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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 11/19/2013 - MASTER PLAN FOR BLOCKS 32 AND 42, DOWNTOWN FORT CODATE: November 19, 2013 STAFF: Ken Mannon,Operations Services Director Mike Beckstead,Chief Financial Officer Ken Mannon,Operations Services Director Lance Smith,Strategic Financial Planning Manager Wayne Sterler,Utilities Health Safety & Security Manager WORK SESSION ITEM City Council SUBJECT FOR DISCUSSION Master Plan for Blocks 32 & 42, Downtown Fort Collins and Utility Building Expansion Update. EXECUTIVE SUMMARY The purpose of this work session is twofold: 1. Part A is intended to provide City Council with an update on the Master Plan for Blocks 32 and 42 and how the proposed new Utility Customer Service and Administration building fits into this plan. 2. Part B is intended to provide City Council with an update on the proposed new Utility Customer Service and Administration Building and renovation of the existing Utility Service Center at 700 Wood Street. Part A - Master Plan for Blocks 32 and 42 The City of Fort Collins is looking towards development of its downtown property to meet future building capacity and improve efficiencies between departments. Most City buildings are at or near capacity, and the City is looking at ways to use Blocks 32 and 42 and plan how the City of Fort Collins should function as the area is developed over the next 15 -20 years and prepare for future growth for the next 50 plus years. RNL Design leads the team which is looking at these properties, determining how the various departments interact, and helping us develop a conceptual master plan. The design and building project teams have developed two final design options presented here, along with staff recommendation. Part B - Utilities Building Update A new Utilities Customer Service and Administration building is being proposed for construction beginning in May 2014. This building would be located in Block 32 on Mason Street and would house the customer service and senior management of the Fort Collins Utilities Service Area. Space initially unused by Utility staff would be leased in this building to the City's Sustainability Services Area in the near term until it is needed by Fort Collins Utilities. In addition to the new building on Mason Street there are operational needs to renovate existing space at 700 Wood Street. Such a renovation would also improve the building’s security and energy efficiency. Together, the construction of the new building and the renovation of the existing building are expected to cost $20M. Currently, the Light & Power Fund has $4.5M in Reserves for this effort leaving a need for $15.5M to be financed. A revenue bond is recommended to finance this project. It is recommended that a single bond issuance be made through the Light & Power Enterprise Fund. 1 Packet Pg. 3 November 19, 2013 Page 2 GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Does the Council support the conceptual design of Diagram # 9 for the master plan of Blocks 32 and 42? 2. Does the Council support locating the new Customer Service Building in the southwest corner of Block 32 and moving forward with the proposed renovation of 700 Wood Street to create needed space for the light & power crews and improve building performance and efficiencies? BACKGROUND / DISCUSSION Part A - Master Plan for Blocks 32 and 42 The City of Fort Collins has made purchases to acquire property on Block 32 following the 1996 Civic Center Master Plan which can be found online at: <http://citynet.fcgov.com/opserv/files/Downtown> CCMasterPlan.pdf. The first purchase on Block 32 was from Trillium Corporation in July of 1996 and that purchase was for the east half of Block 32. The City continued acquisitions through December of 2008 when the City purchased the Haiston Oil site on the NW quarter of the block. City Staff and the design team conducted a visioning session and developed the following guiding principles for using both blocks to create a City of Fort Collins civic campus: World Class Leadership: becomes a point of community pride in performance, innovation and regenerative design that sets an example for the private sector in its reflection of Fort Collins’ character and culture. Vibrant community spaces: contribute nature and ecology to the city while establishing places for public engagement that promote social and individual health. Resilient design: lasting quality that is climate adaptive, accommodates growth and flexibility, and a universal community. Intuitive Organization: support and activate site connectivity, externally and create a collaborative environment, internally. Enhance the civic heart: physical embodiment of the city’s mission and plan that meet immediate needs; establish a vision that can be invested in and realized. After many interviews, discussions and tours of various City departments to determine future building needs, a three day charrette was conducted. Two design concepts were selected out of nine options originally presented for development of Blocks 32 and 42. The City of Fort Collins currently owns both Blocks 32 and 42. The two final conceptual designs #3 and #9 are aligned with the guiding principles. Conceptual Design #9 is the staff’s recommendation for moving forward because it combines a strong urban design, a vibrant community event space, best opportunity to incorporate buildings having historic significance and the best future growth looking at the next 50-100 years. The location of the new Utility Customer Service and Administration building will influence the final building design. Design #9 has this building in the southwest corner of Block 32. Design #3 has this building in the northwest corner of Block 32.- Part B - Utilities Update 1 Packet Pg. 4 November 19, 2013 Page 3 The Utility Service Center at 700 Wood Street has grown over its lifetime through several additions to its current 75,000 square foot capacity. These additions have been made as needed by each utility resulting in a building that currently is one of the most energy in-efficient buildings owned by the City and which lacks sufficient security. Light & Power crews have single-gender facilities inconsistent with the size and makeup of the current workforce. To address this immediate need, the Light & Power Enterprise Fund has appropriated $4.5M already. Together with the ongoing space needs of all of the utilities, these issues led to the consideration of another addition and renovation of the existing building. A 24,000 square foot addition was evaluated along with significant renovations of the existing structure. The estimated cost of this addition and renovation was $15.5M. While such an addition would satisfy short term needs and improve the energy efficiency of the building, long term space needs along with the current age of the Utility Service Center and the location of it relative to where the City has grown over the past few decades suggested that it may be better to build a new building downtown rather than expand the existing building. A new building downtown would also allow for the consolidation of the Customer Connections Department into one office. Currently the Utilities Customer Connections department is located partially in the Utility Service Center and partially at 117 North Mason in space being leased from the City. Several challenges exist with the 117 North Mason facility as well as some re-development interest in the property. Those challenges include insufficient parking along Mason for customers to readily access the office, poor lighting, security and making costly tenant renovations to a building that will likely not exist when re-development does occur. As an alternative, a new Utilities Customer Service and Administration building is being proposed to be located in Block 32 on Mason Street. This building would house the Customer Connections Department and senior management of the Fort Collins Utilities Service Area. At 35,000 square feet, this building would meet the long term space requirements of the Customer Connections and administrative functions that would be relocated from both the Utility Service Center and 117 North Mason. The estimated cost of this new building is $11.7M. Space initially unused by Utility staff would be leased in this building to the City's Sustainability Services Area in the near term until it is needed by Fort Collins Utilities. The new building on Mason Street would relieve some of the space needs at the Utility Service Center. However, there remains an operational need to renovate existing space at 700 Wood Street. Such a renovation would modify some existing space to meet the Light & Power crew needs as well as improve the building’s security and energy efficiency. The existing HVAC system is at the end of its lifecycle and will require significant investment in the next few years. Incorporating the HVAC investment into a more comprehensive renovation of the entire building envelope will substantially improve the energy efficiency of the building. Relocating the Customer Connections department downtown will make additional space within the Service Center available for Light & Power field crews without requiring additional construction at the Wood Street location. Renovations at the Service Center include new locker rooms for Light & Power Crews and increased space for crew workstations which currently are approximately 9 square feet per four person crew and additional facilities for operational and safety training. Security will be enhanced to better protect property and personnel. The renovation is projected to cost $8.3M. Together, the construction of the new building and the renovation of the existing building are expected to cost $20M. Currently, the Light & Power Fund has $4.5M in Reserves for this effort leaving a need for $15.5M to be financed. A revenue bond is recommended to finance this project. It is recommended that a single bond issuance be made through the Light & Power Enterprise Fund rather than separate issuances from each of the utility Enterprise Funds. A presentation was made to the Council Finance Committee on the Block 32 Master Plan and the financing of this project on September 16, 2013. ATTACHMENTS 1 Packet Pg. 5 November 19, 2013 Page 4 1. #: Master Plan Powerpoint presentation (PDF) 2. #: Triple Bottom Line Synthesis (PDF) 3. #: Triple Bottom Line Analysis Map (PDF) 4. #: Utilities Building Powerpoint presentation (PDF) 5. #: Utilities Building Triple Bottom Lline Synthesis (PDF) 6. #: Utilities Triple Bottom Line Analysis Map (PDF) 1 Packet Pg. 6 Block 32/42 - Civic Center Existing Conditions Meldrum Howes St Mason St 215 N MAson City Hall Ops Services Park Shop Haiston Oil 214 N Howes Eco- Thrift Wellness Annex Real Deals Bike Library Block 32/42 - Civic Center Vision Plan Charette Process Block 32/42 - Civic Center Vision Plan Guiding Principles World Class Leadership: becomes a point of community pride in performance, innovation, and regenerative design that sets an example for the private sector in its reflection of Fort Collins’ character and culture. + Vibrant Community Spaces: contribute nature and ecology to the city while establishing places for public engagement that promote social and individual health. + Resilient Design: lasting quality that is climate adaptive, accommodates growth, flexibility, and a universal community. + Intuitive Organization: support and activate site connectivity externally and create a collaborative environment internally. + Enhance the Civic Heart: physical embodiment of the city’s mission and plan that meets immediate needs; establish a vision that can be invested in and realized. + Block 32/42 - Civic Center Vision Plan Nine Original Diagrams Diagram 1 Diagram 2 Scheme 4 Scheme 5 Diagram 8 Diagram 3 SelecteD Diagram 6 SelecteD Diagram 7 SelecteD Diagram 9 SelecteD Block 32/42 - Civic Center Vision Plan Selected Diagrams Diagram 3 Diagram 9 Diagram 9 Block 32/42 - Civic Center Vision Plan Customer Service Building 215 N. Mason Parking and retail Transit City Hall Center Ops Services West Wing East Wing Repurpose old City Hall West Future parking structure City/Private Future developmentt City/Private Future developmentt Mason Street Howes Street Wellness Center/ Eco Education Penny Flats Justice Center Laporte Avenue Maple Street Block 32/42 - Civic Center Vision Plan Illustrative Plan 0’ 125’ 250’ 500’ Diagram 9 community/Data center (Existing office portion of City Hall - 25,000 SF) Ops Service Building (Existing Building - 26,000 SF) city Hall - West Wing (3 Stories - 25,750 SF) • HR • IT • Finance • Risk Management city Hall - council chambers (4 Stories - 68,000 SF) • City Attorney • City Clerk • City Manager • CPIO city Hall - east Wing (3 Stories - 25,750 SF) • Municipal Court • Sustainability 1 2 3 4 5 1 6 2 3 8 7 9 4 5 Private Development Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Program - Part A: Buildings 1-5 0’ 125’ 250’ 500’ Diagram 9 Wellness Center/Eco-Education (1 Story - 2,500 SF) Utilities Customer Service Bldg (3 Stories - 35,000 SF) Structured Parking (4 Decks above grade - 400 Spaces) • Levels +1-4 - Visitor/Staff Parking (400 Spaces) • Ground Level - Retail (11,000 SF) - Eco-District Infrastructure (15,000 SF) - Parking Services Office (3,300 SF) 215 N. Mason Street (3 Stories - 70,000 SF - Existing Build- ing) • Building & Development Srvc. (58,000 SF) • Flex Space (13,000 SF) 7 6 8 9 1 6 2 3 8 7 9 4 5 Private Development Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Program - Part B: Buildings 6-9 Diagram 9 Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Land Use Retail Government Buildings Public Buildings Office p p p Parking Structure 0’ 125’ 250’ 500’ Diagram 9 civic Green civic Green Urban Farm Fleet Parking courtyard courtyard courtyard laporte Avenue Pedestrian Improvement Pedestrian Connection to Downtown Maple Street Mason Street Howes Street Laporte Avenue Block 32/42 - Civic Center Vision Plan Conceptual Open Space Plan Native Planting Permeable Hardscape Turf Field Stormwater Corridor 0’ 125’ 250’ 500’ Diagram 9 PV Geo-exchange PV PV eUI 25 eUI 15 eUI 45 eUI 20 eUI 25 eUI 1000 eUI 25 eUI 1 eUI 45 eUI 20 eUI 10 energy Use: Energy Generation: Mason Parking: Net Generation: -2,896 MWh +2,213 MWh -682 MWh +938 MWh +255 MWh Maple Street Mason Street Howes Street Laporte Avenue Block 32/42 - Civic Center Vision Plan Energy Use and Generation 0’ 125’ 250’ 500’ Photovoltaic Panels (PV) Geo-Exchange EUI = Energy Use Intensity Diagram 9 Rain Garden Porous Paving Porous Paving living Machine Detention Bio-Swale Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Storm Drainage and Water Treatment System Diagram 9 Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Pedestrian Movement Building Access Internal Pedestrian Paths Sidewalk Downtown Connector Main Building Entrance 0’ 125’ 250’ 500’ Diagram 9 Park Shop Haiston Oil City Hall 214 N. Howes Social & Sustain. Bldg 215 N. Mason Customer Service Building Phase 1 Plan • Deconstruct Eco-Thrift, Wellness Annex, and Real Deals building • Relocate Bike Library building • Build 35,000 SF Customer Service Building • Provide temporary parking between Customer Service Building and 214 N. Howes building • Open space/public realm improvements around Customer Service Building Temporary Parking Ops Services Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction 0’ 125’ 250’ 500’ Phase 1 - Construction of Utility Customer Service Building Diagram 9 Customer Service Building Haiston Oil Park Shop City Hall 214 N. Howes Social & Sustain. Bldg 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Parking Garage + Retail Phase 2A Plan • Build Parking Garage and Retail on the northeast corner of Block 32 • Open space/public realm improvements around Parking Garage and Retail • Open space/public realm improvements around 215 N. Mason Ops Services Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Phase 2A - Construction of New Parking Structure Diagram 9 City Hall Social & Sustain. Bldg 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Customer Service Building Parking Garage + Retail Phase 2B Plan • Deconstruct 214. N. Howes and Park Shop buildings • Re-alignment of Howes Street • Public realm improvements around new Howes Street couplet Haiston Oil Ops Services Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Phase 2A - Construction of New Parking Structure Diagram 9 City Hall Social & Sustain. Bldg 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Customer Service Building Parking Garage + Retail West Wing East Wing Repurpose old City Hall West Phase 2c Plan • Deconstruct Parks Shop Building • Build City Hall and adjacent East and West Wings • Open Space and Plaza Improvements around City Hall and within Civic Green • Build Wellness Center/Eco- Education Building • Deconstruct council chambers in existing City Hall, repurpose west portion of existing building for community and/or data center use Haiston Oil Ops Services Wellness Center/ Eco Education Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Phase 2C - Construction of New City Hall Diagram 9 215 N. Mason Phase 3 - Future Construction/Development 215 N. Mason 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Parking Garage + Retail City Hall Repurpose old City Hall West City/Private Future development City/Private Future development Future parking structure Phase 3 Plan • Build future parking structure • Build future buildings. Buildings uses and ownership (City/private) to be determined based on market demand at that time. Building uses can be multi family residential or commercial/City function offices. • Relocate Haiston Oil Office and Garage buildings • Open Space and Plaza Improvements around future parking garage and residential or office buildings Customer Service Building West Wing East Wing Ops Services Wellness Center/ Eco Education Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Diagram 9 Diagram 3 Block 32/42 - Civic Center Vision Plan Customer Service Building 215 N. Mason Parking and retail Penny Flats Justice Center Transit Center City Hall Cultural Building/ Pavillion Laporte Avenue Maple Street Mason Street Howes Street Wellness Center/Eco- Education Block 32/42 - Civic Center Vision Plan Illustrative Plan 0’ 125’ 250’ 500’ Diagram 3 cultural/community Structure (1 Story - 13,000 SF) Utilities Customer Service Building (3 Stories - 35,000 SF) Wellness Center/Eco-Education (1 Story - 6,000 SF) city Hall - Public (4 Stories - 53,250 SF) • Municipal Court • City Attorney • City Clerk • City Manager • Sustainability council chambers (1 Story - 10,000 SF) city Hall - Internal Services (3 Stories - 52,000 SF) • HR • IT • CPIO • Finance • Risk Management 1 1 2 2 4 4 3 7 3 8 5 5 6 6 Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Program - Part A: Buildings 1-6 0’ 125’ 250’ 500’ Diagram 3 Structured Parking (4 Decks above grade, 1 below grade - 450 Spaces) • Levels +1-4 - Visitor/Staff Parking (400 Spaces) • Ground Level - Visitor Parking (50 Spaces) - Retail (11,000 SF) - Parking Services Office (3,300 SF) • Sub-Grade Level - Eco-District Infrastruct. (9,000 SF) - Secure Fleet Parking (60 Spaces) 215 N. Mason Street (3 Stories - 70,000 SF - Existing Building) • Building & Development Srvc. (58,000 SF) • OPS Services (13,000 SF) 1 2 4 7 3 7 8 8 5 6 Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Program - Part B: Buildings 7-8 0’ 125’ 250’ 500’ Diagram 3 Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Land Use Parking Structure Retail Government Buildings Public Buildings p p 0’ 125’ 250’ 500’ Diagram 3 Focal Point Structure Mid-Block crossing Native Garden laporte Avenue Pedestrian Improvement Pedestrian Connection to Downtown Internal civic Greenway Green Ice Rink Urban Farm courtyard courtyard Maple Street Mason Street Howes Street Laporte Avenue Block 32/42 - Civic Center Vision Plan Conceptual Open Space Plan Native Planting Permeable Hardscape Turf Field Stormwater Corridor 0’ 125’ 250’ 500’ Diagram 3 PV Geo-exchange PV eUI 20 eUI 1 eUI 45 eUI 20 eUI 15 eUI 45 eUI 10 eUI 25 eUI 1000 energy Use: Energy Generation: Mason Parking: Net Generation: -3,175 MWh +2,476 MWh -699 MWh +938 MWh +239 MWh Mason Street Howes Street Laporte Avenue Maple Street Block 32/42 - Civic Center Vision Plan Energy Use and Generation 0’ 125’ 250’ 500’ Photovoltaic Panels (PV) Geo-Exchange EUI = Energy Use Intensity Diagram 3 Rain Garden Porous Paving Porous Paving living Machine Porous Plaza Detention Bio-Swale Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Storm Drainage and Water Treatment System 0’ 125’ 250’ 500’ Diagram 3 Mason Street Howes Street Laporte Avenue Maple Street Block 32/42 - Civic Center Vision Plan Pedestrian Movement Building Access Internal Pedestrian Paths Sidewalk Downtown Connector Main Building Entrance 0’ 125’ 250’ 500’ Diagram 3 Customer Service Building Temporary parking for CSB Phase 1 Plan • Relocate Haiston Oil Garage and office buildings • Build 35,000 SF Customer Service Building • Open Space and public realm improvement around Customer Service Building • Depending on timing with private development, space on the north and east of Block 32 can be utilized for temporary parking for Customer Service Building and existing visitor parking Park Shop 214 N. Howes Eco Thrift Wellness Annex Ops Services City Hall Social & Sustain. Bldg Real Deals Bike Library 215 N. Mason Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Construction Area Current Phase Public Realm Improvements Phase 1 - Construction of Utility Customer Service Building Deconstructed Buildings Current Phase Building Construction 0’ 125’ 250’ 500’ Diagram 3 Ops Services Phase 2A Plan • Build Parking Garage and Retail on the northeast corner of Block 32 • Open Space and public realm improvement around parking garage and retail building Park Shop Eco Thrift Wellness Annex City Hall Social & Sustain. Bldg Real Deals Bike Library 215 N. Mason 214 N. Howes Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Parking Garage + Retail Customer Service Building Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Phase 2A - Construction of New Parking Structure 0’ 125’ 250’ 500’ Diagram 3 Phase 2B Plan • Deconstruct Eco-Thrift, Wellness Annex, 214. N. Howes, and Real Deals buildings • Relocate/Repurpose Bike Library • Build City Hall Building • Open Space and public realm improvement around City Hall Park Shop City Hall Social & Sustain. Bldg 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Customer Service Building City Hall Parking Garage + Retail Ops Services Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Phase 2B - Construction of New City Hall 0’ 125’ 250’ 500’ Diagram 3 Phase 2c Plan • Deconstruct Parks Shop Building • Construct Open Space and Plaza Improvements • Build Wellness Center/Eco- Education Building City Hall Social & Sustain. Bldg 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Parking Garage + Retail Customer Service Building Wellness Center/ Eco Education City Hall Ops Services Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Phase 2C - Construction of Wellness Center/Eco-Education 0’ 125’ 250’ 500’ Diagram 3 City Hall Parking Garage + Retail Customer Service Building Cultural Building Pavillion Wellness Center/ Eco Education Phase 2D Plan • Deconstruct Social Sustainability, Old City Hall, and Ops Services Buildings - Ops Services could be repurposed • Construct Open Space and Event Space • Build Cultural Building/Pavillion • Complete public realm improvements on Block 42 215 N. Mason Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan Phase 2D - Construction of Pavillion 0’ 125’ 250’ 500’ Diagram 3 Phase 3 Plan • Expand Customer Service Building via an added south wing • Additional Expansion potential can occur over the Parking Structure 215 N. Mason Phase 3 - Future Growth Possibilities Previous Phase Construction Area Current Phase Public Realm Improvements Deconstructed Buildings Current Phase Building Construction City Hall Parking Garage + Retail Cultural Building Pavillion Customer Service Building Expansion Customer Service Building Future Expansion Future Expansion Laporte Avenue Maple Street Mason Street Howes Street Block 32/42 - Civic Center Vision Plan 0’ 125’ 250’ 500’ Diagram 3 Preliminary analysis indicates that there is no significant cost difference between these two options if completed as shown. Is Council supportive of moving forward using the conceptual master plan of diagram #9? Is the Council supportive of moving forward with the design for the new Customer Service Building being located in the southwest corner of Block 32? Block 32 - Civic Center Vision Plan + + + TRIPLE BOTTOM LINE ANALYSIS Derived from a TBLAM Brainstorm on DOWNTOWN DEVELOPMENT OF BLOCKS 32 AND 42 In Collaboration with the BUILDING TEAM and VARIOUS CITY STAFF Purpose: To extract key triple bottom line information from a TBLAM, and use that information to offer recommendations on key indicators and suggested action items for the proposed new development of Blocks 32 and 42 between Mason + Meldrum and LaPorte + Maple. I. General Observations from TBL Analysis Map (TBLAM): A. The TBLAM is generally well balanced, with a good variety of strengths and limitations identified for both options A and B. B. Many considerations crossed into many columns, and rows. 1. Crossing columns indicates excellent depth of discussion and debate. 2. Crossing of rows indicates potential for conflicting values. C. More discussion after this or additional TBLAM exercise(s) will provide more granular detailed data for economic strengths and limitations. However, 1. Option B secures much needed Civic space for the many events currently held in downtown Fort Collins. 2. Option B better provides for future growth for the next 50 years. D. The Social, Environmental, and Economic component of the TBLAM was discussed in detail during this analysis, for both City staff and for the public user, and both options have very positive impact provided Option A does not involve selling off Block 42. E. One limitation included ensuring sufficient parking for the new downtown Customer Service structure that would also allow for good public access until the parking garage is completed in phase 2. F. Opportunities and Threats should be further explored – will the structures built be ones of size appropriate well into the future/its’ expected use? How will it mesh into our community/downtown development and traffic growth? Does an opportunity exist to better use (increase the use of the Transit Center) or take pressure off of other City offices (currently spread amongst several buildings in several locations). G. No fatal flaws discovered at the time of the TBLAM – (Note: economic factors will be further evaluated post TBL with a thorough other appropriate economic analysis). II. Conclusions Offered: A. Additional effort for a thorough TBLAM is recommended, with basic economic factors considered including design, space per employee and expected public, renovation costs of the building to be re- purposed, etc. B. Clarity should be offered in the AIS as to the two options being presented and the recommended or preferred Design #9. III. Potential Key Indicators Suggested: A. The main limitation expressed by the Building Team was that the City should look to develop Blocks 32 and 42 using high performing buildings and systems with the need for having proper building orientation. B. Additional TBLAM effort would be useful – and can include ideas emanating from the City’s conceptual review in November. 1. Any new City structure will require a communication plan & public engagement plan. 2. Must determine how to sell the vision and details of how the public will be better served will be important. 3. Will need to determine how to handle the building located on Blocks 32 and 42 have historic significance. 1.b Packet Pg. 42 #1.b: Triple Bottom Line Synthesis (Utilities Building Update and Blocks 32 - 42 Master Plan) Form Completed Oct 28, 2013 Triple Bottom Line Analysis Map (TBLAM) Project or Decision: Blocks 32 & 42 – Master Plan Evaluated by: Utilities Building Team & City Staff Social Environmental Economic Workforce/FLEX Community STRENGTHS: Design #3 – City Buildings on one Block: Design #9 – City Buildings across both blocks: More secure during the day. Provides for future growth of City departments for the next 50 years with additional space for future buildings. Both designs: Provides all buildings in one central location. Easy access for employees. Provides good interaction between City departments for collaboration. Good access between new building Downtown and 700 Wood St. Provides improved wellness programs with open space. STRENGTHS: Design #3 – City Buildings on one Block: Ties in well with the current urban development so it walks the talk of the City for development. Howes remains as a through street for the public use. Jewel of the community as genuine civic park of sufficient scale to meet Community needs in downtown Fort Collins. Giving back to the citizens a public square/civic space. Place for community. Design #9 – City Buildings across both blocks: Provides a secure place for the public when using the Civic Center area with the buildings surrounding the area. Provides a tie between the CSU oval and the relationship the City has with the University. Provides a buffer to the residential neighborhood from the Civic space. Both designs: Have a large dedicated open space for Civic events. Provides all City Customer Services in a central location for one stop shopping. Extends from the existing diagonal walkway through the existing civic park. STRENGTHS: Design #3 – City Buildings on one Block: Higher density minimizes the impact with smaller development footprint and maximizes the open space. Buildings are on smaller footprint which results in less building surface area. Design #9 – City Buildings across both blocks: This design allows for the best sustainable practices to be implemented. Both designs: Potential site for geo-thermal systems which can serve the Form Completed Oct 28, 2013 LIMITATIONS: Design #3 – City Buildings on one Block: Lack of expandable space and departmental growth with current design. Design #9 – City Buildings across both blocks: Building users and customers will have Howes street to cross when going between the various buildings. Both designs: Lack of parking for City employees, until parking garage is constructed. LIMITATIONS: Design #3 – City Buildings on one Block: Connection with residential neighborhood with the large civic space and noise. Design #9 – City Buildings across both blocks: Splitting of Howes street will create some concerns for the public with having to cross the street for access to the various buildings. Both designs: Unsure of how much use the Civic space will see from the public. LIMITATIONS: Design #3 – City Buildings on one Block: Geo-thermal systems would need to be placed under new structures unless there is commitment to maintain Civic space for this use. More challenging to design the east/west building orientations. Design #9 – City Buildings across both blocks: Having Howes street go through the development creates car centric environment. Installation of the eco water system for the entire development with the street running through the development. Both designs: Must deal with the existing detention pond in NE corner of development. LIMITATIONS: Design #3 – City Buildings on one Block: Challenge to get building efficiency if east/west orientation is not maintained. Ability to secure and maintain boundaries on all four sides of the Civic space for events. Future growth of City departments for the next 50 years does not provide for future buildings. Design #9 – City Buildings across both blocks: Losing potential lease for FoCo on Block 32 (Depends on timeline for phase 2). Both designs: Lose Eco-thrift as block is developed. OPPORTUNITIES: Works for both designs: Create relationships across the various building departments. Potential to provide City employee functions (picnic) locally so employees would be able to come and go as available. OPPORTUNITIES: 1 Utilities Facility Upgrade Nov 19, 2013 1.d Packet Pg. 45 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 2 1.d Packet Pg. 46 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 3 117 N Mason – Customer Service Center (CSC) • Parking – Challenging for customers to find adequate parking on Mason • Space Design – old building with poor lighting, security and layout • Opportunity for Development – interest in West Mountain Ave Wood Street • Energy Efficiency: • One of the City’s most energy in-efficient buildings • HVAC, windows, skylights, external sealing - requires significant upgrades • Has not meet fundamental space needs for many years: • Operations & Crew space limited, poor condition, single gender capacity • Utilities requires additional space – estimate current need of 24K sq ft • Security: • Increasing security requirements post 9/11 difficult to meet with public access to Wood St building • Long Term – ideal to have operations center more centrally located vs. on the north end Challenges with Existing Utilities Building 1.d Packet Pg. 47 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 4 • Leave Customer Service as is at 117 N Mason • Build an additional 24k square feet of space at Wood St. • Renovate the majority of the existing Wood St. • Upgrade mechanicals, energy efficiency, and crew facilities • Cost Estimate – Total $15.5M: • Wood St. Renovation - $7.5M • New Space - $8M • Given security, 117 N Mason issues and long term view of Wood St. Question was raised about the possibility of a new building downtown as more cost effective and providing better service to the community Original Proposal 1.d Packet Pg. 48 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 5 Community Benefits of Downtown Utilities Building • New downtown building would house: • Utility executive staff – close together and close to City hall • Customer Service – easier public access, better security • Customer Connection – public access to various programs • Utility Development Review – improved public access, close to 281 N. College • Services remaining at 700 Wood St • All Utility crews, Health & Safety, Water Resources • IT, Regulatory, Finance • Light & Power engineering & controls • Public one-stop shopping of City services • Clerks office, municipal court, utilities, parking, PDT all within 2 blocks • Create an attractive municipal campus over time • Municipal campus connected to Justice Center & County building 1.d Packet Pg. 49 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 6 Long Term Utilities Space Needs • Current Utilities space & staff Sq Ft. Staff • 117 N Mason 8,000 35 • 700 Wood St – moving 70 • 700 Wood St – remaining 75,000 200 • New Building - current • 700 Wood St – remaining 75,000 200 • New Building – Utilities staff 23,000 105 • New Building – Sustainability 12,000 35 • New Building – 25 years out • 700 Wood St – remaining* 75,000 235 • New Building Utilities staff 35,000 140 • Sustainability – move to new location 0 0 *or relocated to more central location 1.d Packet Pg. 50 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 7 Anticipated Project Scope & Cost • Remodel 700 Wood St - $8M cost • Energy efficiency upgrades – mechanical, skylights, windows, building envelope • Renovate interior to house Light and Power crew and improve work processes • General office upgrades to approximately 65,000 square feet - small amount of shared space for visiting utility staff • Security enhancements – Security fence around employees parking, guard post at entrance • New Building - $12M cost • 35,000 square feet of space in 3 stories – NW corner or SW corner of block 32 • Work stations size based on current cube and fixed wall office standards • Small amount of flex space for utility staff • Utility customer service/billing – account set up, bill pay, and closing • Development review, public meeting space, etc. • Total Project Cost - $20M 1.d Packet Pg. 51 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 8 Financial Implications of a New Downtown Building • Project Funding ($ millions): • Existing budget within L&P $ 4.5 • Revenue Bond issued by L&P 15.5 • Total Funding Requirement $20.0 • Annual Debt Cost $1.3M over 20 years*: Debt Service • L&P $650,000 • Water 325,000 • Waste Water 162,000 • Storm Water 162,000 • Sustainability Rent* 170,000 * Internal MOU for payment terms between Utilities and Sustainability Services • Facility Operating Costs Current New/Renovated • 117 N Mason St $86,200 $ 0 • 700 Wood St 336,700 $259,200 • Sustainability 28,800 0 • New Building – Utilities/Sustainability 0 $113,200 $451,700 $372,400 1.d Packet Pg. 52 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 9 Financial Comparison • Remodel Wood St and new 24,000 sq ft building addition • $15.5M initial capital investment + $1.5M in 5-7 years – Water Utilities • $450K annual operating expense • NPV = $24.3M • Remodel 700 Wood St and New Building downtown on Block 32 • $20M capital investment • $370K annual operating expense • NPV = $26.3M • Other Considerations • Long-term, may be desirable to move operations to a more central location • If relocation is an option, a new 24k sq ft addition at 700 Wood St. is not cost effective in our long range planning • Long-term, 700 Wood St property may be more valuable with other uses • A Downtown building provides long-term central facility for external utility customer services. • While a rate increase is not specifically requested to support the associated debt, it is acknowledged that without additional debt, a future rate change would be slightly reduced 1.d Packet Pg. 53 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 10 Estimated Time Line • Q4 2013 Council Work Session Review • Q4 2013 Energy & Water Advisory Board Review • Q2 2014 Design Complete / Notification to Major Customers • Q2 2014 Electric Enterprise Board (Council) Debt Authorization • Q2 2014 Debt Closing / Appropriation of Bond Proceeds • Q3 2014 Construction Begins • Q3 2015 Construction Complete 1.d Packet Pg. 54 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) 11 Council Consideration • Is Council supportive of Utilities moving forward with a revenue bond offer to support the design, build and remodel efforts? 1.d Packet Pg. 55 #1.d: Utilities Building Powerpoint presentation (Utilities Building Update and Blocks 32 - 42 Master Plan) TRIPLE BOTTOM LINE ANALYSIS Derived from a TBLAM Brainstorm on DOWNTOWN CUSTOMER SERVICE BUILDING AND RENOVATED UTILITY SERVICE CENTER In Collaboration with the BUILDING TEAM Purpose: To extract key triple bottom line information from a TBLAM, and use that information to offer recommendations on key indicators and suggested action items for the proposed new City Building to be located near Mason + LaPorte I. General Observations from TBL Analysis Map (TBLAM): A. The TBLAM effort so far (performed late in the project team’s discussions of this project) was generally well balanced, with a good variety of strengths and limitations identified. B. The TBLAM exercise placed future opportunities in with strengths and future threats into limitations. C. Many considerations crossed into many columns, and rows. 1. Crossing columns indicates excellent depth of discussion and debate. 2. Crossing of rows indicates potential for conflicting values. D. More discussion after this or additional TBLAM exercise(s) will provide more granular detailed data for Economic strengths and limitations. However, 1. New building offers much needed space as well as centralization of City Utility Customer services. 2. Made very clear during the TBLAM effort is the inefficiency and limited space offered by the current USC buildings; urgency expressed not to lose track of the need to renovate this facility. E. The Social component of the TBLAM was exceptionally vigorous during this analysis, for both City staff and for the public user, and outweighed either the Environmental or Economic components of TBL. F. One limitation included ensuring sufficient parking for this new downtown structure that would also allow for good public access. G. Opportunities and Threats should be further explored – will the structure built be the one that is appropriate well into the future/its’ expected use? How will it mesh into our community/downtown development and traffic growth? Does an opportunity exist to better use (increase the use of the Transit Center) or take pressure off of other City offices (currently spread amongst several buildings in several locations). H. No fatal flaws discovered at the time of the TBLAM – (Note: economic factors will be further evaluated post TBL with a thorough B/C or other appropriate economic analysis, unless this been done already by the Team). II. Conclusions Offered: A. Additional effort for a thorough TBLAM is recommended, with basic economic factors considered including design, space per employee and expected public, renovation costs of USC, etc. added as general inputs since these were not expressed explicitly but may have been accounted for in the new Building discussion history (see notes section of TBLAM). B. Clarity should be offered in the AIS as to where TBL discussions occurred. 1. Make sure that the history of the team’s decision to go with a new structure and the importance of such as well as renovating USC is explained here (see notes section of TBLAM). III. Potential Key Indicators Suggested: A. The main limitation expressed by the Building Team was that the City should not lose sight that the current USC structure needs to be renovated with or without a new City building downtown. B. Additional TBLAM effort would be useful – and can include ideas emanating from the Building Team charrette in October if those ideas are not simply green-washing the existing plan. 1. Any new City structure will require a communication plan & public engagement plan. 2. Must determine how to sell the vision, but details of how the public will be better served will be important. C. Question for the Building Team – please return any feedback to the TBL Team. 1. Was this useful? Did this help? 2. What came from the discussion? How will you use this? 3. How could the TBL brainstorm be improved? 4. Would you like the TBL Team involved in any future TBLAMs for this project? 1.e Packet Pg. 56 #1.e: Utilities Building Triple Bottom Lline Synthesis (Utilities Building Update and Blocks 32 - 42 Master Plan) Form Drafted: August 15, 2012 This form is based on research by the City of Olympia and Evergreen State College Triple Bottom Line Analysis Map (TBLAM) Project or Decision: New Building Master Plan near Mason + LaPorte – seeking approval for building and funding plan Evaluated by: Building Team & TBL Team, 9-9-13 Social Environmental Economic STRENGTHS: Customer Service Building (CSB) o New building provides more space for an already cramped workforce o Combines customer service functions of the Utility to one location near other customer service units; creates a 1- stop shop / campus o Easier to manage security with visitors, contractors and vendors in one building o Supports City Management desire to increase collaboration potential among customer service providers o Cogeneration with FortZED; allows Utility to become an engaged neighbor & help support the FortZED ideal o Frees up 3 other buildings so services can be optimized by proximity, allowing customers to more efficiently move between departments o Centralizes development review functions as a 1-stop shop between different departments Utility Service Center (USC) o Will give crew members adequate room to operate o Employee comfort inside USC building can improve morale and efficiency / productivity Both CSB and USC o Utilities will fund project without a rate increase o Purchasing RR spur between new building and USC provides a walkable path between structures; encourages employee wellness STRENGTHS: Customer Service Building (CSB) o Construction of new building can be more efficient than a USC renovation with LEED standards and others o Will be located near FortZED; allows Utility to become a responsible neighbor o Located near the Transit Center and along the Mason MAX o Parking limitations encourage alternative forms of transportation Utility Service Center (USC) o Renovation of USC will reduce overall environmental footprint through energy-efficiency o USC is one of the least-efficient buildings in the City; needs renovation Both CSB and USC o Utilizes space the City already owns; reusing sites o New geothermal opportunities are available o Purchasing RR spur between new building and USC provides a walkable path between structures; encourages employee wellness STRENGTHS: Customer Service Building (CSB) Form Drafted: August 15, 2012 This form is based on research by the City of Olympia and Evergreen State College o Future Threat; if we do not create crew space, we will have lost the original vision for the effort building we will need? o Future Threat; Do not want to lose commitment to renovating the USC as part of the master plan o Future Threat; if we do not create crew space, we will have lost the original vision for the effort NOTES: The exercise documented above was completed September 9, 2013, with intent to capture discussions that have occurred over an extended period of time. It is important to note that these projects, as currently envisioned, have evolved extensively over the last twelve months. This note describes key steps in that history: The Light and Power crew building (Building C at 700 Wood Street) has been identified as deficient in meeting the needs of staff for many years. An addition to the service center to address crew needs AND limited office space was partially through a design process in December 2012. Through an informal TBLAM process, it was recognized that adding “another” piece to the USC would likely exacerbate building performance issues because it was not well integrated into the building form, layout or mechanical systems. The building team subsequently began to look at options to instead build a stand-alone new building which would accomplish the goals of improving office and crew spaces. In discussions with senior management, the next logical step was to ask the question, “if we are going to build a new building, where should it be located?” Answering this question led to looking at a number of City owned sites in the downtown area. 1.f Packet Pg. 58 #1.f: Utilities Triple Bottom Line Analysis Map (Utilities Building Update and Blocks 32 - 42 Master Plan) Utility Service Center (USC) o Renovation of USC will save money by creating a more energy-efficient building o Employee comfort inside building can improve morale and efficiency / productivity Both CSB and USC o Utilizes space the City already owns o Frees up 3 other buildings for lease, sale or redevelopment o New geothermal opportunities save HVAC costs o Utilities can fund project without a rate increase LIMITATIONS: Both CSB and USC o May split collaboration opportunities when finance group and crews are removed from a single building o Further factures the Utility across town further than we are today o Public perception of use of funds for employee building can be detrimental o Parking limitations for CSB downtown o Future Threat; plan well enough or is building obsolete when it opens? Is this enough space to provide a functional building? LIMITATIONS: Both CSB and USC o New construction will have an immediate impact on air and water quality, and will utilize fossil fuel resources at a higher short-term rate o Limited parking downtown (CSB) forces people to use more fossil fuels while searching for parking o Future Threat; Do not want to lose commitment to renovating the USC as part of the master plan LIMITATIONS: Both CSB and USC o Larger building than originally planned costs more in new construction o Public perception of use of funds for employee building can be detrimental o Charge to build an efficient and responsible building comes with a higher price o Parking – immediate needs downtown will be a challenge o Future Threat; plan well enough or is building obsolete when it opens? Can we afford the 1.f Packet Pg. 57 #1.f: Utilities Triple Bottom Line Analysis Map (Utilities Building Update and Blocks 32 - 42 Master Plan) Design #3 – City Buildings on one Block: Potential to bring in some new larger events with having approximately 6 acres available. Design #9 – City Buildings across both blocks: New street layout could provide three separate areas for multiple venues to use Civic space. Works for both designs: Opportunity for the public and City to engage on more frequent basis. OPPORTUNITIES: Design #9 – City Buildings across both blocks: Could upsize the relocated stormwater pipe and use it as a water retention system. Works for both designs: Great potential for education of the sustainable systems incorporated into the design. Lead by example and show the public what is possible. Potential to create an eco-grid for a particular district. Reduce the use of personal transportation with many City services located next to public transportation. OPPORTUNITIES: Works for both designs: Retail space at parking garage. Allows for employees and customers to use City transit system for access to many services. THREATS: Works for both designs: Many employees will need to adjust to cubical spaces. THREATS: Design #3 – City Buildings on one Block: The potential for City of Fort Collins to sell off the open civic space for private development. Design #9 – City Buildings across both blocks: Loss of current Washington Park and trees. Potential security issues with Civic space not visible from LaPorte or Maple streets. Works for both designs: A negative perception by the Public of the open civic space. Potential security concerns between buildings. THREATS: Design #3 – City Buildings on one Block: More challenging to achieve Net Zero with development of one block. Works for both designs: Portion of this development is in the 100 year flood plain. Doing away with the buildings having historic significance. THREATS: Works for both designs: Not getting the funding to complete the development of Block 32 and 42 as designed. NOTES: 1.c Packet Pg. 44 #1.c: Triple Bottom Line Analysis Map (Utilities Building Update and Blocks 32 - 42 Master Plan) entire block. Design works well using sustainable practices. STRENGTHS: Design #3 – City Buildings on one Block: Six acres will bring in additional events which is revenue generation for the City of Fort Collins. Potential sell of Block 42 with all City functions on Block 32. Design #9 – City Buildings across both blocks: Repurposing Ops Services and City Hall to be used for another 25+ years. Design provides locations for private buildings lots to be developed. Both designs: Add retail to the outer edge of development is revenue for the City of Fort Collins. Great use of City owned property. Potential revenue generation for eco- grid system. Catalyst for re-development of the surrounding area. 1.c Packet Pg. 43 #1.c: Triple Bottom Line Analysis Map (Utilities Building Update and Blocks 32 - 42 Master Plan)