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Contract No. 1992-48C� -41F, THE AMERICAN INSTITUTE OF ARCHITECTS AIA Document 8727 Standard Form of Agreement Between Owner and Architect for Special Services 1979 EDITION THIS DOCUMENT 15 FOR USE WHEN OTHER B -SERIES DOCUMENTS ARE NOT APPROPRIATE THIS DOCUMENT HAS IMPORTANT LEGAL CONSEQUENCES; CONSULTATION WITH AN ATTORNEY IS ENCOURAGED WITH RESPECT TO ITS COMPLETION OR MODIFICATION AGREEMENT made as of the Sixteenth day of December in the year of Nineteen Hundred and Ninety Two BETWEEN the Owner: Kodiak Island Borough 710 Mill Bay Road Kodiak, Alaska 99615-6398 and the Architect: For the following Project: Prochaska & Associates 11317 Chicago Circle Omaha, Nebraska 68154-2633 (Include detailed description of Project location and scope.) For architectural services to develop a comprehensive space and remodeling plan as well as a plan for the replacement of Kodiak Island Borough Hospital. The Owner and the Architect agree as set forth below. Copyright 1972, © 1979 by The American Institute of Architects, 1735 New York Avenue, NAV., \Vashinglon, D.C. 20006. Repro- duction of the material herein or substantial quotation of its provisions without permission of the AIA violates the copyright laces of the United States and will be subject to legal prosecution. AIA DOCUMENT 8777 • SPECIAL SERVICES AGREEMENT • )UNE 1979 EDITION • AIAS • C1979 THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D.C.'-0006 8727-1979 1 ARTICLE 1 ARCHITECT'S SERVICES (Here list those services to be provided by the Architect under the Terms and Conditions of this Agreement. Note under each service listed the method and means of compensation to be used, if applicable, as provided in Article 70.) 1.1 The Architect shall perform and complete the following services: ■ Perform a comprehensive analysis of the market demand to determine the actual space needs of the Hospital to meet its current service levels and service levels that are expected in the future. ■ Evaluate current space allocations and correlate those with acceptable standards given the market projections. ■ Develop recommended space allocations given available data. ■ Perform an indepth evaluation of the existing physical plant. ■ Perform a technical analysis of the mechanical systems and recommend necessary improvements / additions to accommodate any remodeled or expanded structure. ■ Formulate a plan for the reallocation, redesign and construction of new space if necessary to accommodate future needs. ■ Develop a preliminary design (not for construction) of the recommended healthcare facility utilizing the data developed from the study. ■ Develop a recommended approach to the construction of the new facility. ■ Provide recommendations for phasing the project if desirable or necessary because of funding constraints and/or to maintain operations during renovation or construction. ■ Provide detailed floor plan drawings for remodeled or newly constructed space. ■ Provide detailed price estimates for the entire project according to the following schedule: * Site work * Structural changes for renovation * Mechanical and electrical for renovation * New construction * Renovation costs 1.2 TIME. The Architect shall perform the Architect's services as expeditiously as is consistent with professional skill and care and the orderly progress of the work. Upon request of the Owner, the Architect shall submit for the Owner's approval, a schedule for the performance of the Architect's services which shall be adjusted as required as the project proceeds, and shall include allowances for periods of time required for the Owner's review and approval of submissions and for approvals of authorities having jurisdiction over the project. This schedule, when approved by the Owner, shall not, except for reasonable cause, be exceeded by the Architect. AIA DOCUMENT B727 • SPECIAL SERVICES AGREEMENT • JUNE 1979 EDITION • AIAe • C1979 8727 -1979 2 THE AMERICAN' INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D.C. 2DDD6 TERMS AND CONDITIONS OF AGREEMENT BETWEEN OWNER AND ARCHITECT ARTICLE 2 THE OWNER'S RESPONSIBILITIES 2.1 The Owner shall provide full information regarding requirements for the Project. 2.2 The Owner shall designate, when necessary, a rep- resentative authorized to act in the Owner's behalf with respect to the Project. The Owner or such authorized representative shall examine the documents submitted by the Architect and shall render decisions pertaining thereto promptly, to avoid unreasonable delay in the progress of the Architect's services. 2.3 The Owner shall furnish required information as ex- peditiously as necessary for the orderly progress of the Work, and the Architect shall be entitled to rely upon the accuracy and completeness thereof. ARTICLE 3 DIRECT SALARY AND DIRECT PERSONNEL EXPENSE 3.1 Direct Salary Expense is defined as the direct salaries of all the Architect's personnel engaged on the Project, but does not include the cost of contributions and bene- fits related thereto, whether mandatory or customary, as described in Paragraph 3.2, and included in Direct Per- sonnel Expense. 3.2 Direct Personnel Expense is defined as the direct salaries of all the Architect's personnel engaged on the Project, and the portion of the cost of their mandatory and customary contributions and benefits related thereto, such as employment taxes and other statutory employee benefits, insurance, sick leave, holidays, vacations, pen- sions, and similar contributions and benefits. ARTICLE 4 REIMBURSABLE EXPENSES 4.1 Reimbursable Expenses are in addition to the Archi- tect's compensation and include actual expenditures made by the Architect and the Architect's employees and consultants in the interest of the Project for the expenses listed in the following Subparagraphs: .1 expense of transportation and living expenses in connection with out-of-town travel authorized by the Owner, .2 long distance communications, .3 fees paid for securing approvals of authorities hav- ing jurisdiction over the Project, .4 reproductions, .5 postage and handling of documents, .6 renderings and models requested by the Owner, .7 data processing and photographic production techniques when used in connection with Addi- tional Services, .8 expense of overtime work requiring higher than regular rates, if authorized by the Owner. ARTICLE 5 PAYMENTS TO THE ARCHITECT 5.1 Payments on account of the Architect's services, and for Reimbursable Expenses as defined in Article 4, shall be made monthly upon presentation of the Architect's state- ment of services rendered or as otherwise provided in this Agreement. 5.2 An initial payment as set forth in Paragraph 10.1 is the minimum payment under this Agreement. 5.3 If the Project is suspended or abandoned in whole or in part for more than three months, the Architect shall be compensated for all services performed prior to re- ceipt of written notice from the Owner of such suspen- sion or abandonment, together with Reimbursable Ex- penses then due and all Termination Expenses as defined in Paragraph 8.4. If the Project is resumed after being suspended for more than three months, the Architect's compensation shall be equitably adjusted. ARTICLE 6 ARCHITECT'S ACCOUNTING RECORDS 6.1 Records of Reimbursable Expenses and expenses pertaining to services performed on the basis of a Multiple of Direct Salary or Direct Personnel Expense shall be kept on the basis of generally accepted accounting principles and shall be available to the Owner or the Owner's authorized representative at mutually convenient times. ARTICLE 7 ARBITRATION 7.1 All claims, disputes and other matters in question between the parties to this Agreement arising out of or relating to this Agreement or the breach thereof, shall be decided by arbitration in accordance with the Construc- tion Industry Arbitration Rules of the American Arbitra- tion Association then obtaining unless the parties mutu- ally agree otherwise. No arbitration arising out of or re- lating to this Agreement shall include, by consolidation, joinder or in any other manner, any additional person not a party to this Agreement except by written consent con- taining a specific reference to this Agreement and signed by the Architect, the Owner and any other person sought to be joined. Any consent to arbitration involving an additional person or persons shall not constitute consent to arbitration of any dispute not described therein or with any person not named or described therein. This agree- ment to arbitrate and any agreement to arbitrate with an additional person or persons duly consented to by the parties to this Agreement shall be specifically enforceable under the prevailing arbitration law. 7.2 Notice of the demand for arbitration shall be filed in writing with the other party to this Agreement and with the American Arbitration Association. The demand shall be made within a reasonable time after the claim, dispute or other matter in question has arisen. In no event shall the demand for arbitration be made after the date when institution of legal or equitable proceedings based on such claim, dispute or other matter in question would be barred by the applicable statute of limitations. AIA DOCUMENT B727 • SPECIAL SERVICES AGREEMENT • JUNE 1979 EDITION • AIA® . ©1979 THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D.C. 2ODD6 B727-1979 3 7.3 The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. ARTICLE 8 TERMINATION OF AGREEMENT 8.1 This Agreement may be terminated by either party upon seven days' written notice should the other party fail substantially to perform in accordance with its terms through no fault of the party initiating the termination. 8.2 This Agreement may be terminated by the Owner upon at least seven days' written notice to the Architect in the event that the Project is permanently abandoned. 8.3 In the event of termination not the fault of the Architect, the Architect shall be compensated for all ser- vices performed to the termination date, together with Reimbursable Expenses then due and all Termination Ex- penses as defined in Paragraph 8.4. 8.4 Termination Expenses are defined as Reimbursable Expenses directly attributable to termination for which the Architect is not otherwise compensated, plusan amount computed as a percentage of the compensation earned to the time of termination, as follows: For Services provided on a Multiple of Direct Salary or Direct Personnel Expense basis, 20% of the total expenses incurred to the time of termination; For Services provided on a Fixed Fee basis, 10% of the Fixed Fee earned to the time of termination. ARTICLE 9 MISCELLANEOUS PROVISIONS 9.1 Unless otherwise specified, this Agreement shall be governed by the law of the principal place of business of the Architect. 9.2 As between the parties to this Agreement: as to all acts or failures to act by either party to this Agreement, any applicable statute of limitations shall commence to run and any alleged cause of action shall be deemed to have accrued in any and all events not later than the date payment is due to the Architect pursuant to Article 5. 9.3 The Owner and the Architect, respectively, bind themselves, their partners, successors, assigns and legal representatives to the other party to this Agreement and to the partners, successors, assigns and legal representa- tives of such other party with respect to all covenants of this Agreement. Neither the Owner nor the Architect shall assign, sublet or transfer any interest in this Agreement without the written consent of the other. 9.4 This Agreement represents the entire and integrated agreement between the Owner and the Architect and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be amended only by written instrument signed by both Owner and Architect. AIA DOCUMENT B727 • SPECIAL SERVICES AGREEMENT • JUNE 1979 EDITION • AIA® • ©1979 THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D.C. 20006 8727-1979 4 ARTICLE 10 BASIS OF COMPENSATION The Owner shall compensate the Architect for the services provided, in accordance with Article 5, Payments to the Archi- tect, and the other Terms and Conditions of this Agreement, as follows: 10.1 AN INITIAL PAYMENT of none required dollars ($ -0- 1 Shall be made upon execution of this Agreement and credited to the Owner's account as follows: 10.2 COMPENSATION FOR THE ARCHITECT'S SERVICES, as described in Article 1, Architect's Services, shall be com- puted as follows: (Here insert basis of compensation, including fixed amounts, multiples or percentages, and identify the services to which particular methods of compen. sation apply, if necessary.) Compensation shall be based on reimbursable expenses as defined in Article 4 plus personnel expenses as provided in the following wage rate schedule. In no case shall the total fee for the Phase I study, inclusive of reimbursable expenses, exceed one hundred and fifteen thousand dollars ($115,000.00) except in the instance of an Owner approved change of scope. WAGE RATE SCHEDULE CLASSIFICATION RATE Principal...............................................................................................................$95.00 / Hour ProjectManager...................................................................................................$75.00 / Hour ProjectEngineer...................................................................................................$70.00 / Hour Project Architect...................................................................................................$65.00 / Hour DesignArchitect...................................................................................................$60.00 / Hour DesignEngineer...................................................................................................$55.00 / Hour InteriorDesigner...................................................................................................$50.00 / Hour DesignTechnician................................................................................................$45.00 / Hour Administrative......................................................................................................$35.00 / Hour 10.3 FOR REIMBURSABLE EXPENSES, as described in Article 4, and any other items included in Article 11 as Reimburs- able Expenses, a multiple of One ( 1 ) times the amounts expended by the Architect, the Architect's employees and consultants in the interest of the Project. 10.4 Payments due the Architect and unpaid under this Agreement shall bear interest from the date payment is due at the rate entered below, or in the absence thereof, at the legal rate prevailing at the principal place of business of the Architect. (Here insert any rate of interest agreed upon.) Interest rate of eighteen percent (18%) per annum. (Usury laws and requirements under the federal Truth in Lending Act, similar state and local consumer credit laws and other regulations at the Owner's and Architect's principal places of business, the location of the Project and elsewhere may affect the validity of this provision. Specific legal advice should be obtained with respect to deletion, modification or other requirements such as written disclosures or waiven.) AIA DOCUMENT B727 • SPECIAL SERVICES AGREEMENT • JUNE 19:9 EDITION • AIA® . 019:9 THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D.C. 2ODD6 8727-1979 5 10.5 The Owner and the Architect agree in accordance with the Terms and Conditions of this Agreement that: 10.5.1 IF THE SCOPE of the Project or of the Architect's services is changed materially, the amounts of compensa- tion shall be equitably adjusted. 10.5.2 IF THE SERVICES covered by this Agreement have not been completed within ( 12 ) months of the date hereof, through no fault of the Architect, the amounts of compensation, rates and multiples set forth herein shall be equitably adjusted. ARTICLE 11 OTHER CONDITIONS RESPONSIBILITIES OF KODIAK ISLAND BOROUGH During the course of the study, the Borough will be responsible for: Providing the architectural/planning firm with current architectural drawings as they exist to date for the purpose of allowing the firm to make necessary copies for their use in the study. Providing access to the building and the individuals who have responsibility for the maintenance and upkeep of the building. Providing access to demographic and market information available to the Hospital and/or the Borough. This Agreement entered into as of the day 2nd year first written above. OWNER KODIAK ISLAND BOROUGH ARCHITECT P OCH SKA & L5SOG44ES (Signature) - (Sign - Jerome M. Selby, Borough Mayor Donald F. Prochaska, AIA, President (Printed name at# title)A (Printed name and title) AIA DOCUMENT7 • SPECIAL SERVICES AGREEMENT • JUNE 1979 EDITION • AIA® • ©1979 THE AMERICAN 1. ITITUTE OF ARCHITECTS, 1735 NEW PORK AVE., RW., WASHINGTON, D.C. 20006 8727-1979 6 Kodiak Island Borough AGENDA STATEMENT Meeting of: May 6, 1993 Contract No. 92-48 Amendment ITEM NO. 12.D.6 Contract No. 92-48 Contract 92-48 betwen Kodiak Island Borough and Prochaska & Associates is to be amended to focus on Option A, remodel and add to the existing hospital site, for the remainder of the contract and do no further work on Options B & C at the new site. FISCAL NOTES [X] N/A Expenditure Amount Required Budgeted APPROVAL FOR AGENDA: Mayor RECOMMENDED ACTION: Move to amend Contract No. 92-48 with Prochaska & Associates within the existing contract, to focus on Option A, remodel and add to the existing hospital site, for the remainder of the contract and do no further work on Options B & C at the new site. Kodiak Island Borough TO Kodiak Island Borough Assembly FROM Kodiak Island Hospital Advisory Board DATE May 6, 1993 SUBJECT Prochaska & Associates, Contract No. 92-48 After due consideration of option presented by Prochaska & Associates, the Hospital Advisory Board recommends to the Borough Assembly that Option A be pursued. ITEM NO. ZA Kodiak Island Borough AGENDA STATEMENT Meeting of: December 17, 1992 eta -�{ Contract No. ITEM TITLE: Contract Award - Development of a plan for the replacement of Kodiak Island Borough Hospital. SUMMARY STATEMENT The Architectural Review Board met December 8, 1992 and selected three firms from seven respondents to make oral presentations on December 15, 1992. Those firms were: Hospital Building & Equipment, St. Louis, MO; Prochaska & Associates, Omaha, NE: and Kaplan, McLaughlin & Diaz, San Francisco, CA. The oral presentations were made and the Architectural Review Board chose to recommend of to perform the study in an amount not to exceed $ FISCAL NOTES [ I N/A Expenditure Amount Required Budgeted APPROVAL FOR AGENDA: RECOMMENDED ACTION: Kodiak Island Borough MEMORANDUM December 16, 1992 TO: Assembly Members - Kodiak Island Borough Thru: Jerome M. Selby, Mayor - Kodiak Island Borough FROM: Steve Hobgood, Director - Facilities/Engineering 54� SUBJECT: Development of a Comprehensive Space and Remodeling plan for the Kodiak Island Borough Hospital and a Plan for the Replacement of Kodiak Island Borough Hospital. Proposals were solicited for professional services to develop a comprehensive space and remodeling plan for the existing Kodiak Island Borough Hospital and also a plan for the replacement of the Kodiak Island Borough Hospital. Request For Proposals were sent to approximately fifty-six firms with a closing date of November 15, 1992. Seven proposals were received on each request from the following firms: Hospital Building & Equipment Company (HBE) $ 100,000.00 St. Louis, Mo. Mills, John & Rigdon Architects $ 270,600.00 Seattle, Wa. Beery $ 379,550.00 Seattle, Wa. ECI/Hyer, Inc. $ 87,000.00 Anchorage, Ak. & Seattle, Wa. Livingston Slone $ 198,486.00 Anchorage, Ak. Prochaska & Associates $ 115,000.00 Omaha, Neb. Kaplan/McLaughlin/Diaz in association with $ 98,000.00 Kumin Associates San Francisco, Ca. & Anchorage, Ak. The proposals were evaluated by the Architectural Review Board on December 8, 1992 with the intent to create a short list and invite those firms to Kodiak for oral presentations. Criteria was established with a system of 150 points using the twelve questions asked in the RFP and review of the firm as a whole. The Board agreed on three firms for oral presentations: Prochaska & Associates, Omaha, Neb. Hospital Building & Equipment, St. Louis, Mo. Kaplan/McLaughlin/Diaz, San Francisco, Ca. Oral presentations were given to the Architectural Review Board on December 15, 1992 with the recommendation that a contract award be given to Prochaska & Associates. June 15, 1993 Jerome M. Selby, Mayor Kodiak Island Borough 710 Mill Bay Road Kodiak, Alaska 99615-6983 RE: Master Plan Phasing Options Dear Jerome: Enclosed are twelve (12) copies of the Master Plan Phasing Option booklets. Steve has requested two additional copies. He said he would give one to Ed Myers. We are tentatively scheduled to be in Kodiak Wednesday, June 30 and Thursday, July 1 for User Group interviews with Hospital Staff to continue to refine the Schematic Plan. We would be happy to meet with your assembly again at 12:00 PM July 1 for an overview of the Phasing Package, as you suggested. We look forward to seeing you all again. Sincerely, PROCHASKA & ASSOCIATES �WA �r� ItY Steven A. Riley, AIA Vice President SAR:bjm Enclosures Prochaska & Associates 11317 Chicago Circle Omaha, Nebraska 681 54-2 63 3 402 334 0755 FAX 402 334 0663 Planning Architecture Engineering Omaha Interiors & Facility Management San Francisco • Washington DC MASTER PLAN PHASING OPTIONS KODIAK ISLAND BOROUGH HOSPITAL KODIAK, ALASKA NNE 16, 1993 TABLE OF CONTENTS Model Photographs Site Plan View .................................................. 1 SouthElevation View ............................................ 2 Schematic Floor Plans - Option "A" Existing Floor Plan and Alterations .................................. 3 First Level - Connector and Elevator Lobby ........................... 4 Second Level - Diagnostic & Treatment Services ........................ 5 Third Level- Nursing ............................................ 6 Schematic South Elevation Study ......................................... 7 Project Cost Projections Phased Facilities Improvement Program ........... .... ..... ....... 8 Phase 1 - Site Preparation and Pre -Construction Phase (1993) ....... 8 Phase 2 - Construction of New Addition with Third Level Shell - ..... 9 Option "A" (1994 and 1995) Phase 3 - Finishing of Third Level Shell - Nursing (1996) ........... 9 Phase 4 - Renovation of the Existing Hospital Facility (1997) ....... 10 Total Phased Project Costs .................................. 10 Single Project (Non -Phased) Facilities Improvement Program ............. 11 Additional Options ............................................. 11 % �� ,ly = FA K 3 O O 4 w� v q 3 fillK .cam Ra0 4 4d 0 q) m G U �e K-4 11 N h 0. 51. t 0 0 •� ti � Q y ti Q 0`, MASTER PLAN PHASING OPTIONS KODIAK ISLAND BOROUGH HOSPITAL KODIAK ALASKA June 16, 1993 OPTION "A" Project Cost Projections of the New Addition and Alterations. 1994 Construction Bid Market: Phases 1 and 2 Costs Escalated 5% per year: Phases 3 and 4 NEW ALTERATIONS CONSTRUCTIi FIRST LEVEL: New Construction: 2,200 GSF Alterations: 11,500 GSF SECOND LEVEL: New Construction: 20,800 GSF THIRD LEVEL: New Construction: 15,700 GSF --------------- TOTAL 11,500 GSF --------------- 38,700 GSF PHASED FACILITIES IMPROVEMENT PROGRAM PHASE 1- Site Preparation and Pre -Construction Phase (1993) PROJECT BUDGET PROJECTION: Excavations and Grading $ 1,500,000 Contingency @ 6% $ 90,000 --------------- Construction Budget Total $ 1,590,000 Miscellaneous Project Expenses (10%) $ 159,000 (Includes: A/E Consultant Fees, Soil Testing, Surveys, Builder's Insurance, Building Permits) --------------- Phase 1 Project Costs $ 1,749,000 9 PHASE 2 - Construction of New Addition with Third Level Shell - Option "A" (1994 & 1995) PROJECT BUDGET PROJECTION: New Construction First & Second Levels $ 6,900,000 23,000 GSF @ $300/SF Third Level Shell Space $ 2,355,000 15,700 GSF @ $150/SF Contingency @ 6% $ 555,300 Construction Budget Total --------------- $ 9,810,300 Miscellaneous Project Expenses (14%) $ 1,373,400 (Includes: A/E Consultant Fees, * Movable Equipment, Interior Fur- nishings and Signage, Concrete Testing, Surveys, Builder's Insurance, Building Permits) Phase 2 Project Costs --------------- $11,183,700 NOTE: Equipment Budget does not include major Radiographic Equipment, Cost of Special Equipment should be verified with Hospital Administration and User Groups at a later date. PHASE 3 - Finishing of Third Level Shell - Nursing (1996) PROJECT BUDGET PROJECTION: Finish Third Level Shell $ 2,590,500 15,700 GSF @ $165/SF Contingency @ 6% $ 155,400 --------------- Construction Budget Total $ 2,745,900 Miscellaneous Project Expenses (20%) $ 549,200 (Includes: A/E Consultant Fees, Movable Equipment, Interior Fur- nishings and Signage, Builder's Insurance, Building Permits) Phase 3 Project Costs $ 3,295,100 V PHASE 4 - Renovation of the Existing Hospital Facility (1997) PROJECT BUDGET PROJECTION: Alterations $ 1,587,000 11,500 GSF @ $138/SF Contingency @ 6% $ 95,200 Construction Budget Total -- $ ------------ 1,682,200 Miscellaneous Project Expenses (13%) $ 218,700 (Includes: A/E Consultant Fees, Interior Furnishings and Signage, Builder's Insurance, Building Per- mits) --------------- Phase 4 Project Costs $ 1,900,900 TOTAL PHASED PROJECT COSTS: Phase 1 $ 1,749,000 Phase 2 $11,183,700 Phase 3 $ 3,295,100 Phase 4 $ 1,900,900 Total Project Costs $18,128,700 10 SINGLE PROJECT (NON -PHASED) FACILITIES IMPROVEMENT PROGRAM PROJECT BUDGET PROJECTION: New Construction $11,610,000 38,700 GSF @ $300/SF Alterations $ 1,380,000 11,500 GSF @ $120/SF Excavations & Grading $ 1,500,000 Contingency @ 6% $ 869,400 Construction Budget Total --- ----------- $15,359,400 Miscellaneous Project Expenses (15%) $ 2,303,900 (Includes: A/E Consultant Fees, Movable Equipment, Interior Fur- nishings and Signage, Soil and Concrete Testing, Surveys, Builder's Insurance, Building Permits) Project Costs --------------- $17,633,300 ADDITIONAL OPTIONS PHASE 2 - Construction of Additional First Level Shell Spaces (1994 & 1995) FIRST LEVEL Option "A-1" Unfinished Shell Space $ 718,800 5,990 GSF @ $120/SF Option -A-2- Unfinished Shell Space $ 572,300 5,450 GSF @ $105/SF 11