A blog about Marinwood-Lucas Valley and the Marin Housing Element, politics, economics and social policy. The MOST DANGEROUS BLOG in Marinwood-Lucas Valley.
Architect Bill Hansell explains his "drive through" maintenance shed compound to Marinwood CSD Parks and Recreation department on April 24, 2018. Only five members of the public were invited to attend while the rest of the public was in the dark. The CSD violated the Brown Act .
Bill Hansells design is obviously flawed from a workflow standpoint. The dimensions do not support the activities he proposes. Recently, he has downplayed the parking garage and says these are workshops. If so, this means our equipment will be out in the rain and subject to vandalism. Wasn't security and storage an essential goal of the project?
If I didn't see the above letter, I wouldn't believe how badly Architect Bill Hansell has behaved. In February 2018, Marinwood CSD manager Eric Dreikosen hired an "unnamed architect" for the Marinwood Maintenance shed project for the "all inclusive price of $12,000". Later, we found out that it was former CSD Director, Bill Hansell who had hired Eric Dreikosen in 2016. Why wasn't this revealed? I have gotten to know Bill Hansell over the years and know while he can be intemperate at times, he also has a positive vision for the community which I share. From the start of this project I have wanted to work with Bill but it was not to be. Hansells billing stopped before reaching $12,000 and he has worked many hours from May 2018 until December 2018. We simply wanted to know how much his services are costing the district. Already, Hansell pushed the design from a small 1200 sf garage to a 4400 square foot compound that easily will cost at least five times the original proposal in 2017. He refused to meet with the public to work out our concerns with the size, location and environment. Despite a large petition of residents asking for a public process to examine alternative designs, the Marinwood CSD has attempted to seek a Design Review Exemption that would prevent a public hearing on the Marinwood CSD proposal. (There are many issues of concern to be considered). Now, Hansell is behaving quite poorly, as though a request for financial accountability is unwarranted and his character is being maligned. We will let you judge it for yourself. Is Hansell Design's billing practice acceptable for a public project?
Do Taxpayers Owe HansellDesign $42,000 for a drawing?
Hansell Design was hired secretly by Eric Dreikosen, Marinwood CSD manager on February 14, 2018 after the board approved the "mystery architect" at the February 13, 2018 Marinwood CSD meeting. Bill Hansell, former CSD Director HIRED Eric Dreikosen in 2016 as the Marinwood CSD Manager despite lacking any government agency or accounting experience. ============================================================================ Here is a clip from the February 13 2018 meeting where Mr Dreikosen presents his choice of architect at an estimated cost of $12,000. Notice his lack of details about the identity of the architect, how he was chosen and the total amount to be paid by the CSD.
Here is how Eric Dreikosen responded to a question from the public regarding his representation of the architects costs at the February 13, 2018 Marinwood CSD meeting:
"It appears that comments made at a board meeting regarding architect costs are being taken out of context and are not representative of what was stated.
It was not stated that the architect cost estimate for the entire project was $12,000. What was stated is that for projects such as the maintenance facility, soft costs are approximated at an additional 20% of construction costs typically. Of that 20%, architect services typically account for 60% of the 20%. Based on that formula, I used an example of if construction costs are $100,000, soft costs would be an additional $20,000 with architect fees accounting for $12,000 of the $20,000. $100,000 is the same construction cost figure provided and used by the other architect who submitted a proposal."
Does that sound like an accurate description of the February 2018 Marinwood CSD meeting to you?
Immediately after receiving the commission, Hansell Design billed $11,931.73 by May 2018. This is $6,000 per month. As of November 2018, we can expect that we owe Hansell Design another $30,000 but we cannot be certain. Since then the board has refused to acknowledge the growing cost of HansellDesign who has worked an additional five months without submitting bills or even timesheets. HansellDesign is billing at $125/hour plus expenses. Surely his costs have grown substantially and still the project is in the "drawing phase" Those of us who are paying close attention are appalled at the lack of rigor, misstatements and questionable bookkeeping. It is corrupt business practice and collusion. Multiple government contracting laws are being broken and it could rise to a felony criminal investigation. Government employees are not allowed to hide costs from the citizens nor can they collude privately with individuals. As much as it pains me to say so, the project should be halted immediately until a full investigation can happen. We need a new maintenance facility. A one similar to size and scale of McInnis Park (1200 sf) will be more than adequate and cause minimal disturbance to Marinwood Park. It is time to stop wasting money on a White Elephant project that will destroy a large area of our park that is to be used for recreation and nature preservation.
"A client can control the number of hours worked on a project by adding a "not-to-exceed this amount" in their contract with the firm. "Almost nobody gets away with charging hourly without a cap," Deamer says." Editor's Note: Except the Marinwood CSD Architect and Former CSD Director, Bill Hansell
If you feel in-the-dark as to how architects charge for their work, you’re in good company—it’s a system that mystifies architects, too. In 1990, the government enacted the Sherman Act, a law that made it illegal for the American Institute of Architects to offer fee recommendations to architecture firms. It means that architects must act on their own while deciding fees, and they’re allowed to set prices any way they see fit.
The result, however, is that "nobody talks about it," says Peggy Deamer of the Architecture Lobby, an organization that advocates for the value of architect’s work. "It’s all word of mouth [regarding what other firms charge]. There are no set prices."
What it often boils down to, Deamer says, is "what to charge so that I can get a client." The fluctuation regarding prices affects clients, too. Deamer feels that there’s often less-than-ideal communication between firms and clients about the amount of work that goes into architecture projects, what architects’ deserve for their time, and how that plays out in the fee structures.
However, there are basic structures that clients should familiarize themselves with, and discuss with their architect, before moving ahead on any design project. Here’s a breakdown of what you can expect.
Hourly rates
This is pretty straightforward: Architects will bill you for the hours worked on the project. Prices will differ depending on the project and the location you’re in, but can come in around $150 per hour or higher to work with a firm’s principal.
The hourly fee can be problematic, says Deamer, because "While we’re excited to be paid for the work we’ve done, we always have to back down on what we charge, because the client wouldn’t believe how many hours we spent on a project."
A client can control the number of hours worked on a project by adding a "not-to-exceed this amount" in their contract with the firm. "Almost nobody gets away with charging hourly without a cap," Deamer says. EDITOR'S NOTE: Marinwood CSD has given ZERO budget constraints for the architect for the Marinwood Maintenance Compound. Bill Hansell, architect is a former Marinwood CSD director and hired the current Marinwood CSD manager, Eric Dreikosen. Dreikosen said in March 2018, that Hansells fees will be $12,000 all inclusive but by May 2018, Hansell had bills totalling $11,500. He has not submitted bills for the last five months despite much work done on the project. The CSD will NOT REVEAL HANSELL's COST to the public. At best, this is poor business practice. At worst, it is the illegal channeling of public resources and should result in immediate action.
Architecture firms may charge hourly for some parts of the design process, but not all. "Often we’ll start charging hourly, because people don’t always know what they want to do when they start the project," says Dylan Chappell, founder of his firm Dylan Chappell Architects.
A firm may charge hourly to come up with a concept design that will show the client the scope of work ahead. "Once we know what the project is, we can move to a more permanent fee structure," he says.
Smaller and moderate sized architecture firms tend to be flexible in working with different fee structures with clients, according to Chappell. "Some larger firms may have a ‘this is how we do it’ attitude," he notes.
Fixed-fee
A fixed-fee contract with your architect will state the set amount that they will charge. "Clients like that," says Deamer, "And the [architect’s] angst about what you can charge hourly goes away with a flat fee."
But usually, architects will not settle on a fixed-price contract until they known exactly what the project entails—thus, the need to charge hourly for work in the beginning stages.
The fixed fee is typically used for smaller-scale projects, according to Chappell. Think removing a wall or adding a bathroom. "It’s cut and dry. We already know the scope of the project," he says.
Percentage of construction costs
For larger projects, there’s a good chance your architect fee will be calculated as a percentage of the construction costs. This fee structure doesn’t come without its challenges: "Figuring out what the construction pricing will be is extremely difficult, because it varies a lot," explains Sebastian Donovan, partner at Architect Construction Services (ACS), a construction firm based in New York.
But here’s how it works: The client hires an architecture firm, who comes up with a design. When the firm is ready to send a project out to bid, they’ll invite contractors to bid on the project. ("Up until that moment, [your firm] is assuming the construction costs," says Deamer.)
Those contractors will provide their bid, and the client will select one. The client sets up a separate contract with their contractor, and that price will be calculated as a certain percentage to determine the architect’s separate fee.
As for the percentage charged by the architect? "It’s a sliding scale affected by how big the firm is and the size of the project," says Donovan. It could range anywhere from 8 to 20 percent, so be sure to ask your architect what percentage they typically charge for various projects before you start any work.
If a firm charges less, they may only offer basic services or drawings to obtain a building permit. If they charge on the upper end, expect the full package deal, with full services and drawings to take you through the construction process.
To help eliminate early questions about the budget, Deamer recommends that the client asks the architect to take on a contractor that they trust and have worked with before. By eliminating the bidding process, you don’t have the guesswork that goes into pricing.
"Along the way, as they develop the design, the architect can check in with the contractor and bring in the budget," Deamer says. "When jobs come in closer to the budget, everybody wins."
No matter what fee structure you work with, you must be realistic about your budget. "Clients will want a half-a-million-dollar project, but only want to spend $250K," says Chappell. He notes that there’s often a discrepancy between clients who envision their dream project and what architects can actually do with the budget at hand.
He says that a helpful method for clients working with architects in the early stage is to move backwards from their set budget. From there, they can take into account not only the estimated construction costs, but soft costs not associated with construction—the architect’s fee, permitting fees, unexpected costs like a soil report or new water meter.
"You think you have $100,000 to spend? You really only have $80,000 for construction," Chappell says. But "Good contractors and good architects will try to inform you about the budget upfront. And any firm with repeat business will have a fee structure that they default to, and they will lay it right out for you.
Editor's Note: Even if Bill Hansell is not submitting bills, he should be submitting time sheets to justify billing at a later date. The public needs to know the cost of the proposed project ahead of time. Government contracting laws and ethics are being breached. Imagine if Marin County Board of Supervisors hired ex Supervisor Steve Kinsey without public review and refused to divulge what they are paying him. Do you think there might be legal consequences?
Resident asks why Architect Bill Hansell stopped billing just short of the $12,000 estimated fees in May 2018. He has likely tripled his fees but the Marinwood CSD is not recognizing the cost publicly. It is another example of the gross abuse of the public's trust and tax dollars
Architect Bill Hansell 's "public" presentation to the Marinwood CSD in May 2018. The board acts as if they have heard it before. Are they incurious about this major capital investment or did they actually decide this outside a public meeting in violation of the law?
The Marinwood CSD held a special session on March 25, 2013 to certify a letter concerning EIR issues with the Marinwood Village proposal.
-Bruce Anderson, former CSD director complained that the last meeting may have violated the Brown Act for noticing requirements . Tarey Read in a shameful act of intimidation and hyperbole claimed that civil penalties and jail time may befall the CSD board . All that happened was a detailed letter was submitted late but the letter was properly noticed to the public. Even Walter Dodds, former CSD director and attorney remarked that it was "a stretch" to claim a violation.
-Bill Hansel claimed that under no circumstances should the staff, email or signboards should be used for a candidates forum and debate. This is despite the fact, that the CSD has hosted MANY debates including the Adams vs Mazzoni debate in the last Board of Supervisor's race. Bill Hansel and Tarey Reed have objected to signboards to announce public meetings for years. The re-election of Bill Hansel and Tarey Reed was won by default when the notice of the election was not seen by the public in 2011 and ran unopposed.
-Damien Perry (husband of Izabel Perry and frequent Next Door contributor) claimed that the CSD is misappropriating "staff time" by looking at the EIR effects of the Marinwood Village proposal.
-Tarey Reed and Bill Hansel objected to any statement to support the "general welfare" of the Marinwood-Lucas Valley from over development.
The meeting was well attended but only a few people spoke. In the end, the EIR letter was approved unanimously.
Be sure to Attend the EIR scoping session held this Saturday, March 29th at the Lucas Valley Community Church at Las Gallinas and Lucas Valley Road. It is important for you to be heard. ONLY the comments received for the EIR will be considered in the final report. The County has voiced its opinion that the Marinwood Village project should be built at all costs. Only the community will stand against the unjust exploitation of over development. Be there.
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