. With the pledges of the library and the seller, the City of Black Diamond should issue a preliminary short plat. The original option agreement was signed in March of 2003.