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HomeMy WebLinkAboutItem B: City Council Priority Issue - City Hall Complex EUGENE CITY COUNCIL AGENDA ITEM SUMMARY ~ Work Session: City Council Priority Issue - City Hall Complex Meeting Date: December 11, 2006 Department: Central Services www.eugene-or.gov Agenda Item Number: B Staff Contact: Mike Penwell Contact Telephone Number: 682-5547 ISSUE STATEMENT The purpose of the December 11, 2006, work session is to make decisions about the site for a new Eugene City Hall as the final step in completing the Development Plan Phase (Phase 2) prior to commencing the Implementation Plan Phase in 2007. BACKGROUND At the September 20, 2006, work session, the council voted to narrow site options for a new City Hall to two sites-the existing City Hall site and the Butterfly LotlRock N Rodeo site-for use in developing concept designs for a new City Hall. Input received at the fourth Community Forum held on November 2,2006, indicated a preference for the Butterfly LotlRock N Rodeo site over the existing City Hall site by a ratio of nearly 2 to 1. However, cost models for the concept designs on the two sites and cost information related to site acquisition had not yet been developed at the time of the Community Forum. At the November 20,2006, work session, the council voted to proceed with planning for a new City Hall with police patrol separate from City Hall and to revisit final site selection at the December 11 work session in order to gain additional information related to property acquisition costs. Site Selection Options Attachment A contains a summary of the pros and cons of the two potential City Hall Complex sites as derived from the technical work performed by the consultant team, discussions during council workshops and work sessions, comments received from the Mayor and City Council via e-mail, public comments and notes from community forums and other public involvement opportunities, and discussions between the City and Lane County. This summary is not meant to be exhaustive; it is intended to highlight the differences between the two sites. The primary advantages of the existing City Hall Site are the following: its larger size is more flexible for accommodating phasing over time; adjacency to other government buildings and City-owned property that could benefit phasing both in the near-term and long-term; and a lower overall cost, as it is already owned by the City. The primary disadvantages are the inconvenience and cost of moving twice and leasing temporary space, and removing a piece of Eugene's civic and architectural history. LICMOl2006 Council AgendasIM061211IS061211B.doc The primary advantages of the Butterfly Lot/Rock N Rodeo site are the following: its location closer to the heart of downtown; the opportunity to reestablish the NW Park Block and make a connection between the Park Blocks and the Hult Center; and the potential to re-use the existing City Hall building for a purpose that provides community benefit. The primary disadvantages of this site are the complexities and costs associated with acquisition. Property Acquisition Costs If the council selects the existing City Hall site for a new City Hall Complex, the estimated cost to demolish the existing building and prepare the site for construction is approximately $1 million. In addition, relocation costs for the existing City Hall functions are estimated to be approximately $2.52 million. (See the November 20,2006, Agenda Item Summary for complete cost models.) If the council selects the Butterfly Lot/Rock N Rodeo site for a new City Hall Complex, the City would likely either sell the existing site for market value estimated at approximately $2.8 million (an estimated $3.8 million for land cost minus the $1 million in demolition and site preparation costs) or provide for the reuse of the existing building for a purpose that would provide a non- monetary benefit to the community (such as DIVA's proposal to remodel the building as a Visual Arts Center). The latter option would likely require a substantial subsidy by the City in order to make the new venture financially feasible. The market value of the privately owned properties that comprise the Butterfly Lot/Rock N Rodeo site are estimated to be between $2.5 million and $3.5 million based on the recent purchase options secured by the City for the West Broadway properties. The estimated value of the County's property is $1.7 million. The cost of demolition and site preparation for the entire site is estimated at $375,000. Please refer to Attachment B for Comparative Site Costs. In addition to purchasing the County's property, the City would need to provide replacement parking for the 228 parking spaces at the Butterfly lot within 2-3 blocks of the Public Services Building (PSB). This could be achieved in one of three ways: 1) adding lI1z levels of additional underground parking below the new City Hall; 2) adding two or three levels of above-ground parking to a new City parking structure nearby; or 3) adding two levels to the existing county- owned PSB parking structure on 6th Avenue between Oak and Pearl Streets (the County's preferred option). The estimated total project costs associated with these parking options are: Underground parking in a new City Hall: $10.7 million Above-ground parking in a new structure: $5.8 million Adding parking decks to the PSB structure: $8.2 million Finally, the County considers the north half of the Butterfly lot as the preferred site for a future County Courthouse to eventually replace the existing courthouse across Oak Street. As such, consideration should be given by the City to providing a replacement site at least 1J4-block in size and either adjacent to or diagonal from the existing County Courthouse and PSB site. Concept Cost Models At the November 20,2006, work session, cost models were presented for 18 concept options based on three different concept designs for each site with three variations for each concept design representing the three police patrol options. After eliminating the six concept options showing police patrol within the City Hall Complex, 12 concept options remain. The comparative cost model summary for the 12 concept options is shown in Attachment C with the LICMOl2006 Council AgendasIM061211IS061211B.doc six concept options for the Butterfly Lot/Rock N Rodeo site revised to show the updated costs related to site acquisition. The total costs for the six concept options on the existing City Hall site range from $114.4 million to $118.4 million. The total costs for the six concept options on the Butterfly Lot/Rock N Rodeo site range from $126.8 million to $129.2 million, not including a replacement site for the County Courthouse. Additional Consultant Work As an alternative to selecting a site at the work session, the council could direct the design team to perform an additional study to investigate the opportunities and constraints of each site in more detail and, if desired by the council, present the results at an additional Community Forum. The study could include further development of the phasing possibilities for each site (in lieu of the complete 25 year build-out), future expansion opportunities beyond a 25-year build-out, a more informed concept design on each site, and the associated costs. Additional public input could then be received at a Community Forum to be held in February 2007. Materials from the additional study and results from the Community Forum would then be presented to the council in a work session in late February or early March. RELATED CITY POLICIES The City Hall Complex master planning and public participation process relates to the council goals of an effective, accountable municipal government, a safe community, and sustainable community growth and change. COUNCIL OPTIONS The council may decide to select a site for use in Schematic Design during the Implementation Plan Phase or direct the design team to perform additional study to investigate each site's opportunities, constraints, and costs in more detail prior to commencing the Implementation Plan Phase. Council may also decide to have the consultant team hold an additional Community Forum on site selection to inform the council's decision-making process. CITY MANAGER'S RECOMMENDATION Due to the greater flexibility and lower cost of the existing City Hall site, and the proximity to potential future expansion space, the City Manager recommends the existing City Hall site be carried forward for use in Schematic Design. SUGGESTED MOTION Move to select the existing City Hall site for use in Schematic Design. ATTACHMENTS A. Summary of Site Pros and Cons B. Comparative Site Costs C. Comparative Cost Model Summary D. Human Rights Commission Meeting Notes, November 21,2006 LICMOl2006 Council AgendasIM061211IS061211B.doc FOR MORE INFORMATION Staff Contact: Mike Penwell Telephone: 682-5547 Staff E-Mail: Michae1.j.penwell@ci.eugene.or.us LICMOl2006 Council AgendasIM061211IS061211B.doc Attachment A EUGENE CITY HALL COMPLEX Summary of Site Pros and Cons Existina City Hall Site Butterflv Lot/Rock N Rodeo Site Site Criteria Pros Cons Pros Cons Provides more flexibility for May encourage less efficient Requires compact vertical Provides less flexibility for Site Configuration design options use of the site development design options Provides more flexibility for May leave the site looking Assures more complete initial Provides less flexibility for phasing options underdeveloped for some years development of site phasing options Provides more flexibility for Provides limited flexibility for future expansion future expansion Closer to other governmental Further from the center of Further from some govern- Site Location agencies downtown Closer to center of downtown mental agencies Removes a piece of Eugene's Requires replacement of the Redevelops an underutilized site civic and arch itectu ral history Redevelops an underutilized site County's 228 parking spaces Provides an opportunity for a Reestablishes the NW Park Downtown Vitality new public plaza and/or park Block Could exacerbate existing area Maintains existing cluster of of inactivity during evenings and Adjacent to cultural landmarks governmental buildings week-ends (Hult Center and Park Blocks) Would free up Existing City Hall site for more active uses Requires 2 moves, leasing of Less disruption - move once, no Site Availability/Cost City-owned temporary space temporary space Willingness of sellers unknown Less expensive More expensive Eugene City Hall Complex Comparative Site Costs Associated Cost Items Land Acquisition Estimated Demolition Estimated Relocation Subtotal Displaced County Parking Total Existing City Hall Site $0 $1,000,000 $2,520,000 $3,520,000 $0 $3,520,000 Replacement Parking Costs Options to Replace Displaced County Parking Underground parking Above-grade parking Add decks to PSB structure Area 85,500 83,220 83,220 Butterfly Lot/ Rock N Rodeo Site Low End Hiah End $4,200,000 $5.200.000 $375,000 $375,000 $517,500 $517,500 $5,092,500 $6,092,500 $5,825,400 $10,917,900 Construction Cost per Square Foot $100 $56 $79 $10,687,500 $16,780,000 Construction Subtotal $8,550,000 $4,660,320 $6,574,380 Notes: 1. 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Q) 0.. "'0 Q) 0') co I..... Q) > co e co e o ~~ (f) (f) (f) o co Q) u..ot 4:: (f) Q) o Q) 0.. (f) :J 0 I..... "'0 co 0.. ~ ~ ~c e~sQ) 01....."'O-g +--J Eco co Q) u 0 0.. 5 "'0 Co Q) ~2t)"9 Eco Q) 2 8 ..;:3 S .u; ~~..92 ~ "'0 ..0 co :J U co (f) u Q) ro t) e 4:: 0.. 0 +--J ~ E u (f) (f) 0 Co o +--J U ._ U ~ I..... :== U U 0 0 Q)"'O':E ~~88 ~~ ~ II ~ U ::::L Z U < :c ~ ',..!.J -< :- ~ I o u ::r: =::: f-- -< z <:( --.J CL ~ L.lJ l- (/') <:( ~ >< L.lJ --.J CL ~ o U --.J --.J <:( I >- I- U L.lJ Z L.lJ (9 :J L.lJ L.L..J Z L.L..J (9 ~ L.L..J L..L.. o >- I- U ATTACHMENT D Eugene City Hall Master Planning Notes from meeting with Human Rights Commission 11/21/06 We need an inside plaza. Not just a gallery, but a large inside space where people can make non-linear things happen. Less about display. Make room for us inside. I am amazed by the fabulous public comment process. Thank you for the excellent information prepared for us in advance of the meeting. Make sure there is plenty of mural space. I'd like "a community learning center" (a place where we learn together) incorporated into the building. I don't want to hold meetings at the Hilton. I don't want to meet at the library, and I don't think we should meet in the council chamber. Give us good space for community meetings. Make it with wide doors. Make it with baby changing tables in the bathrooms. Make unisex bathrooms. Signage is important. Huge font size with lots of contrast. It's critical for people not to feel confused about how to move around and get where they want to go. Food is an essential for people to feel welcome. It has to have a coffee shop where people can sit down and write a card, meet a friend or take a break. Thank you for your impressive work in conducting this process. Make sure the youth outreach includes diverse groups. Bring them together. They will be even more creative. We can help you with that.