Georgetown City Center: A Feasibility Study for Consolidated City Services and Public Space

Municipal Center Concepts

GEORGETOWN CITY CENTER

A FEASIBILITY STUDY FOR CONSOLIDATED CITY SERVICES AND PUBLIC SPACE APRIL 28, 2014

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City of Georgetown, TX

TABLE OF CONTENTS INTRODUCTION PROJECT NEEDS AND PROGRAM REQUIREMENTS EXISTING CITY ASSETS EXISTING SITE CONDITIONS ALTERNATIVE SCENARIOS & PHASING PROJECT COSTS & FUNDING CONCLUSIONS APPENDIX PROJECT CREDITS:

Winter & Company Boulder, CO www.winterandcompany.net 2

3 7 9 12 14 25 30 A1

Municipal Center Concepts

INTRODUCTION

The City of Georgetown seeks to provide an enhanced “city center” for the community with consolidated services in the downtown where many city government operations can be conducted and where special events and the enjoyment of public open space can occur. Specific needs for a future city center are identified in the 2014 Downtown Master Plan Update. They include: • Outdoor public space for civic events and gatherings • Indoor public space for meetings and small performances • An outdoor amphitheater • Public parking • Consolidated city facilities • Renewed investment on the west side of downtown New opportunities with existing city assets could help meet the identified needs.

Current city-owned land in combination with already vacated and soon-to-bevacated, city-owned buildings, form the basis for this feasibility study. In addition to city-owned properties, the timing is right to coordinate some of the public improvements that are envisioned with existing funding sources (CIP streetscape work and Parks bond.) This feasibility study seeks to test the potential for combining the identified needs into a central location by using existing city assets, as well as looking at long-term opportunities for the entire study area.

Outdoor public space for civic events and gatherings was a major need, as expressed in public workshops.

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City of Georgetown, TX

STUDY AREA The study area for a new Georgetown City Center is adjacent to and surrounding the Central Library at 8th and Rock Streets.

The study area is bounded by 7th Street to the north, 9th Street to the south, Rock Street to the east and Martin Luther King Street to the west. It also includes two city-owned blocks west of MLK Street between 8th and 10th Streets.

This study focuses on city-owned properties, but also illustrates ways in which the County and nearby private property owners could develop their properties to strengthen the benefits of a new city center. Note that the possible development concepts shown on county and privately-owned land are simply opportunities. Each of these alternatives would,

County-owned Property

of course, occur only if the County and private owners were to determine that doing so would be to their benefit.

Four possible alternatives are presented, along with their pros and cons and financial analyses. Preliminary space needs for civic facilities and open space are provided also provided. The overall intent is to illustrate options, and not necessarily commit to one specific plan. In each scenario, however, the first phase of improvements is the same, allowing a significant amount of work to begin as soon as funding could be secured.

Note that advanced planning stages will need to occur following this study, in order to provide more detailed designs and public outreach.

7th St.

City-owned Property

County Courthouse

City Center Study Area

8th St. Central Library

Figure 1 - Study Area Property Ownership 4

10th St.

Main St.

Austin Ave.

Rock St.

Forest St.

MLK St.

West St.

9th St.

Municipal Center Concepts

PREVIOUS PLANS Initial ideas for a city center, with consolidated city offices and public space, came from the 2003 Downtown Master Plan. The Plan called for a new Central Library along 8th Street between Rock and MLK Streets. Eighth Street was envisioned as a “festival street” that could be temporarily closed to automobiles for purposes such as farmer’s markets and other special events. The library is now in place, with enhanced sidewalk and streetscape treatments, and could benefit from the synergy of other municipal uses.

2003 MASTER PLAN CONCEPT Retail Wrap Public Parking Structure Central Library Retail Wrap Festival Street City Hall Park/Plaza

2014 EXISTING CONDITIONS

Streetscape Improvements Plaza Central Library Plaza

Figure 2 - 2003 Master Plan versus Existing Conditions

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City of Georgetown, TX As part of the Downtown Master Plan Update (2013/14) process, new alternative concepts for a central City Center were explored. Very broad concepts were developed by community members and designers in a public workshop. Specific needs were identified, as listed on page 3, along with the popular idea of utilizing the existing city-owned properties: • The old library (presently vacant) • The historic Light & Water Works building, soon to be vacated, as the police headquarters will relocate in late 2014, and • The 1st floor of the GCAT building, which will also be vacated as police dispatch services will also relocate in late 2014.

Full Draft Master Plan scenarios for a city center, as developed by the community, are included as an appendix to this report.

Additional planning for the feasibility of a City Center was explored following the master plan update. Interviews with city staff and stakeholders were conducted in order to understand future programming and spatial needs. City Center concepts were refined from the initial draft master plan exercises, based on information gathered from this process. This report summarizes the findings of this additional exercise.

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Concepts for a Municipal Center in different configurations were explored by community workshop participants.

Municipal Center Concepts

PROJECT NEEDS AND PROGRAM REQUIREMENTS

Through public forums and meetings with staff and stakeholders, the following project needs and program requirements were determined for the Georgetown City Center:

1 . O U T D O O R C I V I C S PA C E S Downtown currently lacks sufficient civic spaces for the general public to enjoy.

The Town Square is a great place to host civic events, however it is currently the only place to hold events downtown. It is sometimes over-crowded for events, and it is not amenable for staging other activities. There is a need to provide additional high-quality space for events to relieve the pressure on the square. An alternative location that is easier to program and does not disrupt traffic is desired. A key concept which was carried over from the original vision and supported by the community, is to create a “festival street”, which could be closed to automobiles temporarily for special events such as farmer’s markets. As downtown becomes a more desirable place to live, more small parks and plazas will be needed. A City Center, as envisioned, could be a perfect location to provide these outdoor civic spaces.

A “festival street” could be closed to automobiles to hold special events such as farmer’s markets (web image - Franklin, TN).

2 . C O M M U N I T Y M E E T I N G S PA C E Currently, the library is one of the only places downtown with flexible community meeting space. The existing meeting rooms in the library are heavily programmed. Providing additional indoor meeting and event space was identified as a major need within downtown. In addition to group meeting space, a flexible space that could host small performances for the arts is also desired. This program requirement would fit well within a city center.

Additional indoor meeting and event space is needed downtown.

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City of Georgetown, TX 3 . A M P H I T H E AT E R An amphitheater has been desired from the community for a long time. Originally, an amphitheater was envisioned along the river. However, community members were excited about the possibility of including an amphitheater in the City Center, as it would provide a prominent location to host special events and performances that is more widely accessible.

An amphitheater could help activate downtown and provide an alternative location for events and performances (web image - Independence, OR).

4 . PA R K I N G Citizens participating in planning workshops repeatedly stated that convenient and accessible public parking west of the square is needed. The library currently demands more parking than is provided and the overflow lot across 8th Street is often used, although the condition of the lot could be improved. Some downtown advocates have envisioned a new parking structure within the area. A city center could be a perfect location to provide this service, as it could serve city functions as well as downtown businesses.

5 . C O N S O L I D AT E D C I T Y FA C I L I T I E S A more centralized location for many city offices is desired in order to better serve customers, as well as to improve overall efficiency of operation among city departments. Although it is difficult to predict future growth of government, what is known is that the city is experiencing significant population growth. Georgetown is becoming a desirable place to live and appeals to a wide variety of people: seniors, families, and young professionals. As population is expected to nearly double by 2030 (from 52,700 to 101,700), it can be assumed that, even when operating to high levels of efficiency, city staff and services will also grow. Two growth 8

A parking structure could be beneficial to the downtown and could serve multiple users and functions.

scenarios were used as a starting point for determining space and program needs for the future city center offices. A full description of staff groupings, including adjacency needs and future square footage predictions is provided as an appendix to this report.

6. RENEWED INVESTMENT WEST OF DOWNTOWN In addition to public space and services, the area surrounding the Central Library could benefit from renewed private investment. Often times, private dollars follow public improvements. If the City Center moves forward, it could create a market for other private improvements throughout downtown.

Municipal Center Concepts

EXISTING CITY ASSETS CITY-OWNED PROPERTY PROPERTIES TO BE KEPT AND REUSED A popular idea amongst community members and city staff was to reuse existing cityowned properties as part of the new Georgetown City Center, at least until significant growth occurred and the need for a new City Hall is required. Each of these existing buildings are generally in good condition, however some repair and renovations would need to occur to accommodate modern uses. They are:

1 . H I S T O R I C L I G H T A N D WAT E R WORKS BUILDING

The Georgetown Police is currently headquartered in the historic power plant. It includes 11,000 total square feet of space with approximately 8,500 square feet on the historic first floor of the building and 2,500 square feet of space in the second floor addition.

The police department is relocating to a larger facility outside of downtown in late 2014, leaving it available for a new city use. It is highly desired to reuse this building as part of the City Center, or for another public function. Art spaces and galleries, and public meeting room and event space are potential uses to consider.

The Historic Light and Water Works building should be reused as part of the City Center or other function for public benefit.

2. OLD LIBRARY

The old library, located at 8th and MLK Streets, was built in 1987 and was vacated when the new Central Library was built. It includes 17,000 square feet of space on a single floor with a unique central space that has “zig-zag� row of windows overlooking a courtyard. It has been utilized for storage in recent years and the parking lot is used for overflow police operations. With the relocation of the police headquarters, the parking will no longer

The old library could be reused as part of the City Center or other public use.

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City of Georgetown, TX be used and storage could be relocated.

In discussions with staff and the public, some felt strongly about reusing the old library, either as part of the City Center or for other public functions, such as performing arts, art gallery space or public meeting rooms. Growth scenarios could include adding onto this building, or demolishing it and replacing it with a new building.

3 . G E O R G E T O W N C O M M U N I C AT I O N S AND TRAINING BUILDING

The Georgetown Communications and Training (GCAT) Building, located at 9th and MLK Streets, was purchased and renovated in 2007 by the city. It currently houses Information Technology and Legal Services on the second floor and Public Safety Dispatch and Ancillary Police uses on the first floor. A training room also serves as the current Emergency Operations Center on the first floor.

The first floor of the GCAT building is an ideal location for the future Municipal Court and Court Administration offices, once the police-related uses relocate. The training room could be converted into the court room since it has a separate public access and is directly adjacent to a surface parking lot. The front half of the first floor could then be dedicated to court administration offices.

Each Municipal Center development scenario assumes that the Municipal Court will relocate to the GCAT first floor in late 2014 or early 2015.

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The first floor of the GCAT building could become the City’s new Court Administration offices and Courtroom. It would benefit from exterior facade improvements, such as a new entry, to highlight the building as part of the City Center.

RENOVATIONS REQUIRED Renovations that would be required to reuse existing buildings include: • Historic Light and Water Works building - minor interior renovations to accommodate modern uses.

• Old Library - exterior and interior renovations, as well as the potential to construct a 2nd floor for additional space (constructing a 2nd floor would require structural improvements - see Scenario C.) • GCAT building - exterior facade improvements and interior renovations to accommodate new uses.

Municipal Center Concepts

PROPERTIES TO BE VACATED AND SOLD Currently, city departments are scattered throughout downtown in various city-owned buildings. When the consolidation to a City Center occurs, it will leave a few city-owned buildings available for other uses. The city should consider some of these properties as assets that could be sold to help fund the future City Center. This additional revenue could help reduce the amount that may be funded by a bond issue or other means. They are:

1. HISTORIC POST OFFICE (CITY HALL)

The current City Hall is located at 113 E. 8th Street in the historic U.S. Post Office.

The building was constructed in 1931 and renovated in 1991-92 and has served as City Hall since then. As the departments within City Hall are relocated to a new City Center, this building could be sold to help pay for it. The current value is estimated to be $1.048 Million (source: Williamson Central Appraisal District.)

The Historic Post Office (current City Hall) could eventually be sold to help pay for the City Center.

2. VISITOR’S CENTER

The existing Visitor’s Center, which also houses offices for the Convention and Visitor’s Bureau (CVB) and the Downtown Georgetown Association (DGA), is located at 103 W. 7th Street. While the CVB and Visitor’s Center should stay near the courthouse square in order to remain highly visible, this building is prime real estate, and could be sold.

The current plan is for the CVB and the Visitor’s Center to move to 101 E. 7th Street - directly across Main Street from this building - when Municipal Court and Council Chambers relocate into the GCAT building. This would allow the current building to be sold while allowing CVB and the Visitor’s Center to have a continuing presence on the square. The estimated value of the Visitor’s Center building is $380,200 (source: Williamson Central Appraisal District.)

The Visitor’s Center on the square is a real estate asset for the City.

3. ALBERTSON’S BUILDING

The old Albertson’s building, which is located just north of the downtown between I-35 and Austin Avenue was owned by the city and recently sold to a private developer. While not in the district, this city asset could still be used to help fund the future City Center. It sold for $3.5 Million.

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City of Georgetown, TX

EXISTING SITE CONDITIONS

The City Center study area is located one block west of the courthouse square along 8th Street. It consists of four city blocks: two regular blocks and two expanded city blocks. Refer to Figure 3 below for an aerial photograph with notes. Block descriptions are provided on the following page.

Temporary County buildings

Private professional offices

Overflow library parking

Williamson County Courthouse

Old library

7th St.

1

8th St.

2

3

Main St.

Austin Ave.

Rock St.

Forest St.

4

MLK St.

West St.

9th St.

10th St. GCAT building

Private buildings

Flower shop

Central Library

Historic Light and Water Works building

Library parking

Figure 3 - Existing Conditions

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Municipal Center Concepts BLOCK ONE

Block one includes a mixture of county and private property. The existing county buildings are temporary metal structures and currently house offices and related functions. The City and County have an agreement to deconstruct the buildings and use this area as a temporary surface parking lot.

The existing private buildings along Rock Street include professional offices.

The historic Light and Water Works building houses the police department, which will be vacated in late 2014. This building also serves as a beacon for the community with it’s iconic smokestack. A temporary building is used for auxiliary purposes.

The small, privately-owned buildings on block two are located along 8th Street and include commercial retail space and a small auto mechanic.

BLOCK THREE

Block three consists of the vacated former library, which was constructed in 1986. It is currently used for storage and the police department uses the parking lot for their automobiles.

Block one consists of temporary metal buildings that house offices and other related functions for the County.

BLOCK TWO

Block two includes the Central Library and Police Headquarters in the historic Light and Water Works building, as well as a few privately owned buildings. The Central Library is a significant anchor of activity for the community, but often experiences burdens from over-programmed community meeting spaces and limited parking.

The county property on block one, as mentioned above, is currently used for overflow parking for the library. The library includes a central atrium space and improved streetscaping treatment along 8th Street, as well as a local coffee shop and courtyard with cafe seating and a water feature. The main parking lot is accessed from 9th Street and that entrance includes a small sculpture garden and plaza.

Block three includes the old library and parking lot. The parking lot is currently used by the police department for extra storage of police vehicles.

BLOCK FOUR

Block four includes the Georgetown Communications and Training (GCAT) building which houses city and police department services. A small flower shop is also located on this block.

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City of Georgetown, TX

ALTERNATIVE SCENARIOS & PHASING

Four alternative scenarios provide options for the configuration and pricing of a new City Center. A phased approach allows the City Center to evolve over time. Each scenario is designed to maximize use of city-owned property in Phase 1, saving the City and taxpayers money. When expansion is necessary, optional locations for a future City Hall and public parking structure are shown in Phase 2. Note that some of these options would require the City acquiring land (either by purchasing or swapping land) from the County or private land owners in order to do so. In addition, each scenario shows how other new development by the County and private owners could occur around the City Center in Phase 3 (or as the market demands.) The first phase is generally the same for each scenario (see exceptions on page 15,) allowing improvements to begin immediately. Phases two and three include the phasing in of a future City Hall, parking structure and new surrounding development. Figure 4 explains the phasing options:

PHASE 2

PHASE 1 ALL SCENARIOS • Outdoor publicrealm improvements • S u r f a c e p u b l i c parking lot • R e n o v a t i o n s o f existing buildings

SCENARIO A • City Hall North + public parking structure SCENARIO B • City Hall East + public parking structure SCENARIO C • City Hall West (addition) + public parking structure SCENARIO C2 • City Hall West (new) + public parking struc ture

Figure 4 - Alternative Phasing Scenarios 14

PHASE 3 ALL SCENARIOS • N e w i n f i l l d e v e l opment on County and private land (as market demands)

Municipal Center Concepts

PHASE 1 ALL SCENARIOS Phase one includes public-realm improvements and renovations to existing buildings.

All improvements occur on city-owned property, or property that is already under agreement for temporary use (parking lot on county land.) Relocating existing city departments into the renovated buildings also provides an opportunity to sell city assets to help fund these improvements in the short-term. It is designed in such a way that the city could move ahead with this stage, while continuing to evaluate the alternative later stages. Phase one improvements include:

1

Rock St.

Forest St.

MLK St.

West St.

7th St.

8th St.

2 3

4 6 9th St.

Figure 5 - Phase One Improvements (Plan)

PHASE 1 EXCEPTIONS Depending on which scenario is chosen, the old library (#3) may or may not need to be renovated in phase 1. Scenario C suggests using the old library as the new City Hall by adding onto the existing building. This decision may need to be made up front so that construction can take place all at once. Scenario C2 does not require renovating the old library because it would be demolished in phase 2.

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City of Georgetown, TX

St. MLK

Outdoor cafe seating

2

1

Shade corridor

Reading gardens

4

6

Expanded sculpture garden

9th S t re e t

Children’s play area Large plaza behind library

Fo

re

st

St

.

Amphitheater

5

Entry Plazas

3

Festival Street

MLK S t.

Shade corridor 8th S

t re e t

2 200-space surface parking lot

1 Fo

re s

tS t re et

Figure 6 - Phase One Improvements (3D Renderings) 16

Pedestrian Corridor

Municipal Center Concepts 1 . S U R FA C E PA R K I N G L O T ( 2 0 0 S PA C ES)

A public parking lot is designed to be constructed on county land on the corner of MLK and 8th Streets, as previously agreed upon by the City and County. This parking lot would serve the library and city center, and other downtown services, until a future parking structure can be built. This lot should be designed much like the one on the corner of 9th and Main, with landscaping and decorative sidewalks. It should also be designed to be flexible in use, perhaps accommodating special events.

A pedestrian corridor could be provided through the parking lot that connects into the “shade corridor” and amphitheater (as described in #5.)

The surface parking lot should be designed much like the existing surface lot at 9th and Main Streets, with improved streetscaping and signage.

2 . F E S T I VA L S T R E E T

During weekends, 8th Street (between Rock and MLK) and MLK Street (between 8th and 9th) could transform into a “festival” atmosphere. These streets could be temporarily closed to automobiles for special events such as art fairs, concerts or farmer’s markets. The street should be designed to appear as a special place, perhaps with unique paving, and should also include power outlets to accommodate the special events. Sidewalks and streetscaping treatments along these streets should also be designed with a high-level of detail.

The surface parking lot should be designed to accommodate special events and link into other amenities in the City Center area, such as the “shade corridor.”

The “festival street” could host events such as farmer’s markets and art fairs and be designed with unique paving to make it appear special.

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City of Georgetown, TX 3. OLD LIBRARY (17,000 SF)

The old library could be renovated to serve as an interim location for the following services until a new city hall is constructed: • Council Chambers & offices (6,000 SF) • City Manager’s office (2,800 SF) • City Secretary’s office (1,400 SF) • Human Resources (1,750 SF) Note that for scenarios C and C2, the decision about the future location of City Hall may need to be made up front. For scenario C, it may be more efficient to also construct the addition at this time. Otherwise, the listed city services may have to relocate once again, when the addition is constructed, or else live through a major construction project. As for scenario C2, the old library would not need renovated, as it would be demolished in order to buid a new City Hall on site.

4 . H I S T O R I C L I G H T A N D WAT E R WORKS BUILDING (11,000 SF)

The historic Light and Water Works building could be renovated after police headquarters relocate (late 2014) to accommodate the following services: • Finance and Administration (4,200 SF) • Public Communications (700 SF) • Economic Development (1,000 SF) • D o w n t o w n C o m m u n i t y S e r v i c e s (1,400 SF)

5 . G C AT B U I L D I N G ( 6 , 5 0 0 S F )

The 1st floor of the GCAT building would be renovated after police headquarters relocate (late 2014) to accommodate the following city services: • Municipal Courtroom (5,000 SF) • Court administrative offices (2,100 SF)

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PHASE 1 ESTIMATED LIFETIME Square footage assumptions are generally estimated at 350 square feet per employee. The square footage (SF) listed adjacent to each department to the left is representative of existing space needs, not projected needs. It is estimated that the existing building renovations would serve city services for the next 5 to 7 years before expansion is needed. Refer to Figure A1 in the Appendix for a full square footage analysis of existing versus future needs.

OTHER PHASE 1 OPPORTUNITIES By temporarily moving city departments into the existing city-owned buildings, it could allow the following to occur: • T h e V i s i t o r ’s C e n t e r, C V B a n d D o w n t o w n G e o rg e t o w n o ff i c e s could relocate into the building at 101 E. 7th Street when Municipal Court and Council Chambers relocate.

• The Visitor’s Center building could be sold (estimated value: $380,200) • The existing historic post office could be sold (estimated value: $1,048,000) • The existing staff located on the 2nd floor of the Downtown Art Center (Finance and Administration, Public Communications and Downtown Community Services) could relocate, allowing the Art Center to expand.

Municipal Center Concepts 6. PUBLIC-REALM IMPROVEMENTS

As stated previously, a major desire of community members is to have more parks and open space to enjoy in downtown and to provide an area for special events in order to relieve pressure on the square. These improvements should happen in phase one to accommodate public wishes. They include: • Small entry plazas at the renovated former library and police station buildings.

• A “shade corridor”, or linear pedestrian plaza, where the existing service road exists. This space should be designed with shade structures to bring a unique identity to the area and provide shaded outdoor spaces for the public to enjoy during the hot summer months.

• A large plaza behind the library. This area would build off of the existing sculpture garden with expanded areas showcasing public art and areas for respite and reading. Small reading gardens are placed adjacent to the library’s south wall and a children’s play area is envisioned for this area, perhaps including a pop-up water feature to enjoy during the hot weather months. A picnic area could be located south of the old police station building for staff to enjoy. This area flows into the final public feature: • An outdoor amphitheater at the terminus of the shade corridor. An amphitheater would provide space for special events and outdoor performances to occur. It could be designed with integrated shade structures, much like the shade corridor to tie in the design theme for the area.

A “shade corridor” could be designed to bring a unique identity to the area and help tie in other features such as the amphitheater and plazas.

A children’s play area could be integrated into the public plaza to activate the area.

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City of Georgetown, TX

PHASES 2 & 3 Phases two and three assume that, as growth continues in Georgetown, a new City Hall will be needed to support growing staff and city department services.

Additionally, it is assumed that a public parking structure would be built to support the new City Hall and Georgetown City Center as well as downtown business patrons. The following scenarios illustrate different options for the location of these services. In addition, new infill development is shown in order to demonstrate how the area could transform over-time, as the county and private property owners redevelop their sites to accommodate their own growth.

•

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3-DIMENSIONAL ILLUSTRATIONS LEGEND: “Festival Street” Hard-scaped public improvements (sidewalks and plazas) Soft-scaped public improvements (park areas) City Hall Future development by County/ private owners

Municipal Center Concepts

SCENARIO A PHASE 2

Scenario A places a new City Hall north of the library along 8th Street, between Rock and Forest Streets, in phase two. A parking structure is placed behind City Hall at the corner of Rock and 7th Streets.

New City Hall

New public parking structure

PHASE 3

Phase three shows how future development could occur on county and private property when the surface lot is replaced by the parking structure.

New county development

New private development For illustrative purposes only. Not intended as actual development proposals.

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City of Georgetown, TX

SCENARIO B PHASE 2

Scenario B places a new City Hall east of the library adjacent to the coffee shop in phase two. A public parking structure would replace the existing bank surface lot south of the new City Hall at the corner of 9th and Rock Streets.

New public parking structure

New City Hall

PHASE 3

New development on county and private land is shown north of the library and City Hall in order to activate 8th Street and the surrounding City Center uses.

New development on county and private property For illustrative purposes only. Not intended as actual development proposals.

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Municipal Center Concepts

SCENARIO C PHASE 2

Scenario C places the new City Hall on the old library block in phase two. This option could either take place as an addition to the old library or by demolishing the old library and constructing a new building (scenario C2.) A public parking structure would be constructed at the corner of 8th and Rock Streets, just east of the library.

New City Hall

Note that the old library is not load-rated to carry a 2nd floor. Therefore, in order to construct a 2nd story addition, the steel trusses and columns would need to be replaced.

New public parking structure

PHASE 3

New development is shown on county and private property north of the library on 8th Street once the parking lot is replaced by the structure.

New development on county and private property For illustrative purposes only. Not intended as actual development proposals.

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City of Georgetown, TX

SCENARIO C2 PHASE 2

Scenario C2 is an alternate of scenario C. It uses the same city-owned land for City Hall, but instead of adding onto the old library, it is demolished in order to construct a new building. The public parking structure stays at the corner of 8th and Rock Streets, just east of the library.

New City Hall

New public parking structure

PHASE 3

New development is shown on county and private property north of the library on 8th Street once the parking lot is replaced by the structure.

New development on county and private property For illustrative purposes only. Not intended as actual development proposals.

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Municipal Center Concepts

PROJECT COSTS & FUNDING

Preliminary costing for each scenario helps determine which option is most feasible from a financial perspective. For the purposes of helping to analyze future costs and funding, specifically annual bonding capacity, the financials are broken down in terms of proposed phasing:

COSTS PER PHASE PHASE 1 - ALL SCENARIOS CONSTRUCTION EXPENSES Renovate Municipal Court/Council Chambers

$500,000

Renovate GCAT 1st Floor

$650,000

*Renovate Old Library

$1,700,000

Renovate Old Police Station

$1,100,000

200-space surface parking lot

$400,000

Festival Street

$3,500,000

Softscaped Park Space

$188,000

Hardscaped Plazas

$750,000

Amphitheater

$250,000

Tensile Structures

$600,000

Play Area with Fountain

$56,000

CONSTRUCTION CONTINGENCY 15% contingency

$1,454,000

LAND LEASE EXPENSES Lease County land for parking

$20,000

PROPERTY SALES REVENUE (LESS BROKERAGE FEES) Visitor’s Center building on square

$358,000

Existing City Hall/Historic Post Office

$985,000

Albertson’s building

$3,500,000

T O TA L P H A S E 1 C O S T ( E X P E N S E S M I N U S S A L E S )

$6,325,000

*not required for scenario C2.

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City of Georgetown, TX

PHASE 2 - SCENARIO A CONSTRUCTION EXPENSES New City Hall (approximately 45,000 SF)

$9,281,000

Furniture, Fittings, Equipment, and Security for new City Hall

$2,250,000

New parking structure

$7,875,000

CONSTRUCTION CONTINGENCY 15% Construction contingency

$2,911,000

LAND ACQUISITION EXPENSES Land for new City Hall and parking structure north of Library

$1,654,000

PROPERTY SALES REVENUE (LESS BROKERAGE FEES) Sell city-owned property at NW corner of 9th & Rock Streets

$226,000

T O TA L S C E N A R I O A C O S T S ( E X P E N S E S M I N U S S A L E S )

$23,745,000

PHASE 2 - SCENARIO B CONSTRUCTION EXPENSES New City Hall (approximately 45,000 SF)

$9,281,000

FFE, Security for new City Hall

$2,250,000

New parking structure

$7,875,000

CONSTRUCTION CONTINGENCY 15% Construction contingency

$2,911,000

LAND ACQUISITION EXPENSES Land for new City Hall east of Library

$255,000

T O TA L S C E N A R I O B C O S T S

$22,572,000

Further planning with full construction documents is needed to allow for exactness about such items as utilities, lighting, structural, interior fittings and furnishings, exterior furnishings and materials, and other such details.

Full spreadsheets for each scenario are provided in the appendix.

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Municipal Center Concepts

PHASE 2 - SCENARIO C CONSTRUCTION EXPENSES City Hall - addition to old library (approximately 28,000 SF)

$5,775,000

FFE, Security for new City Hall

$1,400,000

New parking structure

$7,875,000

CONSTRUCTION CONTINGENCY 15% Construction contingency

$2,258,000

LAND ACQUISITION EXPENSES Land for new parking structure east of Library

$254,000

T O TA L S C E N A R I O C C O S T S

$17,562,000

PHASE 2 - SCENARIO C2 CONSTRUCTION EXPENSES New City Hall (approximately 45,000 SF)

$9,281,000

FFE, Security for new City Hall

$2,250,000

New parking structure

$7,875,000

CONSTRUCTION CONTINGENCY 15% Construction contingency

$2,911,000

LAND ACQUISITION EXPENSES

Land for new parking structure east of Library

$255,000

T O TA L S C E N A R I O C 2 C O S T S

$22,572,000

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City of Georgetown, TX

TOTAL COST COMPARISON A cost summary for each scenario is provided below Summary of Options

A

B

C

C2

Renovations Council Chambers/Municipal Court GCAT 1st Floor Old Library Old Police Station

$500,000 $650,000 $1,700,000 $1,100,000

$500,000 $650,000 $1,700,000 $1,100,000

$500,000 $650,000 $1,700,000 $1,100,000

$500,000 $650,000 $0 $1,100,000

New Construction City Hall Furniture,Fittings,Equipment, Security

$9,281,000 $2,250,000

$9,281,000 $2,250,000

$5,775,000 $1,400,000

$9,281,000 $2,250,000

Parking Temporary Surface Lot Parking Structure

$400,000 $7,875,000

$400,000 $7,875,000

$400,000 $7,875,000

$400,000 $7,875,000

Open Space Festival Street Park Space Plaza Amphitheater Tensile Structure Play Area with Fountain

$3,500,000 $187,500 $750,000 $250,000 $600,000 $56,000

$3,500,000 $187,500 $750,000 $250,000 $600,000 $56,000

$3,500,000 $187,500 $750,000 $250,000 $600,000 $56,000

$3,500,000 $187,500 $750,000 $250,000 $600,000 $56,000

Subtotal of Construction (Rounded to Thousands) Contingency

$29,100,000 $4,365,000

$29,100,000 $4,365,000

$24,744,000 $3,711,600

$27,400,000 $4,109,925

Total of Construction (Rounded to Thousands)

$33,465,000

$33,465,000

$28,455,600

$31,509,425

$1,653,600 $20,000

$254,400 $20,000

$254,400 $20,000

$254,400 $20,000

$1,674,000

$274,000

$274,000

$274,000

$35,139,000

$33,739,000

$28,730,000

$31,783,000

$225,600 $357,000 $985,000 $3,500,000

$0 $357,000 $985,000 $3,500,000

$0 $357,000 $985,000 $3,500,000

$0 $357,000 $985,000 $3,500,000

$5,068,000

$4,842,000

$4,842,000

$4,842,000

$30,071,000

$28,897,000

$23,888,000

$26,941,000

Acquisitions/Leases Land for City Hall/Parking Legal for Ground Lease (allowance) Subtotal Total of Construction/Acquisitions Dispositions NW Corner of 9th & Rock CVB Building City Hall/Post Office Albertson's Total of Dispositions (Rounded to Thousands) Cost Less Dispositions (Rounded to Thousands) Figure 7 - Cost Comparison Summary

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Municipal Center Concepts

PROJECT FUNDING The usual funding for such projects is bonding. Current rates for municipal bonds vary from ±3.5% to ±5.5% and up. For the purposes of understanding the range of annual debt, a medium value of 4.75% was used for a 25-year bond applied to the cost after dispositions. The debt coverage, as required in Georgetown, is 1.5. Figure 7 shows a breakdown of bonding capacity needed for each scenario:

Bonding For Improvements A B C C2 25 yr Bond Debt Service at 4.75% $2,080,000 $1,999,000 $1,653,000 $1,864,000 Debt Coverage 1.50

1.50

1.50

1.50

Cash Flow Needed for Bonding Annual Ground Lease from County Annual Total for Bonding and Ground Lease

$3,120,000 $105,000

$2,999,000 $105,000

$2,480,000 $105,000

$2,796,000 $105,000

$3,225,000

$3,104,000

$2,585,000

$2,901,000

Figure 8 - Bonding Comparison Summary

The variance in cost between the options is approximately $6.2 million, and the revenue needed to support bonding and a ground lease varies by approximately $640,000. The range of options thus appear to offer multiple choices that allow for a future city center with a relatively small variance in the bonding capacity needed. As such, the options present choices that may hinge less directly upon construction cost than upon public priorities for the urban design desired, and upon considerations of future public needs.

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City of Georgetown, TX

CONCLUSIONS

With the analysis provided in this report, does one of the development scenarios stand out as a preferred option? Each of the refined options presented as A, B, C and C2 are viable. The analysis of potential space needs, preliminary estimates of potential construction costs and consideration of the land area that may be available in the study area provides some useful information:

OPPORTUNITIES AND CHALLENGES

Each option has unique and favorable opportunities, as well as difficult challenges.

In the end, multiple variables will determine the chosen option. The overarching opportunities and challenges for each scenario are:

SCENARIO A

Scenario A practices good urban design by flanking both sides of 8th Street with active, civic uses - a new City Hall to the north and the Central Library to the south.

This is one of the negative aspects of 8th Street as it exists today, as only the south side contributes activity to the street. The down side to scenario A is that it requires significant purchase (or negotiation) of County and private property in order to do so.

SCENARIO B

Scenario B builds on the synergy with the library by placing City Hall directly adjacent to it. This gives City Hall prominent exposure and adjacency to the courthouse, another civic icon in downtown. This scenario requires less land acquisition than scenario A, but the placement of the parking structure on bank land, may or may not work out depending on the bank’s future needs.

SCENARIO C

Scenario C fully utilizes city-owned property and is the most conservative approach, but it falls behind on overall best practices for urban design. It is making best use of existing city assets, but may require an upfront decision on the placement of City Hall in phase 1, however. Another potential opportuniy is that the placement of the parking structure, mainly on city-owned property, might allow the city to move forward with the structure sooner, if it proved to be feasible.

SCENARIO C2

Scenario C2 also utilizes city-owned property, but invests in a new building to serve long-term needs. Like scenario C, it may require an upfront decision about the placement of City Hall in phase 1. Again, the same placement of the parking structure might allow the city to move forward with the structure sooner as well.

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Municipal Center Concepts Figure 8 offers a more descriptive analysis of the potential opportunities and challenges for each scenario. This list consists of factors that affect urban design, location, acquisitions/partnerships, program, and overall project costs.

SCENARIOS: A B C C2

CATEGORIES: URBAN DESIGN Activates both sides of 8th Street Synergy with Library and other public improvements Rock Street is activated with civic uses Provides ample civic outdoor space

X X X X

X X X

X

X

X X

X X

X

X

X X

X

X

4

3

LOCATION City Hall is close to Town Square Parking Structure location ideal for traffic flow ACQUISITIONS/PARTNERSHIPS Could partner with County to build parking structure

X

Could partner with bank to build parking structure Land acquisition required is relatively low PROGRAM Enables all existing buildings in study area to be utilized in phase 1

X

X

1

2

OVERALL COSTS 1=most expensive; 4=least expensive Figure 8 - Opportunities

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City of Georgetown, TX

OTHER CONSIDERATIONS

Now that multiple options have been analyzed, it is time to take the next step toward bringing the Georgetown City Center to a reality. Some final things to take into consideration are as follows: 1. Sufficient land is available for any of the potential scenarios. Are the necessary acquisitions worth pursuing?

Even with projected growth in space needs by including other civic functions, the area can accommodate all of the development envisioned, and even have land available for other complementary private development or county uses. Some options require land acquisition of County and private property. While this might pose a challenge, the final outcome may be worth it.

2. As with any major public project, there are lots of moving pieces. Consider the timing of when certain parcels might become available to influence the final selection.

Momentum for building a city center is present. If a scenario depends on the willingness of other property owners to sell or join in some of the development, it could extend the project schedule and the city might risk losing the excitement and support that currently exists.

3. Each scenario can be phased, and should begin with public improvements.

Each scenario has the potential to be phased, beginning with the utilization of existing buildings for city services and the beautification of public space and enhancement of services such as public parking. Building public improvements first will assure the community of this major investment, especially as bonding will most likely be the most relevant funding source. It also has the potential to spur private investment sooner.

Funding will also determine how the project gets phased.

4. Exploring the construction of a parking structure in phase 1 could help support later phases.

If the object of creating a parking structure is to create a district solution for parking that enables future private sector development, building the structure immediately could reassure the private sector to move forward with potential development (shown in Phase 3.) While the bonding cost for the temporary lot is only approximately $32,000 annually, over the life of the bond this is a total cost of approximately $800,000 that could be eliminated by building the structure immediately.

5. In choosing any scenario, changes should be anticipated.

Finally, it is important to recognize that all of the information generated for this study is based on broad estimates generated at a “high level,� and that changes in any scenario should be expected as information becomes more refined.

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