04-18-1985 (City Council) Agenda Packet AL41 '(-Y6.-45--
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AGENDA
CALLED MEETING CITY COUNCIL
CITY OF WYLIE
THURSDAY, APRIL 18, 1985
7:00 P. M. CITY HALL
Call to Order
ORDER OF
BUSINESS BUSINESS
1 Discuss and Consider new City Hall
2 ADJOURN
STUDY
of
PROPOSALS
for new
CITY OF WYLIE MUNICIPAL COMPLEX
FOREWORD
The following is a compilation and summary of various
proposals for the acquisition of a new City Hall and Police
Station for the City of Wylie . This need has long been
recognized as justified with various committees and
Councilmembers expending a great deal of time and effort to
secure suitable locations and space for the movement of
these municipal functions. This effort has spanned several
years. Recently , the effort has taken on new importance
because increased growth has rendered existing facilities
woefully inadequate . To that end , several proposals have
been investigated during the last year . This report is an
effort to summarize the various proposals so that all of the
current members of the City Council and the general public
will be aware of the facts relative to each of the various
solutions . This summary then is intended to bring together ,
under one cover , months of research and hours of discussion
so that all parties may be able to review the results of
that effort and reach a final decision upon the selection of
a suitable solution. •
In order to keep all of the facts as comparable as possible,
certain assumptions had to be made . These assumptions are
that in every proposal furniture and office equipment will
need to be moved from current facilities as well as added to
when the need arises . Thus , their cost is not included for
they are constant to all proposals . Also , the specialized
equipment for the jail facility will need to be purchased
regardless of the location or configuration of the proposal
adopted ; thus , those figures are also not included .
Finally , parking lots will need to be constructed and paved
but no effort was made to include these in the various
proposals. These items were kept from the calculations in
order to insure that the figures under consideration would
be only those necessary to compare the cost of the land and
building . These costs , of course, should be added to any
final proposal that is adopted but could be provided for
either in the original financing plan or as money and needs
become available .
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- SQ. FOOTAGE REQUIREMENTS FOR CITY HALL/POLICE STATION
- DESCRIPTION SO FOOTAGE
COUNCIL CHAMBERS 3500
- COUNCIL OFFICE 225
COUNCIL CONFERANCE 400
CITY MANAGER' S OFFICE 225
_ CITY MANAGER' S SECRETARY 144
ASST. CITY MGR. 144
ADMINISTRATIVE ASST. 144
SECRETARY 144
- CONFERANCE ROOM 400
CITY SECRETARY 225
FILE ROOM 225
~ CLERK- TYPIST 225
CLERK- TYPIST ° 0
CHIEF CODE ENF OFFICER 225
SECRETARY 144
- INSPECTOR 144
INSPECTOR 144
INSPECTOR 0
- PERMIT CLERK 144
RECEPTIONIST 225
FINANCE DIRECTOR 225
~ CHIEF ACCOUNTANT 225
FILE ROOM 225
SECRETARY 144
PURCHASING AGENT 225
-- SUPPLY ROOM 300
CLERK- TYPIST 144
ACCT PAY CLERK 600
- ACCT PAY CLERK 0
ACCT PAY CLERK 0
ACCT REC CLERK 0
_ ACCT REC CLERK 0
UTILITY BILLING CLERK 300
UTILITY BILLING CLERK 0
UTILITY BILLING CLERK 0
-- HALLWAYS 500
COMPUTER ROOM 400
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^� 10, 315
CHIEF OF POLICE 225
SECRETARY 144
~- CAPTAIN 225
DUTY SEARGENT 225
FILE ROOM 400
- BOOKING 225
INTERIGATION 225
INTERIGATION 225
_ OFFICER' S ROOM 400
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LOCKER ROO1.1 400
EVIDENCE R 600
DISPATCH ROOM 600
� COURT CLERK 600
COURT CLERK 0
JAIL CELLS 10 2500
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6, 994
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TOTAL: 17, 309
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THE ROCKWALL EXPERIENCE
On April 10, 1985 , an appointment and subsequent meeting was
held with the City Manager and Public Works Director of the
City of Rockwall , Texas and three Councilmembers and the
City Manager of the City of Wylie . The purpose of this
meeting was to discuss the recent experience that the City
of Rockwall had gone through in the construction of their
new City Hall/Police Station building .
Rockwall reported that they had acquired , a few years ago , a
small city block approximately two blocks west of the city
square for $125 ,000. A subsequent decision was made to use
that property for the construction of a City Hall/Police
Station building. The plan that they decided on was to
construct a two story tilt-wall building of approximately
10 ,000 square feet at a cost of $550.000. This money was
acquired by the voting and passage of a general obligation
bond indebtedness. Not included in these figures was the
cost of landscaping , parking lot finishing , City Council
rostrum and general interior cabinet work and partitioning .
The estimated total cost of these additions was some $80 ,000
extra. It should be noted that this $80,000 figure
recognizes only the materials cost for most of the labor was
done by city employees and was not charged back to the
project .
Upon reflection about the experience of building a City
Hall , the City of Rockwall noted several things that they
would have changed were they to embark upon the experience
again. They reported that the council chambers were
designed to occupy 2 ,000 square feet of floor space. Since
the completion of the building , a period of less than a
year , the council has had at least six meetings where
citizens could not be seated in the council chambers and
were forced to stand in the halls both up and down stairs .
They would suggest a council chamber of not less than 3000
square feet . They also noted that the original sizing of
10,000 square feet was obviously too small . Even during
construction , it became apparent that there was no room
available for the jail facility and it had to be eliminated
from floor space in the new building . Also , areas which are
used constantly and sorely missed were somehow overlooked in
the original planned design. These areas include conference
rooms , file rooms , storage areas , computer room, and
expandable work areas . The City of Rockwall is already
engaged in the partitioning off of waiting areas outside of
offices so that additional office space can be created .
The City of Rockwall has a brand new building that was
woefully undersized in the beginning . Because of property
values , which are some $38 ,000 per acre , an original
decision was made to use the property they had fortunately
acquired and go to two stories construction. While the
tract they have is small , there is room for an addition to
the existing facility and they are contemplating an
additional structure of two or three stories . Their problem
is that that will not increase the available parking space
and the necessity for the expansion comes so close to the
original construction that they are concerned that the
citizens will not support additional construction at this
time. Thus , they feel that the conditions are likely to
worsen significantly before general support will exist for
additional floor space construction and acquisition of land
for parking.
At this point , it should be noted that Rockwall reported on
that day that there estimated population had just reached
10,000. Our projection for the City of Wylie indicates a
population for Wylie by January 1 of 1986 of 7 ,500. Their
city staff housed in City Hall , excluding the Police
Department , had approximately six more employees than we
currently employ . They did report that the work done by
city employees to finish out the building was, in their
opinion, well done and a significant cost savings ; however ,
they have 30 people in their public works department and one
of them was apparently a cabinet maker with a great deal of
expertise.
In summary , the City of Rockwall seems to have made a
logical set of decisions based upon circumstances existing
in Rockwall at the time . First and foremost among these
effects was that property values had already reached a very
high level , making the decision to buy less land and to go
to multi-story construction a practical one for their
circumstances . Also , their larger budget and greater number
of public works employees made the finishing out of the
structure a choice that was available to them and consistent
with the maximum use of their resources . The shortcomings
in their decision making process seems to center around the
decision to underbuild in terms of floor space and parking.
It was impossible to tell from the our conversations whether
or not this undersizing was a result of poor planning or
politically motivated financial decisions . It was ; however ,
clear when we mentioned the cost of land in Wylie that they
strongly recommended that we get the land now that we need
for expansion and build a building that has expandable or
more than minimum floor space .
PROPOSAL A
Move City Hall and the Police Station to the First State
Bank of Wylie buildings .
This proposal puts forth the idea that the current city
hall , its operations and employees , both current and future ,
would occupy the main building at Ballard and Marble Streets
as a City Hall. The Police Department would occupy the
drive-in bank building immediately to the rear . Included in
this concept is the acquisition of the vacant lots due north
of the main bank building on Ballard Street as well as the
vacant lot across Marble Street from the drive-in banking
facility . These two lots would provide parking space for
the Police Department as well as City Hall .
To that end, the holding company., via Mr. Stanley Moussa
acting as a negotiating intermediary, has proposed a
lease/purchase arrangement for a fifteen ( 15) year period.
The lease/purchase is based upon a sale price of $600 ,000.00
which includes the main bank, the drive-in bank and the lots
on Ballard Street. There would be an additional price of
$20 ,000.00 for the lot across Marble Street , making the
total price of the package $620 ,000.00. The holding company
has agreed to carry this lease over the fifteen ( 15) year
period at a rate of 6-1/2 % based on the $600,000.00 figure
only , making a monthly payment of $5226. 64 , and an annual
cost of $62 , 719.68. The lot across the street is expected
to be paid for in cash during the initial year ; therefore ,
it is not part of the long term agreement . This offer has
been made to the City of Wylie in order to facilitate the
movement of operations of the First State Bank of Wylie to a
new location at Highway 78 and Kirby Street . This new
facility is to be built by Mr . Moussa ; thereby , explaining
his interest in the proposal .
At the end of the lease term, the City has the option to buy
for $1 .00 all the facilities . Because of the lease/purchase
arrangement , where the bank retains ownership , we would be
required to pay the taxes on this property during the term
of the lease . These annual tax payments are estimated to
range between $14,000 and $20 ,000 annually during the life
of the lease .
The square footage available in the motor bank is 4296 . The
square footage available in the main bank on the bottom
floor is 5304. The square footage available on the second
floor is 2212 . The total immediately available would be
11 ,812 square feet . This figure would yield a square foot
cost of $50.80. Additional square footage of 3092 may be
available by the completion of the second floor in its
entirety over the first floor . Obviously this would cost
more but should be cheaper than building the square footage
from scratch. Also the drive-thru facility could be
captured for use as a jail which would yield an additional
1320 square feet. The cost of this addition would be
significant .
The land area associated with this property is 7500 square
feet upon which the main bank building sits . Five lots of
30x125 for a total of 18 , 750 square feet . The drive-in
bank land at 11 , 250 square feet . The parking lot across
Marble street at 7 ,375 square feet . All of this square
footage combined equals a total of 44 , 875 square feet or
1 .03 acres . The lot across Marble Street will provide
parking spaces for 24 cars while the lots on Ballard should
provide an additional 60 spaces for a total of 84 parking
spaces . Future expansion of city hall to the adjacent two
lots on Ballard would reduce this total by 24 spaces for
each two lots consumed. Thus , as expansion was necessary ,
the acreage available would soon. be inadequate to provide
off-street parking. Our zoning ordinance requires a minimum
of one parking space per each 300 square feet . At the
current square footage , we would need 40 parking spaces. If
we were to capture the additional square footage of the
upstairs and the jail , we would then need 55 spaces and if a
similar structure to the existing building were ever built ,
on the two adjacent lots to the old bank building the
parking space requirements would then be a minimum of 92
spaces and yet the land would be reduced thereby affording
the opportunity of only 60 spaces on the land still owned by
the City under this original proposal .
The only possible exception to the above scenario where
expansion of floor space reduces parking is the proposal for
closing the alley between the existing bank building and the
drive-in banking awning . This possibility would allow for a
45 x 60 foot expansion or some 2700 square feet per floor
with the only loss of parking being some six spaces now
available at the rear of that building . It should be noted
that this kind of addition would likely be fairly expensive .
Conversion costs for the facility from a bank to a city hall
can only be estimated . However , assuming that furniture and
equipment is a basic constant no matter where city hall is
eventually located then the following items would likely
apply to the bank specifically :
1 . Installation of elevator $60 ,000.00
2 . Enclosure/jail facility 25 , 000.00
3 . Finish 2nd floor 50 ,000 .00
_4__ --__PaN i ng—parkin g l o-t s ______ .V;40 0.0 0
5 . General partitioning 20 , 000.00
6. Savings/drive-in booth - 3 , 000.00
In summary , at a minimum, the cost of the bank building and
the lots across Marble should be added to at least the
installation of the elevator , the enclosure of the drive-in
facility to prepare for the jail and the general
partitioning . This total figure would then be $725 , 000.00.
For comparison purposes one should then deduct the cost
savings of the drive-in booth to arrive at a final
comparison figure of $722 ,000 .00. This final figure would
provide a net square footage cost of $61 . 12 for the initial
move-in and preparation of the building for use as a city
hall without the consideration of the second floor expansion
which is an optional decision and not including the parking
lot cost which like furniture and equipment would be a
constant under any decision proposal .
POSITIVE ASPECTS OF PROPOSAL A
1 . Provides movement of City Hall to a known and
easily recognizable location .
2 . Keeps the City Hall facility in the "old" downtown
area on the main street .
3 . Provides financing at an interest rate of some 3%
less than normal rates .
4 . Facility comes with drive-thru teller cages of an
expensive type already in place .
5 . Provides easy walking access to senior citizens
living in the three or four block area of the old
downtown section. Allows them to continue their
habit of walking in their water bill payments at
the first of the month.
NEGATIVE ASPECTS OF PROPOSAL A
1 . Limited ability for expansion . Any significant
expansion requires the consumption of parking
area ; thus , expansion has a cap and a negative
return value .
2 . The building is not new and neither is its
mechanical equipment . While the building may have
been built to very high standards , it is more
likely to show the problems of age sooner than a
new building.
3. Conversion costs are high. The building is two
story and will require an elevator because it is a
public building . In addition , money will have to
be spent tearing out existing partitions as well
as building new ones .
4. Floor plan , while ideal for a banking facility ,
has drawbacks as a City Hall/Police Station. For
example, much space is . wasted by the two story
open foyer effect and the only place for a Council
Chamber is in the Police Building .
5. Comments have been made about the lack of
desirability of placing a jail facility near the
church.
6 . Proposal cannot escape the hand-me-down image.
7 . Acceptance of this proposal loses the City the
opportunity to do away with the one block of one
way street on Marble between Ballard and Jackson .
8 . Costs per square foot for floor space in this
proposal appear to be modest ; however , the
inclusion of the conversion costs and that
comparison to more modern construction methods of
tilt-wall construction actually show that the cost
per square foot figures are higher than what new
construction would be for a building designed for
municipal purposes originally .
9 . Current form of the lease-purchase agreement ,
while significantly modified from the original
proposal , still contains provisions for an
ambiguous move-in date. The contract proposes a
move-in of July 1 , 1986 but leaves provision for
that date being delayed under certain conditions .
This date even if correct does not include a
period of some two months additional for the
preparation of the City Hall portion and an even
greater time for the preparation of the
jail/police portion .
10. This contract requires the City to pay the taxes
on the land and buildings . Normal lease-
purchases , while requiring a higher interest rate ,
would not have such a requirement . The difference
between normal interest and this special rate is
not enough to off-set the cost of taxes directly
and certainly not the cost of the taxes plus the
loss of revenue.
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ANNUAL TAX PAYMENTS FOR FIRST STATE BANK LOCATION
- TAX RATE 9001000 950, 000 1 , 000, 000 1 , 200, 000
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SCHOOL 0. 785 7, 065. 00 7, 457' 50 7, 850. 00 9, 420' 00
~ CITY 0. 49 4, 410. 00 4, 655. 00 4, 900. 00 5, 880. 00
COUNTY 0. 1816 1 , 634' 40 1 , 725' 20 1 , 816' 00 2, 179. 20
COLLEGE 0. 10 900. 00 950. 00 1 , 000. 00 1 , 200' 00
14, 009' 40 14, 787. 70 15, 566. 00 18, 679. 20
- MONTHLY
PAYMENT 1 , 167. 45 1 , 232' 31 11297' 17 1 , 556. 60
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NOTE: THESE RATES ARE AT CURRENT TAX RATES WITH
VARIANCES IN ASSESED VALUES
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ANNUAL TAX PAYMENTS FOR FIRST STATE BANK LOCATION
TAX RATE 900, 000 950, 000 1 , 0001000 1 , 200100O
SCHOOL 0. 86 7, 740' 00 8, 170. 00 8, 600. 00 10, 320. 00
� CITY 0. 54 4060' 00 5030' 00 5, 400. 00 6, 480. 00
COUNTY 0. 20 1 , S00. 00 1 , 900' 00 2, 000. 00 29400. 00
COLLEGE 0. 11 990' 00 1 , 045. 00 1 , 100. 00 1 , 320. 00
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- 15, 390' 00 16, 245. 00 17, 100' 00 20, 520. 00
- MONTHLY
PAYMENT 1 , 282. 50 1 , 353. 75 1025. 00 1 , 710. 00
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NOTE: THESE PAYMENTS ARE AT INCR~ SED TAX RATES OF 10%
_ ABOVE CURRENT VALUES
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PROPOSAL B
Movement of City Hall and the Police Station to a triangular
tract on SH 78 , 4th St . and Oak St . associated with Mr .
Truett Smith.
This proposal conceives of acquiring the proposed land and
closing the existing extension of 3rd Street between Oak
Street and Highway 78 ; thus , recapturing that square footage
and acquiring a small triangular tract which is now occupied
by Frontier Realty Co . and incorporating that tract into the
available land . Suggestions have been made that it might be
possible to additionally close 4th Street and/or Oak Street .
These two possibilities seem remote . The closure of 4th
Street would deny access to lots which front on 4th Street
on the East side of that street ; therefore , an action of the
City would deny these property owners access to their
property via a thoroughfare. The closure of Oak Street
would have the City in the position of closing a street
which is becoming a collector street of some prominence .
Oak Street , in our planning , will some day connect Kreymer
Lane through to Nortex Nursery . It is likely therefore ,
that the City ' s closure of that ` street would be viewed as
counter—productive to our own planning strategies .
Because of the above , the net square footage for the entire
acreage would be 78 , 750 square feet or 1 .81 acres . Since
this portion of State Highway 78 is the area where the
highway right—of—way is narrow, it is likely that the
additional dedication of approximately 30 feet of ROW
frontage will be required ; however , that 30 foot additional
ROW has already been subtracted from the above figure .
This property lends itself to the design of a triangular
building to be placed on the property . Triangular buildings
have some inherent use problems because of the acute angles
created on at least two points of the triangle which tend to
create dead space in the building design; however , for
purposes of comparison , this consideration has been ignored
and therefore , it has been scaled out that the possibility
exists to build on that property a one story building with a
maximum floor space of 30,800 square feet . The building of
such a structure would still leave room for parking of
approximately 164 spaces . Our zoning ordinance would
require that this structure be provided with a minimum of
103 spaces ; thus , such a design would exceed the minimum
requirement . This initial plan does not make provision for
a drive—thru window or for private police department
entryway . These two considerations would likely reduce the
square footage of building space by approximately 200 square
feet and the elimination of 10 parking spaces .
No actual financing figures exist on this piece of property
as of this date . The concept , at this point , envisions the
purchase of the property and the construction of the
building being arranged via a lease/purchase agreement to be
handled by Mr . Truett Smith and his partner on this tract of
land . Because of the financial position of the parties
involved , it is assumed that some consideration may be made
for tax advantages to the two principals involved . The net
effect of this action , if developed along these lines , would
be to reduce the cost to the City .
For comparison purposes , it is necessary to make some
assumptions about the property so that its relative strength
as a proposal may be compared to other alternatives .
Therefore , let us assume a square foot land value of $2 .00
per square foot because of this property ' s value due to road
frontage along SH 78. In addition , we may safely assume a
construction cost of $45 .00 per square foot for finished
tilt wall construction in this size range . Thus , the gross
figure to begin with for the land would be $157 , 500 .00 if we
may assume non—payment for the land to be dedicated for
state ROW. The building cost under this assumption would be
$1 , 386,000.00, for a combined total of $1 , 543 , 500.00. If we
then consider a 25% reduction factor for shrinking the size
of the building , over estimates orcost or donations and tax
considerations by the principals , the working figure for the
building is then reduced to $1 , 157 , 625 .00. This figure
would yield a net per square foot cost for building and
property of $37 .59 .
ADDENDUM TO PROPOSAL:
On Friday , April 12 the Mayor and City Manager met with Mr .
Smith and his associate to discuss the possibilities of this
proposal . It was learned , at that time , that the principal
partner had no interest in a lease—purchase or time—pay
arrangement but was willing to lease on a long—term basis
the ground and a building constructed on that ground . It
was implied that the City could design such a building to
suit its own needs. The principals would then lease the
land and building to the City for a period of 20 years on a
lease arrangement which captured only a minimum equity .
They would then agree to sell the building and land to the
City after a period of 15 or 20 years at its then current
market value . The apparant effect of such an agreement is
that the City might easily pay for the facility at least
twice or more ; thus , this proposal , given these new
parameters seems to have little to recommend it for
consideration by the City . The proposal made is not
uncommon in the private sector and would be of benefit to
the City if the City had no funds available or had limited
capacity for financing . Since this is not the case , there
seems to be little reason to pursue this proposal .
POSITIVE ASPECTS OF PROPOSAL B
1 . City does not incur any indebtedness. The method
presented is simply a long-term lease ; thus , the
owner builds to suit and the City need not
obligate itself to a debt .
2 . Property offers highest visibility of all
proposals .
3 . Because the City does not invest its capital there
is more incentive for the City to ask the owner to
build the total 3000 plus square feet ; thus , on
move-in day all of the square footage is
available .
NEGATIVE ASPECTS OF PROPOSAL B
1 . This proposal establishes no equity position. The
City would pay for the term of the lease, (20
years) and then approach the owner to establish a
selling price to purchase the land and building.
The likely result of this proposal is that during
the term of the lease the City would pay for the
land , the building and interest and also at the
end of the lease would once again pay for the land
and the building.
2. Because of location , the City Hall/Police Station
activity might well add to the traffic congestion
already beginning to show on SH 78.
3. While the initial building appear now to be large ,
the size and configuration of the land would not
allow for any addition unless it was to a multi—
story and therefore , more expensive method .
4. It is always difficult to plan for maximum
utilization of available square footage on a
triangular shaped building .
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PROPOSAL C
Building new a tilt-wall building for City Hall on acreage
purchased by the City .
This proposal puts forward the idea that land is as cheap as
it is ever going to be now. Thus , the City should be
encouraged to purchase a tract of land from available funds
in a size adequate for both current and future needs without
the necessity of purchasing additional property in the
future . This plan envisions the acquiring of somewhere
between four to seven acres for such a site . This amount of
ground would allow for the building of a City Hall , Police
Station Complex and still leave plenty of room for parking .
In addition , having this amount of land would probably leave
an adequate amount of land should it ever be necessary to
separate the two functions of police and city hall into two
completely separate buildings . The discussed approach would
be to advertise for parcels of land in approximately this
size range and to receive bids from various property owners
on what price they would sell such land for . There are, at
the current time, several parcels of approximately this size
in and around the main city area. It is believed that the
property owners of these parcels could be invited to bid and
would welcome the opportunity . The city ' s needs are such
that the land could be completely unimproved and need not
have high traffic access or frontage . In addition, the city
could use land whose configuration might make it less
desireable for other forms of housing or development . It is
anticipated that such land could be easily bought for
approximately $20,000 per acre . It is also quite possible
that certain tracts would be cheaper than this or might be
bid at less than this figure so that the owner of the
remainder of the property would have his tract enhanced by
the location of City Hall . With all these considerations ,
the working figure for the land portion of this proposal is
$100, 000 .00. This amount is currently in the budget and
thus , would not need to be a portion of the financing . The
expenditure of this money now would end the city ' s needs for
a decades',
On the construction side , one proposal that has been put
forward and seems to have much merit is the building on this
tract of land of a single story large tilt-wall building.
The single-story avoids the need for an elevator for public
buildings and the tilt-wall construction has benefits of
being both quick and ideally suited for the provision of a
jail . This concept envisions a square building of some 200
foot sides with an interior plaza and a common interior
hallway . This design gives up the least amount of floor
space for hallways and because of the standard size cross
section spans of 50 feet maximizes the smallest per square
foot cost . This plan divides City Hall into four quadrants
of 5600 square feet each . The plan envisions that two of
these sections would be completed in the original contract .
This cost would figure , for both sections , $448 ,000 .00 at
the known cost per square foot of $40 . 00. In addition , the
remainder of the building could be finished at approximately
3600 square feet for hallway area at $15 .00 per square foot
for $54 ,000.00 . The remainder of the building would then
only be finished to a shell level . That remaining square
footage of some 15 , 200 square feet could be finished at the
much advertised shell cost of $8.00 per square foot for a
total of $121 ,600.00. These figures total $623 , 600.00.
This price would provide the City with 14 ,800 square feet of
finished area and 15 , 200 square feet of shell area which
could be easily utilized for a minimum cost when the need
arose .
It would be necessary for the City to bid the construction
of such a building out to various tilt-wall contractors .
This action would be necessary in order to assure ourselves
of compliance with legal requirements . The financing of the
building could then be handled by a lease-purchase
arrangement . It should be noted that the above figures
represent samples of known figures for smaller buildings and
advertised prices. A bid for such a building should be
expected to run somewhat less .
Given the above facts , and a lease-purchase percentage rate
of 9-1/2 % on $623 , 600.00 for fifteen years , the monthly
lease payment would be $6 , 511 . 79 per month or $78 , 141 . 42
annually. Shopping the finance market for the best rate and
terms might alter this figure some before the final
descision is made . However , this figure seems to be a
reasonable planning estimate .
This proposal would allow the City of Wylie to be the
captain of its own destiny . The City could pick from those
lands offered for sale , the site which it felt was most
appropriate and then could award a contract for construction
to build a building from the ground up that would suit its
needs . One must remember that the inclusion in the
construction of a Council Chamber and a jail facility make
the city ' s requirements rather unique . This proposal would
also likely have the earliest move-in date .
POSITIVE ASPECTS OF PROPOSAL C
1 . We can design the facility to our special needs
originally thereby eliminating conversion costs.
2 . Special facilities such as jail cells can actually
be done better and easier with tilt—wall
construction because it will provide the cell with
a three sided solid concrete wall .
3 . This proposal appears to be quickest in terms of
occupancy and full use .
4 . Provides for a large amount of square footage
which can be easily added to at modest cost . For
example , if the building floor , walls and roof are
already in place , and a department needed
additional square footage, it need only budget for
the cost of erecting interior walls , electrical
extensions and ceiling tiles . These cost figures
could easily be budgeted in a departments annual
budget without the necessity of supplemental
financing or long—term payout .
5 . Creates without question a new image for City
Hall .
6 . Provides the opportunity for a descision with
little opportunity for embarrassment to this
Council or future Councils . For example , the
original construction would provide for a large
square footage but with only half of it finished .
Therefore , the original decision is not likely to
prove embarrassing in the short term should the
necessary building size have been underestimated .
In the long term, the amount of land prescribed
would provide the ability to duplicate the
building separating police and city hall and still
have adequate parking , thereby once again adding
merit to the original decision . If , under the
worst possible scenario , the land proves , in 20
years , to be much more than the City will ever
need , it could easily sell off the excess acreage
for a price that would likely be three or four
times the original purchase cost .
7 . This plan does not make the City part of the
downtown traffic and parking problem and may , by
not providing an alternative , cause the bank to
remain in its existing location and simply remodel
those facilities .
8. The land that may be offered could prove to
eventually be more centrally located than the
downtown area .
NEGATIVE ASPECTS TO PROPOSAL C
1 . This proposal is not as likely as Proposal A to be
popular with the senior citizens living near the
downtown area who enjoy walking at the first of
the month to the post office , bank and City Hall
and the convenience that they now have by all
three being located near each other .
2 . May require selling so that the general public is
aware that this proposal , while it may look
grandiose is actually cheaper and addresses the
long term needs better .
3 . Site selection might prove controversial . The
selection process should be one of selecting the
lowest bid for the most land with some
consideration for shape and topographical
characteristics . Probably , the least said about
the site ' s relative location to the center of the
City the better , as the center of the City is a
constantly changing and difficult to define
location. Some protection is afforded from this
negative by the bid process whereby the Council
can say that it could only deal with the sites
that were submitted to it as being available .
4 Cal MISIOrgner (t;P: 1:, bli I` 41
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PROPOSAL D
Movement of City Hall to Kirby Park Site and building of new
building .
This proposal puts forward the concept that the City of
Wylie would occupy land it presently owns known as the Kirby
Park site. The square footage available at this site , which
is currently under City ownership , is 31 , 350 square feet .
On this site , it was proposed that a City Hall only building
be built of 12 , 600 square feet. The original proposal had
the City acting as general contractor and building the
building for approximately $25 .00 per square foot for a
total of $315 ,000. Subsequent discussion has tended to
conclude that pressures existing from rapid growth and
development within the community would make this type of
direct supervision by city employees more costly than cost
saving . Thus , recent discussion has centered around
building the building by more conventional contracting
methods such as tilt-wall giving a building cost of
$567 ,000. This figure is calculated at $45 .00 per square
foot because of the increased detail and level of finish in
the proposed construction.
It is significant to note that this proposal never included
any plans to incorporate Police Department or jail
facilities .
The above represents the initial phase of the Kirby Park
proposal . In future years , as the need arose and funds
became available, this proposal set forth the idea that the
remaining lots in the block occupied by Kirby Park would be
slowly but surely acquired by the City and used for future
expansion. The cost of acquiring these properties was
$241 , 102 based upon todays assessed value of the properties .
Actual acquisition costs could vary tremendously from this
projection. However , even at this rate of purchase price ,
the square foot cost is $1 . 88 or $81 , 893 per acre . The
total square footage available for future expansion, if all
properties were acquired in the Kirby block, would be 81 , 250
square feet from property . This figure could then be added
to the current Kirby Park area of 31 , 350 and 15, 650 which
would be available from the closing and the re-acquisition
of alley and street right-of-way . The net effect of this ,
after all acquisitions , would be the availability of 128, 250
square feet or 2 .94 acres .
This proposal envisioned a future police station being built
at the far end of the block at some future date .
A side study to this proposal was one which concerned the
conversion of currently owned Ballard Street property
occupied by the city ' s police/fire station and elevated
water tank. This proposal was reviewed and shown to be
significantly more expensive while also producing less net
buildable property . It was therefore rejected from any
future discussion.
POSITIVE ASPECTS OF PROPOSAL D
1 . No initial land cost .
2 . Allows building to begin quickly because of land
availability and no physical structures to remove .
3 . Provides a easily recognizable location with
frontage on a major collector street just off the
highway .
4 . Should provide as a secondary effect rejuvenation
to an area in which the streets and housing have
fallen into a bad state of repair .
5 . Although property is located south of Highway 78
the located is generally considered to be central
enough to qualify as being a part of the central
city .
NEGATIVE ASPECTS OF PROPOSAL D
1 . Acceptance of this proposal necessitates the
removal of Kirby Park while some public picnic
area might be retained most of the park would have
to disappear .
2 . There is some question as to whether or not the
City ' s decision to move City Hall to this location
would be appreciated by the neighbors. Our
appearance there would certainly change the
characteristics of the neighborhood and increase
traffic both during the day evening .
3 . Additional land acquisition costs are high and
questionable . In the final analysis , the City
might be forced to consider the use of its
condemnation power should the need for additional
space come more rapidly than property becomes
available. If this possibility should occur it
almost always increases the price , makes the
purchase more complicated and creates ill will
among the citizenry .
4. This proposal , unlike the others , has no provision
for a police/jail facility during the initial
phase .
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SITE COMPARISONS FOR CITY HALL LOCATION
_ SQI IAQF SQUARE COST .0 r, ,
T' FEET FEET OF• r R 0 t r Y • �I+ _
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4 CURRENTLY OWNED CITY PROPERTY 22,405 31,350 ' " . ''
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' ALLEY RIGHTS OF WAYS 6,510 5,600
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? 1? NET PROPERTY AVAILABLE 23.315 • 47,000 0 0 /^
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"0 COST OF AQUISITIONS - - tjkr$ fi,860 '-.�a102 M(
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iz PARKING SPACE REQUIREMENTS # at
Jas AT BALLARD FOR 82 SPACES 28r800 1'2E0 , }';s�". �2
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I« AT KIRRY FAR 1pS RPACFS �� x�. 7 �;r,a s' I.
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OVERALL COMPARISON
PROPOSAL PROPOSAL PROPOSAL PROPOSAL
A B C D
BANK HWY 78 SCRATCH KIRBY PARK
^
INITIAL EXPENSES
==========================
^ LAND COST 20, 000 0 100, 000 0
BUILDING COST 6009000 0 623, 600 567, 000
________________________________________________
620, 000 0 723, 600 567, 000
~
ENCLOSE CANOPY FOR JAIL 25, 000 0 0 0
REMODEL/PARTITIONING 20, 000 0 0 0
~ DRIVE IN BOOTH SAVINGS -3, 000 0 0 0
________________________________________________
662, 000 0 723, 600 567, 000
~ LAND AREA 44, 875 ~ 78, 750 31 , 350
BLDG. SO FOOTAGE 111812 30, 800 4 12, 600
�
MONTHLY PAYMENTS 5, 227 16, 798 61512 5, 921
TAX ESCROW 19200 0 0 0
_____________________________________
6, 427 16, 798 6, 512 51921
_ INITIAL COST PER SO FT OF
FLOOR SPACE/MONTHLY 0. 54 0. 55 0. 47
_
~
�
�
�
~
_
^
OVERALL COMPARISON
PROPOSAL PROPOSAL PROPOSAL PROPOSAL
A B C D
BANK HWY 78 SCRATCH KIRBY PARK
**************************************************************************
15 YR/EXPENSES
LAND COST 201000 315, 000 100, 000 289, 322
- INT. BLD. COST 600, 000 0 623, 600 567000
ENCLOSE CANOPY FOR JAIL 25, 000 0 0 0
REMODEL/PARTITIONING 20, 000 0 0 0
DRIVE IN BOOTH/SAVINGS -3, 000 0 0 0
- ELEVATOR 60, 000 0 0 0
FINISH SECOND FLOOR 50, 000 0 0 0
TWO STORY ADDITION/REAR 259, 200 0 0 0
- DUPLICATE BANK BLDG. 720, 000 0 0 0
PURCHASE PRICE @ 20 YRS. 0 41158, 000 0 0
FINISH OUT OTHER TWO QUD. 0 0 280, 000 0
~ ULTIMATE EXP. KIRBY 0 0 0 1 , 296, 000
_______________________ _______ -------
TOTAL 1 , 751 , 200 4, 473, 000 1 , 003, 600 2, 152, 322
�
15 YR /ULTIMATE SQ FT
-
vo
BEGINNING SO FOOTAGE 111812 30, 800 i14, 800' 12, 600
� ENCLOSE CANOPY FOR JAIL 1 , 32% 0
FINISH SECOND FLOOR 3, 092 0 0 0
TWO STORY ADDITION/REAR 5, 400 0 0 0
~ DUPLICATE BANK BLDG. 12, 000 0 0 0
FINISH OUT OTHER TWO QUD. 0 0 11 , 200 0
ULTIMATE EXP. KIRBY 0 0 0 21 , 600
___________________________ ___________
- 34 200
33, 624 30, 800 ,
ULTIMATE COST PER SO FT 52. 08 145. 23 62. 93
~
PARKING SPACES AT ULTIMATE 60 164 140 105
�
NET LAND AVAILABLE AFTER
ULTIMATE EXPANSION 0 0 130, 680 0
�
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_