Title
Report regarding a project update and two resolutions approving amendments to the Consulting Services Agreements with Kitchell CEM for program and construction management services and Dorman Associates for architectural design services for the Westborough Preschool Project. (Jacob Gilchrist, Director of Capital Projects)
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RECOMMENDATION
Recommendation
Staff recommends that the City Council receive a report regarding a project update and two resolutions approving amendments to the Consulting Services Agreements with Kitchell CEM for program and construction management services and Dorman Associates for architectural design services for the Westborough Preschool Project.
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BACKGROUND/DISCUSSION
Project Update
In 2021, staff was directed to explore a location for a new preschool in the Westborough neighborhood. An initial study of locating a preschool at Carter Park helped determine the needs of staff to run a new facility, but ultimately seismic concerns at Carter Park required that staff abandon the idea of building at Carter Park. After exploring other locations, in late 2022, the City Manager directed staff to proceed with exploring Westborough Park as a potential location. In spring 2024, Capital Projects staff recommended to City Council an award of professional services contract to Dorman Associates for the planning and design of a new preschool at Westborough Park. Since that time, staff and the design team have explored Westborough Park and developed a preliminary plan for a new preschool.
The proposed plan imagines a new facility near Fire Station 64 and separate from the existing Alice Bulos Community Center where there are currently three preschool classrooms, one in the main building and two in the adjacent modular-construction classrooms. The all-new five-classroom preschool allows for a dedicated building and playground, freeing up the existing playground and building for other neighborhood needs. While there will be an impact on the park, staff is working with the design to minimize impact to the park while also looking for opportunities to make park improvements. One example is a new ADA-compliant accessible pedestrian route to the tennis courts, a legally required feature that has never been developed at Westborough Park. Additionally, there will a new two-stall bathroom, or potentially Throne restroom, provided for public use, conveniently relocated closer to the picnic shelter and public playground.
For their part, the architects have offered the following statement on their design intent for the building:
“Dorman Associate’s approach to early childhood education design is about crafting environments that nurture curiosity, independence, and a sense of security. The building design incorporates a residential scale which allows the spaces to feel familiar and inviting to children and creates an environment where they can explore freely while feeling safe and supported.
A single, clearly defined entry serves as the transition point between the outside world and the learning environment. Positioned at the parking drop-off area, this entry provides a direct and secure route for caretakers and children. Administrative offices overlook both the parking lot and entryway, ensuring clear sightlines and an added layer of security. This layout intentionally allows the entry space to function as both a welcoming hub and a controlled gateway to the classrooms and play areas.
Inside the classrooms, natural light, fresh air, and a strong connection to the outdoors define the experience. Open, flexible spaces integrate child-friendly toilet areas and teacher support pods, ensuring continuous visibility and ease of supervision. Low- to zero-VOC materials uphold a high standard of indoor air quality, creating a healthy environment for learning and play.
Seamless indoor-outdoor connections are central to the design. Each classroom has direct access to the outdoor play area, reinforcing the essential relationship between children and nature. Outside, there is a shared covered outdoor classroom area as well as a variety of natural textures to encourage movement, exploration, and hands-on engagement with the natural world. This new proximity between the classrooms and play area will allow for a direct flow indoors and out to allow teachers more flexibility in their incorporation of outdoor play into the daily routine”
The landscape architects from the design company BASE provided this statement about their approach to the outdoor learning environment:
“Outdoor nature play provides an opportunity for children to practice their social and emotional skills, including safe risk taking and problem solving. It invites children to learn and explore the natural environment, such as experiencing seasons, playing with dirt and water, observing plants, and watching birds and insects. Nature-oriented outdoor activities promote physical health. Children build gross motor skills, such as coordination, balance, and body awareness, when they freely run, jump, and climb outdoors. Playing outdoors at natural play playground areas has benefits for both young children and their educators. The design of the center’s play area incorporates these features using natural elements such as logs and play structures that will challenge and offer diverse experiences for the different age groups.”
Program and Construction Management Services Contract Amendment
In March 2023, Council approved a professional services agreement with Kitchell CEM of San Francisco for project management services for the design and construction of preschool facilities at 840 West Orange Avenue and Westborough Park for a total of $1,353,609. Because at the time the 840 West Orange project was a priority, the scope of work included full services from design through the completion of construction for West Orange and services through the development of the design for Westborough Park. Later in 2023, Council directed staff to prioritize the Westborough Park project and stop work on the 840 West Orange preschool conversion project. The attached resolution memorializes the increase in contract for Westborough Park, as the reduction in fee for 840 West Orange Avenue does not require Council action. The contract amount for West Orange Avenue will be refunded to the Childcare Impact Fee account. The refund from 840 West Orange Avenue is $957,811 while the increase for Westborough Park is $753,687 for a total contract reduction of $204,124.
Architectural Services Contract Amendment
In May 2024, Council approved a professional services agreement with Dorman Associates of Mill Valley for the design of Westborough Preschool for a contract amount of $587,846. At that time, staff anticipated a 60-student expansion of the existing facility at Alice Bulos Community Center. Staff explained in the staff report that Dorman’s fee reflects a scope that includes a new playground and prefabricated modular construction and that, if this scope changed, staff would return to Council to request an amendment to Dorman’s contract, likely to increase to approximately $800,000 total if the project shifted to a traditional construction project adjacent to the Bulos Center. After significant site investigation and discussions regarding the future needs at the Bulos Center, staff explored an all-new preschool facility separate from the Bulos Center that will serve approximately 100 children with 5 classrooms and a dedicated play area. This facility, as proposed, is a traditional construction project. Dorman’s total fee for this design is over the $800,000 estimate, at $1,095,186. While this fee is nearly twice the original architect fee, the scope of work has doubled as a result of the new location. Staff recommends this approach as it allows for the Bulos Center to provide other services for the neighborhood, creates improved accessibility at Westborough Park, and increases the preschool children served by over sixty percent.
Schedule
If work continues as planned, preschool construction should begin in Spring 2026 and take approximately 15 months. Staff is currently exploring an early phase of work to address site utilities, service vehicle access, and replacement of the restroom. Staff will provide updates to Council as work progresses.
Budget
The project currently has $9 million allocated from Childcare Impact Fees. Congressman Mullin is supporting an earmark of $850,000 in federal funding. As currently designed, the project team believes the project cost may be in the range of $12-13 million, $2 million of which is attributed to park improvements, including improved access for disabled residents, and replacing the outdoor restroom building. While significantly higher than the original $9 million, the original budget appropriations were not tied to a specific site or project scope. Since the time of those appropriations, the overall construction field has experienced extraordinary levels of inflation. Lastly, building this new facility in an existing park is expensive because of the need for additional site work and relocation of park elements, but this is less expensive than acquiring property at a separate location.
FISCAL IMPACT
The project is included in the City of South San Francisco’s Capital Improvement Program. Westborough Preschool received $9 million in appropriations over the last three fiscal years and a portion of those appropriations will fund these contract amendments. The funding source for the project is the Childcare Impact Fee Fund. As discussed above, if necessary, staff will request additional funding as the project progresses.
RELATIONSHIP TO STRATEGIC PLAN
Approval of this action will contribute to the City’s Strategic Plan. It aligns with Priority #2, which is focused on enhancing quality of life by building and maintaining a sustainable city, making our city a great place to live, learn, and play.
CONCLUSION
Staff recommends that Council approves two resolutions approving amendments to the Consulting Services Agreements with Kitchell CEM for program and construction management services and Dorman Associates for architectural design services for the Westborough Preschool Project.
Attachments:
1. Design Update Presentation